1330 Hanover Rd Unit A205 · Delaware, OH 43015

$89,900

3 bd · 2.0 ba · 1,140 sqft · Manufactured · 90 Days on market

Built 2026 Good condition

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming and efficient manufactured home in the welcoming Crystal Lake Community - Lot 205. This 3-bedroom, 2-bath single-wide offers approximately 1,140 square feet of comfortable, easy-to-manage living space that fits a variety of lifestyles. The interior layout is designed to make everyday living simple and enjoyable. The main living area creates a cozy setting for relaxing evenings, weekend gatherings, or quiet downtime. Its open connection to the kitchen keeps the home feeling bright and connected. With three bedrooms, you have flexibility for family, guests, or even a dedicated workspace. The primary bedroom includes its own private bathroom, adding convenience and a touch of privacy, while the second bathroom supports the rest of the household with ease. Located in the peaceful Crystal Lake Community, this manufactured home offers the perfect blend of affordability, functionality, and comfort. Whether you're looking for a first home, downsizing, or seeking a smart housing option, Lot 205 is a place where practical living meets a welcoming neighborhood feel.

Key facts

• Private bathroom
• Built 2026
• Listed 90 days

Tags

• PRIVATE BATHROOM
• OPEN CONNECTION TO KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $821 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.3% vs local median 2.6% in Delaware — 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 80/100 on livability (#116 in OH, #1,717 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, crime A; Watch: amenities C-, commute F.
• Delaware City (suburban): math 47% / reading 63% proficiency, ranked #355 of 656 in OH (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: James Conger Elementary School (math 47% / reading 62%, grade C, #788 of 1,584 statewide, top 52%, 432 students, 37% FRL); John C Dempsey Middle School (math 50% / reading 61%, grade B-, #321 of 654 statewide, top 51%, 1,247 students, 30% FRL); Rutherford B Hayes High School (math 36% / reading 67%, grade D+, #371 of 781 statewide, top 48%, 1,700 students, 25% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: Rents rising (+1.4%/yr); 502 active listings in the ZIP; solid renter incomes; 2,233 units permitted in Delaware County in 2024 (304 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Delaware County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.4% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
5. 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.
6. 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.
7. 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: 2.03% ✓
• Cap rate: 17.26%
• Cash-on-cash: 39.15%
• DSCR: 2.74
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.42% rent growth · sell at horizon

5-year hold

• IRR: 33.6%
• Equity multiple: 2.39×
• Total profit: $34,908
• Equity at exit: $13,404

10-year hold

• IRR: 39.7%
• Equity multiple: 4.44×
• Total profit: $86,502
• Equity at exit: $7,773

Cash invested: $25,172 (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 43015

• Rents YoY: 1.4%
• Active inventory: 502
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,826 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $821

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 50%

Sensitivity live

Price	-10% $883	-5% $852	+0% $821	+5% $790	+10% $759
Rent	-10% $677	-5% $749	+0% $821	+5% $893	+10% $966
Rate	-1.0pp $867	-0.5pp $844	base $821	+0.5pp $798	+1.0pp $774

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $89,900 Active 90 DOM
2. 2026-06-18
   days on market $89,900 Active 87 DOM
3. 2026-06-17
   days on market $89,900 Active 86 DOM
4. 2026-06-16
   days on market $89,900 Active 85 DOM
5. 2026-06-15
   days on market $89,900 Active 84 DOM
6. 2026-06-13
   days on market $89,900 Active 82 DOM
7. 2026-06-09
   days on market $89,900 Active 78 DOM
8. 2026-06-08
   days on market $89,900 Active 77 DOM
9. 2026-06-07
   days on market $89,900 Active 76 DOM
10. 2026-06-03
    days on market $89,900 Active 72 DOM
11. 2026-06-02
    days on market $89,900 Active 71 DOM
12. 2026-06-01
    days on market $89,900 Active 70 DOM
13. 2026-05-31
    days on market $89,900 Active 69 DOM
14. 2026-03-23
    listed $89,900 Active 1096-char remark

    Show marketing remark (1096 chars)

    Welcome to this charming and efficient manufactured home in the welcoming Crystal Lake Community - Lot 205. This 3-bedroom, 2-bath single-wide offers approximately 1,140 square feet of comfortable, easy-to-manage living space that fits a variety of lifestyles. The interior layout is designed to make everyday living simple and enjoyable. The main living area creates a cozy setting for relaxing evenings, weekend gatherings, or quiet downtime. Its open connection to the kitchen keeps the home feeling bright and connected. With three bedrooms, you have flexibility for family, guests, or even a dedicated workspace. The primary bedroom includes its own private bathroom, adding convenience and a touch of privacy, while the second bathroom supports the rest of the household with ease. Located in the peaceful Crystal Lake Community, this manufactured home offers the perfect blend of affordability, functionality, and comfort. Whether you're looking for a first home, downsizing, or seeking a smart housing option, Lot 205 is a place where practical living meets a welcoming neighborhood feel.

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

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 ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $21,912
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,753
• − Management: −$1,753
• − Depreciation: −$2,615
• Taxable income: $8,957
• Est. tax owed @ 24.0%: −$2,150
• After-tax cash flow: $7,705/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This manufactured home in the Crystal Lake Community is in good condition with a modern kitchen and well-maintained exterior. It offers a good investment opportunity with minor updates that can further enhance its value.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Delaware City
• NCES district ID: 3904387
• Math proficiency: 47% ▼ -24.00%
• Reading proficiency: 63% ▼ -7.00%
• Median HH income: $55,434
• Composite: 47.39/100
• National rank: #2288
• State rank: #355 of 656 in OH

Livability — Delaware

• Score: 80/100
• State rank: #116
• US rank: #1717

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Delaware County · 203,207 people
• City population: 61,401
• Metro: Columbus, OH
• Population (ZIP): 61,401
• Household income: $105,322
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 965.0

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 230,854 people
• By 2030: 249,294 · +8.0%
• By 2040: 284,223 · +23.1%
• By 2050: 315,314 · +36.6%
• By 2075: 379,462 · +64.4%
• By 2100: 403,158 · +74.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 7% Hispanic / Latino 5% Asian 5% Black 4%
• Common ancestry: Italian 3% Slovak 3% Romanian 2%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 93% English-only · Spanish 2% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Delaware

• 2024 margin: Lean R (+6.6) · D 46.2% · R 52.8%
• 2008→2024 swing: +13.0pp toward D · 2008: -19.6pp · 2024: -6.6pp
• All cycles: 2024: R+6.6 2020: R+6.8 2016: R+16.1 2012: R+23.7 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -398.47%
• Current HPI: 233.0634
• Rent YoY: ▲ 1.42%
• 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

• 2026-03-23 Listed $89,900 Zillow