1121 Tarkiln Rd SE · Lancaster, OH 43130

$30,000

3 bd · 2.0 ba · 2,881 sqft · Land public records · 35 Days on market

Built 1993 $10/sqft · 92% below area ↓ 30% since listing

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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
• Schools +5.9/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.3/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This amazing and well maintained 1999 Four Seasons mobile home is located in the quaint park of Rustic Ridge with quick and east access to State Route 33 for the commuters with nearby schools, restaurants, churches, and stores! SO MANY UPGRADES that include: Roof in 2006, Furnace and AC in 2018 Insulation underneath and above in 2012, Gutters in 2010, Leaf Guard in 2015, New carpet and new appliances, Solid wood 6 panels doors, ADT security system with cameras. LOT #148 Plenty of storage space with a 10 x 18 and 2 story 16 x 14 x 13 out buildings. Lot rent is $285.00 a month $30.00 a month for water and sewage.

Key facts

• Modular home
• Shed included
• Quiet park

Tags

• MODULAR HOME
• RUSTIC RIDGE MOBILE HOME PARK
• SHED INCLUDED
• QUIET PARK
• PLAYGROUND AND SHELTER
• FREE POOL PASSES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $30k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 49.5% vs local median 4.0% in Lancaster — 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 86/100 on livability (#41 in OH, #423 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime D, employment D.
• Berne Union Local (rural): math 63% / reading 73% proficiency, ranked #321 of 802 in OH (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+5.2%/yr); 204 active listings in the ZIP; 475 units permitted in Fairfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 of value loss. Plan a longer hold.
• Fairfield County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 30 sale attempts since 31y ago 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.

Recommended offer $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D 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?
4. 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?
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: 5.43% ✓
• Cap rate: 49.50%
• Cash-on-cash: 154.29%
• DSCR: 7.87
• GRM: 1.5

CMA / ARV

• ARV (median comp): $129,900
• List price: $30,000
• Delta: -76.91%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.22% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.06×
• Total profit: $67,673
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 20.47×
• Total profit: $163,584
• Equity at exit: $2,594

Cash invested: $8,400 (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 43130

• Rents YoY: 5.2%
• Active inventory: 204
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,630 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $1,080

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 29%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-16
   days on market $30,000 Active 35 DOM
2. 2026-06-15
   days on market $30,000 Active 34 DOM
3. 2026-06-13
   days on market $30,000 Active 32 DOM
4. 2026-06-09
   days on market $30,000 Active 28 DOM
5. 2026-06-08
   days on market $30,000 Active 27 DOM
6. 2026-06-07
   days on market $30,000 Active 26 DOM
7. 2026-06-03
   days on market $30,000 Active 22 DOM
8. 2026-06-02
   days on market $30,000 Active 21 DOM
9. 2026-06-01
   days on market $30,000 Active 20 DOM
10. 2026-05-31
    days on market $30,000 Active 19 DOM
11. 2026-05-12
    listed $30,000 Active 617-char remark
12. 2019-06-07
    soldstatus $28,000 Closed 621-char remark

    Show marketing remark (621 chars)

    This amazing and well maintained 1999 Four Seasons mobile home is located in the quaint park of Rustic Ridge with quick and east access to State Route 33 for the commuters with nearby schools, restaurants, churches, and stores! SO MANY UPGRADES that include: Roof in 2006, Furnace and AC in 2018 Insulation underneath and above in 2012, Gutters in 2010, Leaf Guard in 2015, New carpet and new appliances, Solid wood 6 panels doors, ADT security system with cameras. LOT #148 Plenty of storage space with a 10 x 18 and 2 story 16 x 14 x 13 out buildings. Lot rent is $285.00 a month $30.00 a month for water and sewage.

13. 2019-05-11
    status Pending 621-char remark

    Show marketing remark (621 chars)

    This amazing and well maintained 1999 Four Seasons mobile home is located in the quaint park of Rustic Ridge with quick and east access to State Route 33 for the commuters with nearby schools, restaurants, churches, and stores! SO MANY UPGRADES that include: Roof in 2006, Furnace and AC in 2018 Insulation underneath and above in 2012, Gutters in 2010, Leaf Guard in 2015, New carpet and new appliances, Solid wood 6 panels doors, ADT security system with cameras. LOT #148 Plenty of storage space with a 10 x 18 and 2 story 16 x 14 x 13 out buildings. Lot rent is $285.00 a month $30.00 a month for water and sewage.

14. 2019-05-08
    status Active 621-char remark

    Show marketing remark (621 chars)

    This amazing and well maintained 1999 Four Seasons mobile home is located in the quaint park of Rustic Ridge with quick and east access to State Route 33 for the commuters with nearby schools, restaurants, churches, and stores! SO MANY UPGRADES that include: Roof in 2006, Furnace and AC in 2018 Insulation underneath and above in 2012, Gutters in 2010, Leaf Guard in 2015, New carpet and new appliances, Solid wood 6 panels doors, ADT security system with cameras. LOT #148 Plenty of storage space with a 10 x 18 and 2 story 16 x 14 x 13 out buildings. Lot rent is $285.00 a month $30.00 a month for water and sewage.

15. 2019-04-28
    historical 621-char remark

    Show marketing remark (621 chars)

    This amazing and well maintained 1999 Four Seasons mobile home is located in the quaint park of Rustic Ridge with quick and east access to State Route 33 for the commuters with nearby schools, restaurants, churches, and stores! SO MANY UPGRADES that include: Roof in 2006, Furnace and AC in 2018 Insulation underneath and above in 2012, Gutters in 2010, Leaf Guard in 2015, New carpet and new appliances, Solid wood 6 panels doors, ADT security system with cameras. LOT #148 Plenty of storage space with a 10 x 18 and 2 story 16 x 14 x 13 out buildings. Lot rent is $285.00 a month $30.00 a month for water and sewage.

16. 2019-04-24
    status Active 621-char remark

    Show marketing remark (621 chars)

    This amazing and well maintained 1999 Four Seasons mobile home is located in the quaint park of Rustic Ridge with quick and east access to State Route 33 for the commuters with nearby schools, restaurants, churches, and stores! SO MANY UPGRADES that include: Roof in 2006, Furnace and AC in 2018 Insulation underneath and above in 2012, Gutters in 2010, Leaf Guard in 2015, New carpet and new appliances, Solid wood 6 panels doors, ADT security system with cameras. LOT #148 Plenty of storage space with a 10 x 18 and 2 story 16 x 14 x 13 out buildings. Lot rent is $285.00 a month $30.00 a month for water and sewage.

17. 2019-02-17
    status Pending 621-char remark

    Show marketing remark (621 chars)

    This amazing and well maintained 1999 Four Seasons mobile home is located in the quaint park of Rustic Ridge with quick and east access to State Route 33 for the commuters with nearby schools, restaurants, churches, and stores! SO MANY UPGRADES that include: Roof in 2006, Furnace and AC in 2018 Insulation underneath and above in 2012, Gutters in 2010, Leaf Guard in 2015, New carpet and new appliances, Solid wood 6 panels doors, ADT security system with cameras. LOT #148 Plenty of storage space with a 10 x 18 and 2 story 16 x 14 x 13 out buildings. Lot rent is $285.00 a month $30.00 a month for water and sewage.

18. 2019-02-17
    historical 621-char remark

    Show marketing remark (621 chars)

    This amazing and well maintained 1999 Four Seasons mobile home is located in the quaint park of Rustic Ridge with quick and east access to State Route 33 for the commuters with nearby schools, restaurants, churches, and stores! SO MANY UPGRADES that include: Roof in 2006, Furnace and AC in 2018 Insulation underneath and above in 2012, Gutters in 2010, Leaf Guard in 2015, New carpet and new appliances, Solid wood 6 panels doors, ADT security system with cameras. LOT #148 Plenty of storage space with a 10 x 18 and 2 story 16 x 14 x 13 out buildings. Lot rent is $285.00 a month $30.00 a month for water and sewage.

19. 2019-02-02
    listed $30,000 Active 621-char remark

    Show marketing remark (621 chars)

    This amazing and well maintained 1999 Four Seasons mobile home is located in the quaint park of Rustic Ridge with quick and east access to State Route 33 for the commuters with nearby schools, restaurants, churches, and stores! SO MANY UPGRADES that include: Roof in 2006, Furnace and AC in 2018 Insulation underneath and above in 2012, Gutters in 2010, Leaf Guard in 2015, New carpet and new appliances, Solid wood 6 panels doors, ADT security system with cameras. LOT #148 Plenty of storage space with a 10 x 18 and 2 story 16 x 14 x 13 out buildings. Lot rent is $285.00 a month $30.00 a month for water and sewage.

20. 2014-05-23
    soldstatus $15,000

    Show marketing remark (282 chars)

    3 BEDROOM, 2 BATH HOME IN RUSTIC RIDGE. OPEN CONCEPT. BACK OF PARK THAT BACKS UP TO THE WOODS. LARGE MASTER BEDROOM WITH MASTER BATH. SOAKING TUB 2010, NEW FURNACE AND CENTRAL AIR. 2009 NEW SKIRTING, NEW HOT WATER TANK, BUYERS MUST BE APPROVED BY PARK. LOT RENT $250.00 PER MONTH.

21. 2014-05-15
    historical

    Show marketing remark (282 chars)

    3 BEDROOM, 2 BATH HOME IN RUSTIC RIDGE. OPEN CONCEPT. BACK OF PARK THAT BACKS UP TO THE WOODS. LARGE MASTER BEDROOM WITH MASTER BATH. SOAKING TUB 2010, NEW FURNACE AND CENTRAL AIR. 2009 NEW SKIRTING, NEW HOT WATER TANK, BUYERS MUST BE APPROVED BY PARK. LOT RENT $250.00 PER MONTH.

22. 2014-04-29
    soldstatus $37,500
23. 2014-04-01
    historical
24. 2014-01-27
    listed $15,900

    Show marketing remark (282 chars)

    3 BEDROOM, 2 BATH HOME IN RUSTIC RIDGE. OPEN CONCEPT. BACK OF PARK THAT BACKS UP TO THE WOODS. LARGE MASTER BEDROOM WITH MASTER BATH. SOAKING TUB 2010, NEW FURNACE AND CENTRAL AIR. 2009 NEW SKIRTING, NEW HOT WATER TANK, BUYERS MUST BE APPROVED BY PARK. LOT RENT $250.00 PER MONTH.

25. 2013-12-06
    listed $39,900
26. 2009-03-10
    historical
27. 2008-10-06
    listed $45,000
28. 2007-12-16
    historical
29. 2007-12-12
    soldstatus $27,000
30. 2007-12-11
    historical
31. 2007-08-02
    listed $27,000
32. 2007-06-06
    listed $24,000
33. 2006-09-18
    soldstatus $18,500
34. 2006-09-01
    historical
35. 2006-08-17
    listed $20,000
36. 2006-02-06
    historical
37. 2005-09-07
    historical
38. 2005-08-18
    historical
39. 2005-08-10
    listed $26,000
40. 2005-08-08
    historical
41. 2005-08-03
    listed $27,000
42. 2005-08-02
    listed $27,000
43. 2005-03-26
    listed $29,787
44. 2004-08-24
    historical
45. 2004-06-24
    historical
46. 2004-04-14
    listed $28,500
47. 2004-02-23
    listed $35,000
48. 2003-12-21
    historical
49. 2003-12-01
    historical
50. 2003-06-20
    listed $35,000

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

Taxation est. · year 1

• Rental income: $19,555
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − Depreciation: −$873
• Taxable income: $13,273
• Est. tax owed @ 24.0%: −$3,186
• After-tax cash flow: $9,775/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.

Schools (NCES district)

• District: Berne Union Local
• NCES district ID: 3904685
• Math proficiency: 63% ▼ -3.00%
• Reading proficiency: 73% ▼ -3.00%
• Median HH income: $52,595
• Composite: 59.22/100
• National rank: #1932
• State rank: #321 of 802 in OH

Livability — Lancaster

• Score: 86/100
• State rank: #41
• US rank: #423

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fairfield County · 109,896 people
• City population: 62,933
• Metro: Columbus, OH
• Population (ZIP): 62,933
• Household income: $72,153
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 1400.0

Population outlook (Fairfield County) Hauer SSP2

• Today (2025): 162,442 people
• By 2030: 166,796 · +2.7%
• By 2040: 172,835 · +6.4%
• By 2050: 174,822 · +7.6%
• By 2075: 174,938 · +7.7%
• By 2100: 160,988 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Fairfield

• 2024 margin: Strong R (+24.1) · D 37.5% · R 61.6%
• 2008→2024 swing: -6.9pp toward R · 2008: -17.1pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+23.5 2016: R+27.0 2012: R+16.1 2008: R+17.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -298.81%
• Current HPI: 239.6352
• Rent YoY: ▲ 5.22%
• 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

-29.6% since first listed

69 events — show timeline

• 2019-06-07 Sold (MLS) $28,000 CBRMLS
• 2019-05-11 Pending — CBRMLS
• 2019-05-08 Relisted — CBRMLS
• 2019-04-28 Listing Removed — CBRMLS
• 2019-04-24 Relisted — CBRMLS
• 2019-02-17 Pending — CBRMLS
• 2019-02-17 Listing Removed — CBRMLS
• 2019-02-02 Listed $30,000 CBRMLS
• 2014-05-23 Sold (MLS) $15,000 CBRMLS
• 2014-05-15 Listing Removed — CBRMLS
• 2014-04-29 Sold (MLS) $37,500 CBRMLS
• 2014-04-01 Listing Removed — CBRMLS
• 2014-01-27 Listed $15,900 CBRMLS
• 2013-12-06 Listed $39,900 CBRMLS
• 2009-03-10 Listing Removed — CBRMLS
• 2008-10-06 Listed $45,000 CBRMLS
• 2007-12-16 Listing Removed — CBRMLS
• 2007-12-12 Sold (MLS) $27,000 CBRMLS
• 2007-12-11 Listing Removed — CBRMLS
• 2007-08-02 Listed $27,000 CBRMLS
• 2007-06-06 Listed $24,000 CBRMLS
• 2006-09-18 Sold (MLS) $18,500 CBRMLS
• 2006-09-01 Listing Removed — CBRMLS
• 2006-08-17 Listed $20,000 CBRMLS
• 2006-02-06 Listing Removed — CBRMLS
• 2005-09-07 Listing Removed — CBRMLS
• 2005-08-18 Listing Removed — CBRMLS
• 2005-08-10 Listed $26,000 CBRMLS
• 2005-08-08 Listing Removed — CBRMLS
• 2005-08-03 Listed $27,000 CBRMLS
• 2005-08-02 Listed $27,000 CBRMLS
• 2005-03-26 Listed $29,787 CBRMLS
• 2004-08-24 Listing Removed — CBRMLS
• 2004-06-24 Listing Removed — CBRMLS
• 2004-04-14 Listed $28,500 CBRMLS
• 2004-02-23 Listed $35,000 CBRMLS
• 2003-12-21 Listing Removed — CBRMLS
• 2003-12-01 Listing Removed — CBRMLS
• 2003-06-20 Listed $35,000 CBRMLS
• 2002-10-01 Listing Removed — CBRMLS
• 2002-06-24 Listed $43,000 CBRMLS
• 2002-01-21 Listed $31,300 CBRMLS
• 2001-10-17 Listing Removed — CBRMLS
• 2001-04-19 Listed $52,900 CBRMLS
• 2001-01-23 Listing Removed — CBRMLS
• 2000-10-07 Listing Removed — CBRMLS
• 2000-09-25 Listed $49,900 CBRMLS
• 2000-08-01 Listed $39,900 CBRMLS
• 2000-03-06 Sold (MLS) $19,500 CBRMLS
• 2000-02-24 Listing Removed — CBRMLS
• 1999-05-18 Listing Removed — CBRMLS
• 1999-04-16 Listed $28,900 CBRMLS
• 1999-01-29 Listed $21,500 CBRMLS
• 1999-01-21 Listing Removed — CBRMLS
• 1998-12-24 Listing Removed — CBRMLS
• 1998-08-19 Listed $41,000 CBRMLS
• 1998-08-11 Listing Removed — CBRMLS
• 1998-08-05 Listed $24,900 CBRMLS
• 1998-07-23 Listed $41,000 CBRMLS
• 1997-04-10 Sold (MLS) $35,900 CBRMLS
• 1997-03-10 Listing Removed — CBRMLS
• 1997-02-07 Listed $35,900 CBRMLS
• 1997-01-12 Listing Removed — CBRMLS
• 1996-07-14 Listed $27,900 CBRMLS
• 1996-06-25 Listing Removed — CBRMLS
• 1996-02-09 Listed $36,500 CBRMLS
• 1995-09-13 Sold (MLS) $39,000 CBRMLS
• 1995-08-31 Listing Removed — CBRMLS
• 1995-07-17 Listed $39,777 CBRMLS

Property tax history

-2.1%/yr

Latest (2025): $17,540 · -17.5% YoY. Source: county tax records.