99 Hampton Ln · Reynoldsburg, OH 43068

$39,909

2 bd · 1.0 ba · 768 sqft · SingleFamily · 39 Days on market

Built 1971 Good condition 4,356 sqft lot $52/sqft · 25% below area Est $53k · 25% under $645/mo HOA · 42% of rent

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located at 99 Hampton Ln in Reynoldsburg, Ohio, this 2-bedroom, 1-bathroom mobile home offers an affordable living option in a quiet neighborhood. The home features a simple, functional layout with a living room that opens to the dining area, creating a cozy space. The kitchen offers basic appliances and enough counter space for your everyday needs. Both bedrooms are smaller in size, providing just enough room for basic furniture. The bathroom is conveniently located between the two rooms. The home sits on a quiet lot with space for a small outdoor area or garden. This home is part of the Reynoldsburg City School District and is close to local shopping, dining, and major highways. I-70 is just a short drive away for a quick commute. The community is well-maintained, pet-friendly, and offers off-street parking. Monthly lot rent is $645, making this an affordable option for those seeking budget-friendly living in Reynoldsburg. Note: The owner of this home is a licensed real estate agent in the state of Ohio.

Key facts

• New furnace
• New flooring
• Modern finishes

Tags

• MODERN FINISHES
• NEW FLOORING
• UPDATED LIGHTING
• NEW FURNACE
• FULLY REMODELED BATHROOM
• UPDATED COUNTERTOPS

Property features AI

Finance

• Other: Property listed as standard special listing conditions; Located in Truro township
• Financial info:
• HOA & community: Homeowners association with a monthly fee of $645 (association phone available)

Exterior

• Parking: On-street parking
• Security:
• Utilities: Public water; Public sewer
• Home design: One-story; Other residential without deeded land; No common walls; Built in 1971
• Construction: Other foundation
• Exterior features: Deck; Shed(s) and outbuilding

Interior

• Kitchen:
• Bedrooms: 2 main-level bedrooms
• Flooring: Wood flooring; Carpet flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Central air
• Interior features: Central air conditioning; Oil heating; Wood and carpet flooring; Approximately 768 living area (per listing)
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.4% vs local median 4.4% in Reynoldsburg — 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 (#124 in OH, #1,816 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, amenities F.
• Reynoldsburg City (suburban): math 32% / reading 50% proficiency, ranked #519 of 656 in OH (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 178 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Franklin County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $11k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $15k; list at $40k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.

Recommended offer $38,711 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 3.88% ✓
• Cap rate: 15.39%
• Cash-on-cash: 32.48%
• DSCR: 2.45
• GRM: 2.1

CMA / ARV

• ARV (median comp): $52,999
• List price: $39,909
• Delta: -24.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
99 Hampton Ln	0.00mi	2/1.0	768 (0%)	8mo	$15,000	$20	94
193 French Run Ln	0.11mi	2/1.5	720 (-6%)	20mo	$13,000	$18	66
151 Cambridge Ct	0.26mi	2/1.0	672 (-12%)	10mo	$30,000	$45	58

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 · 2.02% rent growth · sell at horizon

5-year hold

• IRR: 25.8%
• Equity multiple: 2.05×
• Total profit: $11,703
• Equity at exit: $5,951

10-year hold

• IRR: 32.6%
• Equity multiple: 3.74×
• Total profit: $30,617
• Equity at exit: $3,451

Cash invested: $11,175 (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 43068

• Rents YoY: 2.0%
• Active inventory: 178
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,548 high
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $599/yr
• Insurance: −$17
• HOA: −$645
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $302

Break-even live

Break-even rent $1,166

Max offer price $39,909

Occupancy floor 75%

Sensitivity live

Price	-10% $330	-5% $316	+0% $302	+5% $289	+10% $275
Rent	-10% $180	-5% $241	+0% $302	+5% $364	+10% $425
Rate	-1.0pp $323	-0.5pp $313	base $302	+0.5pp $292	+1.0pp $282

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: $9,977
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7670 N Oakbrook Dr Reynoldsburg, OH	1.0–3.0	1.0–2.5	923	$1,460	$1.58	3d	6	0.44mi
8237 Goldsmith Dr Reynoldsburg, OH	2.0	1.5	1040	$1,475	$1.42	44d	1	0.56mi
7378 E Main St Reynoldsburg, OH	3.0	1.5	1062	$1,595	$1.50	13d	1	0.79mi
1802 Kelly's Path Reynoldsburg, OH	2.0	2.0	1140	$1,910	$1.67	2d	5	1.15mi
1366 Briarcliff Rd Reynoldsburg, OH	1.0–2.0	1.0	667	$1,185	$1.78	2d	11	1.31mi
2067 Creekview Ct Reynoldsburg, OH	1.0–2.0	1.0–1.5	975	$1,419	$1.46	2d	18	1.32mi

HOA detail

• Monthly dues: $645 · $7,740/yr

Listing history 32 events

1. 2026-06-18
   days on market $39,909 Active 39 DOM
2. 2026-06-17
   days on market $39,909 Active 38 DOM
3. 2026-06-16
   days on market $39,909 Active 37 DOM
4. 2026-06-15
   days on market $39,909 Active 36 DOM
5. 2026-06-13
   days on market $39,909 Active 34 DOM
6. 2026-06-13
   days on market $39,909 Active 33 DOM
7. 2026-06-09
   days on market $39,909 Active 30 DOM
8. 2026-06-08
   days on market $39,909 Active 29 DOM
9. 2026-06-07
   days on market $39,909 Active 28 DOM
10. 2026-06-05
    pricedays on market $39,909 Active 25 DOM
11. 2026-06-03
    days on market $40,999 Active 24 DOM
12. 2026-06-02
    days on market $40,999 Active 23 DOM
13. 2026-06-01
    days on market $40,999 Active 22 DOM
14. 2026-05-31
    days on market $40,999 Active 21 DOM
15. 2026-05-11
    status Active 592-char remark
16. 2026-05-10
    historical 592-char remark
17. 2026-05-09
    listed $40,999 Active 592-char remark
18. 2026-05-08
    historical
19. 2026-04-27
    price $41,999
20. 2026-03-22
    price $42,999
21. 2026-03-12
    price $43,400
22. 2026-02-25
    price $43,500
23. 2026-02-13
    price $43,600
24. 2026-02-01
    price $43,700
25. 2026-01-16
    price $44,700
26. 2026-01-13
    price $44,800
27. 2025-12-24
    price $44,900
28. 2025-12-17
    price $45,000
29. 2025-12-02
    price $45,500
30. 2025-11-18
    listed $46,900 Active
31. 2025-11-03
    soldstatus $15,000 Closed

    Show marketing remark (1021 chars)

    Located at 99 Hampton Ln in Reynoldsburg, Ohio, this 2-bedroom, 1-bathroom mobile home offers an affordable living option in a quiet neighborhood. The home features a simple, functional layout with a living room that opens to the dining area, creating a cozy space. The kitchen offers basic appliances and enough counter space for your everyday needs. Both bedrooms are smaller in size, providing just enough room for basic furniture. The bathroom is conveniently located between the two rooms. The home sits on a quiet lot with space for a small outdoor area or garden. This home is part of the Reynoldsburg City School District and is close to local shopping, dining, and major highways. I-70 is just a short drive away for a quick commute. The community is well-maintained, pet-friendly, and offers off-street parking. Monthly lot rent is $645, making this an affordable option for those seeking budget-friendly living in Reynoldsburg. Note: The owner of this home is a licensed real estate agent in the state of Ohio.

32. 2025-08-04
    listed $19,900 Active

    Show marketing remark (1021 chars)

    Located at 99 Hampton Ln in Reynoldsburg, Ohio, this 2-bedroom, 1-bathroom mobile home offers an affordable living option in a quiet neighborhood. The home features a simple, functional layout with a living room that opens to the dining area, creating a cozy space. The kitchen offers basic appliances and enough counter space for your everyday needs. Both bedrooms are smaller in size, providing just enough room for basic furniture. The bathroom is conveniently located between the two rooms. The home sits on a quiet lot with space for a small outdoor area or garden. This home is part of the Reynoldsburg City School District and is close to local shopping, dining, and major highways. I-70 is just a short drive away for a quick commute. The community is well-maintained, pet-friendly, and offers off-street parking. Monthly lot rent is $645, making this an affordable option for those seeking budget-friendly living in Reynoldsburg. Note: The owner of this home is a licensed real estate agent in the state of Ohio.

ⓘ 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 ≥98°F today · 17 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,581
• − Mortgage interest: −$2,236
• − Property taxes: −$599
• − Insurance: −$200
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − HOA: −$7,740
• − Depreciation: −$1,161
• Taxable income: $3,673
• Est. tax owed @ 24.0%: −$882
• After-tax cash flow: $2,748/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 · 13 photos

Good 75/100 Cosmetic rehab

This move-in ready home offers modern finishes and recent updates, with good condition and minimal maintenance required.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and protects wood
• Both Clean and maintain gutters — Prevents water damage and improves drainage

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and protects wood ↑
• Both Clean and maintain gutters — Prevents water damage and improves drainage ↑

ⓘ 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: Reynoldsburg City
• NCES district ID: 3904700
• Math proficiency: 32% ▼ -23.00%
• Reading proficiency: 50% ▼ -10.00%
• Median HH income: $58,857
• Composite: 36.1/100
• National rank: #4757
• State rank: #519 of 656 in OH

Livability — Reynoldsburg

• Score: 80/100
• State rank: #124
• US rank: #1816

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reynoldsburg, OH
• County: Franklin County · 1,351,780 people
• City population: 60,148
• Metro: Columbus, OH
• Population (ZIP): 60,148
• Household income: $70,477
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 2189.0

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 1,456,139 people
• By 2030: 1,556,890 · +6.9%
• By 2040: 1,757,349 · +20.7%
• By 2050: 1,950,539 · +34.0%
• By 2075: 2,376,171 · +63.2%
• By 2100: 2,636,796 · +81.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 46% Black 31% Asian 9% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 3% Dominican 2%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 15% · Canada, India
• Languages at home: 81% English-only · Other Indo-European 7% Spanish 5% French/Haitian/Cajun 2%

Political lean MEDSL · Franklin

• 2024 margin: Strong D (+28.4) · D 63.7% · R 35.3% · Other 1.0%
• 2008→2024 swing: +7.7pp toward D · 2008: 20.7pp · 2024: 28.4pp
• All cycles: 2024: D+28.4 2020: D+31.4 2016: D+25.9 2012: D+21.7 2008: D+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -222.50%
• Current HPI: 233.8839
• Rent YoY: ▲ 2.02%
• 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

+100.5% since first listed

19 events — show timeline

• 2026-06-03 Price Changed $39,909 CBRMLS
• 2026-05-11 Relisted — CBRMLS
• 2026-05-10 Listing Removed — CBRMLS
• 2026-05-09 Listed $40,999 CBRMLS
• 2026-05-08 Listing Removed — CBRMLS
• 2026-04-27 Price Changed $41,999 CBRMLS
• 2026-03-22 Price Changed $42,999 CBRMLS
• 2026-03-12 Price Changed $43,400 CBRMLS
• 2026-02-25 Price Changed $43,500 CBRMLS
• 2026-02-13 Price Changed $43,600 CBRMLS
• 2026-02-01 Price Changed $43,700 CBRMLS
• 2026-01-16 Price Changed $44,700 CBRMLS
• 2026-01-13 Price Changed $44,800 CBRMLS
• 2025-12-24 Price Changed $44,900 CBRMLS
• 2025-12-17 Price Changed $45,000 CBRMLS
• 2025-12-02 Price Changed $45,500 CBRMLS
• 2025-11-18 Listed $46,900 CBRMLS
• 2025-11-03 Sold (MLS) $15,000 CBRMLS
• 2025-08-04 Listed $19,900 CBRMLS