CLAYTON Epic Sidney "A" Plan · Delaware, OH 43015

$89,900

3 bd · 2.0 ba · 1,140 sqft · Manufactured · 125 Days on market

Good condition ↓ 5% since listing

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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

Step into easy living with this well-designed manufactured home in the friendly Crystal Lake Community - Lot 206. This 3-bedroom, 2-bath single-wide offers approximately 1,140 square feet of functional, comfortable space that fits a wide range of lifestyles. Inside, the layout is thoughtfully arranged to make the home feel open and welcoming. The main living area is perfect for relaxing at the end of the day or hosting casual get-togethers. Its connection to the kitchen creates a natural flow that keeps everyone part of the conversation. With three bedrooms, you'll have the flexibility to create the setup you need - whether that's space for family, guests, or a home office. The primary bedroom includes a private bathroom, giving you added comfort and convenience, while the second bathroom supports daily routines with ease. Located in the peaceful Crystal Lake Community, this manufactured home blends affordability, comfort, and practicality in one inviting package. Whether you're starting a new chapter, downsizing, or simply looking for a smart housing option, Lot 206 offers a place you'll be proud to call home.

Key facts

• Manufactured home
• Private bathroom
• Listed 125 days

Tags

• MANUFACTURED HOME
• CRYSTAL LAKE COMMUNITY
• PRIVATE BATHROOM

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

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 $822 ($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: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.3% vs local median 2.5% 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+, schools 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.
• Market conditions: Rents rising (+1.4%/yr); 499 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 125 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% 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: 17.27%
• Cash-on-cash: 39.19%
• 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: $34,961
• Equity at exit: $13,404

10-year hold

• IRR: 39.7%
• Equity multiple: 4.44×
• Total profit: $86,610
• 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: 499
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,827 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $822

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 50%

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. 2026-06-18
   days on market $89,900 Active 125 DOM
2. 2026-06-17
   days on market $89,900 Active 124 DOM
3. 2026-06-16
   days on market $89,900 Active 123 DOM
4. 2026-06-15
   days on market $89,900 Active 122 DOM
5. 2026-06-13
   days on market $89,900 Active 120 DOM
6. 2026-06-09
   days on market $89,900 Active 116 DOM
7. 2026-06-08
   days on market $89,900 Active 115 DOM
8. 2026-06-07
   days on market $89,900 Active 114 DOM
9. 2026-06-03
   days on market $89,900 Active 110 DOM
10. 2026-06-02
    days on market $89,900 Active 109 DOM
11. 2026-06-01
    days on market $89,900 Active 108 DOM
12. 2026-05-31
    days on market $89,900 Active 107 DOM
13. 2026-03-27
    price $89,900 1128-char remark

    Show marketing remark (1128 chars)

    Step into easy living with this well-designed manufactured home in the friendly Crystal Lake Community - Lot 206. This 3-bedroom, 2-bath single-wide offers approximately 1,140 square feet of functional, comfortable space that fits a wide range of lifestyles. Inside, the layout is thoughtfully arranged to make the home feel open and welcoming. The main living area is perfect for relaxing at the end of the day or hosting casual get-togethers. Its connection to the kitchen creates a natural flow that keeps everyone part of the conversation. With three bedrooms, you'll have the flexibility to create the setup you need - whether that's space for family, guests, or a home office. The primary bedroom includes a private bathroom, giving you added comfort and convenience, while the second bathroom supports daily routines with ease. Located in the peaceful Crystal Lake Community, this manufactured home blends affordability, comfort, and practicality in one inviting package. Whether you're starting a new chapter, downsizing, or simply looking for a smart housing option, Lot 206 offers a place you'll be proud to call home.

14. 2026-02-13
    listed $94,900 Active 1128-char remark

    Show marketing remark (1128 chars)

    Step into easy living with this well-designed manufactured home in the friendly Crystal Lake Community - Lot 206. This 3-bedroom, 2-bath single-wide offers approximately 1,140 square feet of functional, comfortable space that fits a wide range of lifestyles. Inside, the layout is thoughtfully arranged to make the home feel open and welcoming. The main living area is perfect for relaxing at the end of the day or hosting casual get-togethers. Its connection to the kitchen creates a natural flow that keeps everyone part of the conversation. With three bedrooms, you'll have the flexibility to create the setup you need - whether that's space for family, guests, or a home office. The primary bedroom includes a private bathroom, giving you added comfort and convenience, while the second bathroom supports daily routines with ease. Located in the peaceful Crystal Lake Community, this manufactured home blends affordability, comfort, and practicality in one inviting package. Whether you're starting a new chapter, downsizing, or simply looking for a smart housing option, Lot 206 offers a place you'll be proud to call home.

ⓘ 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: $21,925
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − Depreciation: −$2,615
• Taxable income: $8,968
• Est. tax owed @ 24.0%: −$2,152
• After-tax cash flow: $7,713/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 well-maintained Clayton Epic Sidney manufactured home in Crystal Lake Community offers a good condition with a good ROI potential for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Rental HVAC maintenance — Ensures comfort and energy efficiency for tenants

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Rental HVAC maintenance — Ensures comfort and energy efficiency for tenants ↑

ⓘ 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

-5.3% since first listed

2 events — show timeline

• 2026-03-27 Price Changed $89,900 Zillow
• 2026-02-13 Listed $94,900 Zillow