101 Manning St · Newark, OH 43055

$135,000

3 bd · 2.0 ba · 1,138 sqft · SingleFamily public records · 2 Days on market

Built 1900 4,356 sqft lot Est $182k · 26% under

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.1/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in Newark, this 3-bedroom, 2-bath home offers a great opportunity for an investor or owner occupant looking to build equity over time. With a 2-car garage, that comes complete with a full workshop above and a functional layout, the home has solid potential for someone ready to add their own updates and personal touch. Whether you're looking for your next renovation project, rental investment, or a place to make your own while building value, this property offers flexibility and opportunity at an approachable price point. Conveniently located near shopping, dining, and everyday amenities with easy access to major routes.

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 1900

Property features AI

Finance

• HOA & community: Sidewalk (association amenity)

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels; Built in 1900; No common walls
• Construction: Block foundation
• Exterior features: Sidewalk

Interior

• Bedrooms: One main-level bedroom
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Insulated windows; Basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Cap rate 8.2% vs local median 3.2% in Newark — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#493 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: employment D+, amenities F, commute F.
• Newark City (suburban): math 48% / reading 56% proficiency, ranked #431 of 656 in OH (top 66%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.6%/yr); 204 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 159 units permitted in Licking County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.99%
• DSCR: 1.31
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $182,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
571 Prior Ave	0.31mi	2/1.0 (-1)	1,152 (+1%)	3mo	$150,000	$130	72
122 W Shields St	0.47mi	3/1.0	1,148 (+1%)	1mo	$189,900	$165	72
109 Bolton Ave	0.34mi	2/1.5 (-1)	1,050 (-8%)	2mo	$247,000	$235	63
655 Evans St	0.52mi	2/1.0 (-1)	1,112 (-2%)	1mo	$145,000	$130	62
214 W Shields St	0.65mi	3/1.5	1,096 (-4%)	0mo	$165,000	$151	61
273 Buckingham St	0.63mi	3/1.0	1,104 (-3%)	1mo	$165,000	$149	61
69 Wallace St	0.47mi	3/1.0	1,219 (+7%)	2mo	$82,500	$68	60
148 Hoover St	0.69mi	3/1.0	1,186 (+4%)	2mo	$91,180	$77	55
681 Maple Ave	0.48mi	3/1.0	1,008 (-11%)	1mo	$211,000	$209	54
32 Cottage St	0.56mi	3/1.0	1,242 (+9%)	4mo	$199,000	$160	52
667 Maple Ave	0.46mi	2/1.5 (-1)	1,304 (+15%)	2mo	$225,000	$173	45
167 Fielde Dr	0.73mi	3/1.0	976 (-14%)	1mo	$194,900	$200	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.63% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.74×
• Total profit: $-9,741
• Equity at exit: $20,129

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $2,052
• Equity at exit: $11,672

Cash invested: $37,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Ohio: 73 Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day notice; Cleveland / Columbus have some habitability code enforcement; otherwise landlord-leaning.

Methodology + full state rankings →

ZIP-level market 43055

• Rents YoY: 1.6%
• Active inventory: 204
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,365 high
• Mortgage (P&I): −$708
• Tax from tax record: −$94 /mo · $1,133/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $220

Break-even live

Break-even rent $1,087

Max offer price $135,000

Occupancy floor 79%

Sensitivity live

Price	-10% $296	-5% $258	+0% $220	+5% $182	+10% $144
Rent	-10% $112	-5% $166	+0% $220	+5% $274	+10% $328
Rate	-1.0pp $288	-0.5pp $254	base $220	+0.5pp $185	+1.0pp $150

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39 Charles St Newark, OH	3.0	1.5	1450	$1,649	$1.14	24d	1	0.39mi
681 Maple Ave Newark, OH	3.0	1.0	1100	$1,599	$1.45	2d	1	0.49mi
150 N 1st St Newark, OH	3.0	1.0	1467	$1,300	$0.89	18d	1	0.77mi
63 N 4th St Unit 302 Newark, OH	3.0	1.0	1300	$1,350	$1.04	5d	1	0.88mi
63 N 4th St Newark, OH	3.0	1.0	1300	$1,350	$1.04	3d	1	0.88mi
71 W Locust St Newark, OH	2.0	1.0	1371	$1,225	$0.89	24d	1	0.88mi
270 Everett Ave Newark, OH	3.0	1.0	864	$1,425	$1.65	2d	1	0.97mi
27 N Buena Vista St Newark, OH	3.0	2.0	1500	$1,300	$0.87	12d	1	0.97mi
202 N 11th St Newark, OH	2.0	1.0	1011	$1,195	$1.18	15d	1	0.99mi
73 N 9th St Unit 73 Newark, OH	2.0	1.0	1250	$950	$0.76	24d	1	1.12mi
388 Indiana St Newark, OH	2.0	1.0	1200	$1,100	$0.92	2d	1	1.14mi
448 Moull St Newark, OH	2.0	1.0	768	$1,350	$1.76	24d	1	1.14mi
8 N 8th St Unit 2 Newark, OH	3.0	1.0	1400	$1,400	$1.00	24d	1	1.17mi
33 Jefferson St Newark, OH	2.0	1.0	1200	$1,300	$1.08	12d	1	1.24mi
483-503 Catalina Dr Newark, OH	2.0	1.0	800	$1,050	$1.31	8d	1	1.26mi
494 Allston Ave Newark, OH	2.0	1.0	724	$1,150	$1.59	44d	1	1.30mi
301 Executive Dr N Newark, OH	2.0–3.0	1.0–1.5	807	$1,299	$1.61	2d	7	1.32mi
881 N 21st St Newark, OH	2.0	1.0	822	$900	$1.09	24d	1	1.35mi
51 Mill St Newark, OH	2.0	1.0	1024	$1,200	$1.17	2d	1	1.42mi
86 Wilwood Ave Newark, OH	3.0	1.0	1205	$1,595	$1.32	2d	1	1.49mi

Listing history 1 events

1. 2026-05-22
   listed $135,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $1,133 · $94/mo
• Projected year-2 tax: $1,619 · $135/mo
• Expected delta: +$487/yr (+$41/mo · 43.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,385
• − Mortgage interest: −$7,562
• − Property taxes: −$1,133
• − Insurance: −$675
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$3,927
• Taxable income: $466
• Est. tax owed @ 24.0%: −$112
• After-tax cash flow: $2,529/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Newark City
• NCES district ID: 3904445
• Math proficiency: 48% ▼ -12.00%
• Reading proficiency: 56% ▼ -3.00%
• Median HH income: $38,662
• Composite: 43.33/100
• National rank: #3034
• State rank: #431 of 656 in OH

Livability — Newark

• Score: 69/100
• State rank: #493
• US rank: #8263

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment D+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newark, OH
• County: Licking County · 109,194 people
• City population: 63,281
• Metro: Columbus, OH
• Population (ZIP): 63,281
• Household income: $63,974
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 2269.0

Population outlook (Licking County) Hauer SSP2

• Today (2025): 178,210 people
• By 2030: 180,917 · +1.5%
• By 2040: 183,885 · +3.2%
• By 2050: 182,985 · +2.7%
• By 2075: 178,377 · +0.1%
• By 2100: 161,075 · -9.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Licking

• 2024 margin: Solid R (+30.0) · D 34.5% · R 64.6%
• 2008→2024 swing: -14.2pp toward R · 2008: -15.8pp · 2024: -30.0pp
• All cycles: 2024: R+30.0 2020: R+28.1 2016: R+28.9 2012: R+14.7 2008: R+15.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -253.54%
• Current HPI: 247.9425
• Rent YoY: ▲ 1.63%
• Metro: Columbus, OH
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

Industry mix (Fortune 500 HQ in OH)

Industry	F500 HQs	Revenue
▸Insurance	3	$145B
▸Industrial Machinery	3	$49B
▸Financial Services	3	$24B
▸Consumer Goods	2	$93B
▸Aerospace / Defense	2	$47B
▸Utilities	2	$33B

Price history

1 event — show timeline

• 2026-05-22 Listed $135,000 CBRMLS

Property tax history

+8.3%/yr

Latest (2025): $1,133 · +1.6% YoY. Source: county tax records.