12 Yorktowne Dr #12 · Sharonville, OH 45241

$52,300

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 77 Days on market

Built 2026 Good condition

---

Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 2 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as community events, a clubhouse, a basketball court, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Built 2026
• Listed 77 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $52k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $52k).
• Recommended offer: $49k (6.0% below list) — sets the bar for market timing.
• Cap rate 38.3% vs local median 4.2% in Sharonville — 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 78/100 on livability (#160 in OH, #2,399 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A-; Watch: health & safety C-, amenities D, commute F.
• Princeton City (suburban): math 34% / reading 43% proficiency, ranked #542 of 656 in OH (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 29 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,163 units permitted in Butler County in 2024 (356 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $362 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Recommended offer $49,162 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 4.25% ✓
• Cap rate: 38.33%
• Cash-on-cash: 114.43%
• DSCR: 6.09
• GRM: 2.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.50×
• Total profit: $80,494
• Equity at exit: $7,798

10-year hold

• IRR: —
• Equity multiple: 13.62×
• Total profit: $184,748
• Equity at exit: $4,522

Cash invested: $14,644 (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 45241

• Active inventory: 29
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $2,225 high
• Mortgage (P&I): −$274
• Tax est. 1.5%: −$65 /mo · $784/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $1,396

Break-even live

Break-even rent $458

Max offer price $52,300

Occupancy floor 32%

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: $13,075
• Closing costs: $1,569
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10135 Crossing Dr Cincinnati, OH	1.0–3.0	1.0–2.0	1020	$2,295	$2.25	2d	7	0.17mi
12121 3rd Ave Cincinnati, OH	3.0	1.0	900	$1,800	$2.00	17d	1	0.40mi
11600 Grooms Rd Cincinnati, OH	3.0	1.0–2.0	958	$3,003	$3.13	2d	92	1.13mi
11600 Timber Ridge Ln Cincinnati, OH	1.0–2.0	1.0	800	$1,370	$1.71	3d	7	1.15mi
8075 Somerset Chase Cincinnati, OH	1.0–3.0	1.0–2.5	1385	$3,422	$2.47	2d	6	1.16mi

Listing history 15 events

1. 2026-06-18
   days on market $52,300 Active 77 DOM
2. 2026-06-17
   days on market $52,300 Active 76 DOM
3. 2026-06-16
   days on market $52,300 Active 75 DOM
4. 2026-06-15
   days on market $52,300 Active 74 DOM
5. 2026-06-13
   days on market $52,300 Active 72 DOM
6. 2026-06-13
   days on market $52,300 Active 71 DOM
7. 2026-06-09
   days on market $52,300 Active 68 DOM
8. 2026-06-08
   days on market $52,300 Active 67 DOM
9. 2026-06-07
   days on market $52,300 Active 66 DOM
10. 2026-06-05
    days on market $52,300 Active 63 DOM
11. 2026-06-03
    days on market $52,300 Active 62 DOM
12. 2026-06-02
    days on market $52,300 Active 61 DOM
13. 2026-06-01
    pricedays on market $52,300 Active 60 DOM
14. 2026-05-31
    days on market $51,800 Active 59 DOM
15. 2026-04-02
    listed $51,800 Active 405-char remark

    Show marketing remark (405 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 2 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as community events, a clubhouse, a basketball court, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

ⓘ 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 4/10 Moderate 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,701
• − Mortgage interest: −$2,930
• − Property taxes: −$784
• − Insurance: −$262
• − Repairs & maintenance: −$2,136
• − Management: −$2,136
• − Depreciation: −$1,521
• Taxable income: $16,932
• Est. tax owed @ 24.0%: −$4,064
• After-tax cash flow: $12,693/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 3-bedroom, 2-bathroom manufactured home is in excellent condition with recent updates, making it a great investment for both resale and rental markets.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value.
• Both Landscaping improvements — Enhances curb appeal and value.
• Both New outdoor lighting — Enhances curb appeal and safety.
• Both New front door — Enhances curb appeal and security.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both New outdoor lighting — Enhances curb appeal and safety. ↑
• Both New front door — Enhances curb appeal and security. ↑

ⓘ 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: Princeton City
• NCES district ID: 3904467
• Math proficiency: 34% ▼ -18.00%
• Reading proficiency: 43% ▼ -8.00%
• Median HH income: $53,182
• Composite: 33.52/100
• National rank: #5436
• State rank: #542 of 656 in OH

Livability — Sharonville

• Score: 78/100
• State rank: #160
• US rank: #2399

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sharonville, OH
• County: Hamilton County · 701,295 people
• City population: 23,955
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 23,955
• Household income: $103,585
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 607.0

Population outlook (Butler County) Hauer SSP2

• Today (2025): 387,706 people
• By 2030: 392,028 · +1.1%
• By 2040: 395,307 · +2.0%
• By 2050: 391,116 · +0.9%
• By 2075: 378,642 · -2.3%
• By 2100: 343,248 · -11.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 6% Two or more races 6% Black 6% Asian 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Italian 2% Romanian 2%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 88% English-only · Spanish 4% Other Asian/Pacific 2% Chinese 1%

Political lean MEDSL · Butler

• 2024 margin: Strong R (+26.3) · D 36.4% · R 62.7%
• 2008→2024 swing: -3.6pp toward R · 2008: -22.6pp · 2024: -26.3pp
• All cycles: 2024: R+26.3 2020: R+24.0 2016: R+28.3 2012: R+26.2 2008: R+22.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -203.33%
• Current HPI: 238.3124
• Rent YoY: —
• Metro: Cincinnati, OH-KY-IN
• 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

• 2026-04-02 Listed $51,800 Zillow