88 Willowwood Cir · Northridge, OH 43078

$40,000

3 bd · 2.0 ba · 980 sqft · Manufactured · 56 Days on market

Built 2002 Fair condition $41/sqft · 91% above area ↓ 11% since listing

---

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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Welcome to 88 Willowwood Circle, just on the rim of Urbana! Take a look at this 3-bed, 2-bath mobile home with an open layout kitchen & living room! This 2002 14x70 Redman is waiting for its new owners! Updates include new HVAC & hot water tank installed 6 years ago. Easy to move right in! Schedule your showing now!

Key facts

• Hot water tank
• New hvac
• Open layout kitchen

Tags

• OPEN LAYOUT KITCHEN
• NEW HVAC
• HOT WATER TANK

Property features AI

Finance

• Other: Directions: 72 to Willowwood Cir.
• HOA & community: Community fees include trash and water

Exterior

• Utilities: Shared well water; Sewer: other (see remarks)
• Home design: Mobile home (residential); Built in 2002
• Construction: Vinyl siding
• Exterior features: Leased lot

Interior

• Kitchen: Microwave; Range; Refrigerator; Dishwasher not listed
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating
• Interior features: Washer and dryer included; Microwave; Range; Refrigerator; Rented water softener
• Laundry & utility: Washer; Dryer; Rented water softener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $647 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#730 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D+, amenities F, commute F.
• Urbana City (town): math 43% / reading 45% proficiency, ranked #509 of 656 in OH (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 91 active listings in the ZIP; 42 units permitted in Champaign County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($277 loan paydown + $4k appreciation (10.0% local appreciation)).
• Champaign County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Recommended offer $38,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.92% ✓
• Cap rate: 25.70%
• Cash-on-cash: 69.32%
• DSCR: 4.08
• GRM: 2.9

CMA / ARV

• ARV (median comp): $20,975
• List price: $40,000
• Delta: 90.71%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5646 Springfield-Urbana Pike #20	0.19mi	2/2.0 (-1)	970 (-1%)	10mo	$25,000	$26	76

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 80.4%
• Equity multiple: 6.63×
• Total profit: $63,010
• Equity at exit: $36,035

10-year hold

• IRR: 74.6%
• Equity multiple: 14.68×
• Total profit: $153,184
• Equity at exit: $77,711

Cash invested: $11,200 (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 43078

• Home prices YoY: 6.2%
• Active inventory: 91
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,169 medium
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $647

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 40%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $40,000 Active 56 DOM
2. 2026-06-17
   days on market $40,000 Active 55 DOM
3. 2026-06-16
   days on market $40,000 Active 54 DOM
4. 2026-06-15
   days on market $40,000 Active 53 DOM
5. 2026-06-13
   days on market $40,000 Active 51 DOM
6. 2026-06-13
   days on market $40,000 Active 50 DOM
7. 2026-06-10
   days on market $40,000 Active 48 DOM
8. 2026-06-09
   days on market $40,000 Active 47 DOM
9. 2026-06-08
   days on market $40,000 Active 46 DOM
10. 2026-06-07
    days on market $40,000 Active 45 DOM
11. 2026-06-05
    days on market $40,000 Active 42 DOM
12. 2026-06-03
    days on market $40,000 Active 41 DOM
13. 2026-06-02
    days on market $40,000 Active 40 DOM
14. 2026-06-01
    days on market $40,000 Active 39 DOM
15. 2026-05-31
    days on market $40,000 Active 38 DOM
16. 2026-05-18
    price $40,000 329-char remark
17. 2026-04-23
    listed $45,000 Active 329-char remark

ⓘ 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,027
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$1,164
• Taxable income: $7,578
• Est. tax owed @ 24.0%: −$1,819
• After-tax cash flow: $5,945/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 · 11 photos

Fair 45/100 Moderate rehab

This 2002 mobile home requires moderate repairs and updates to its kitchen and bathrooms, as well as exterior siding. New cabinets and fixtures would significantly enhance its resale value.

Repairs flagged

• Moderate kitchen cabinets — dated and cluttered
• Moderate bathroom fixtures — dated and cluttered
• Moderate exterior siding — moderate wear

Value-add opportunities

• Resale new kitchen cabinets — modernizing the kitchen
• Resale new bathroom fixtures — modernizing the bathrooms
• Resale new exterior siding — enhancing curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and cluttered	Moderate	$3,000–15,000
bathroom fixtures · dated and cluttered	Moderate	$3,000–15,000
exterior siding · moderate wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale new kitchen cabinets — modernizing the kitchen ↑
• Resale new bathroom fixtures — modernizing the bathrooms ↑
• Resale new exterior siding — enhancing curb appeal ↑

ⓘ 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: Urbana City
• NCES district ID: 3904494
• Math proficiency: 43% ▼ -8.00%
• Reading proficiency: 45% ▼ -11.00%
• Median HH income: $40,461
• Composite: 36.9/100
• National rank: #4545
• State rank: #509 of 656 in OH

Livability — Northridge

• Score: 65/100
• State rank: #730
• US rank: #13221

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Champaign · 37,359 people
• Population (ZIP): 19,985
• Household income: $72,500
• Rent vs Own: 26.3% rent · 73.7% own
• Severe rent burden: 8.2

Population outlook (Champaign County) Hauer SSP2

• Today (2025): 36,480 people
• By 2030: 34,790 · -4.6%
• By 2040: 31,082 · -14.8%
• By 2050: 27,217 · -25.4%
• By 2075: 19,156 · -47.5%
• By 2100: 12,690 · -65.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Black 3% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Italian 3% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Champaign

• 2024 margin: Solid R (+50.8) · D 24.1% · R 74.9%
• 2008→2024 swing: -30.9pp toward R · 2008: -19.9pp · 2024: -50.8pp
• All cycles: 2024: R+50.8 2020: R+47.7 2016: R+44.5 2012: R+20.1 2008: R+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 24.22%
• Current HPI: 415.85
• Rent YoY: —
• Metro: —
• 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

-11.1% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $40,000 WRIST
• 2026-04-23 Listed $45,000 WRIST