Mansion Wood Valley Plan · Caledonia, OH 43314

$109,624

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 70 Days on market

Poor condition

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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 +13.9/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Dreaming of owning a beautiful home in a vibrant neighborhood? Start your search at Wood Valley Estates, a land lease community with brand new single-family homes. Our homes come in different models, from 2 or 3 bedrooms with 2 bathrooms and more! Our brand new homes come with customizable features, including luxurious primary bathrooms, lots of storage space, wood kitchen cabinets, full kitchen appliance packages, and open concept floor plans. Our community includes yearly events for residents to enjoy, such as a Veterans Day celebration, Summer Pool Party, and back-to-school and Halloween bashes. Live in style at an affordable price in Caledonia, Ohio. Wood Valley Estates have easy access to shopping, restaurants, entertainment, and more. With 24/7 on-site management and maintenance services, we take care of our residents every step of the way. Set up an appointment and see why our homes are the right fit for the right price! Wood Valley Estates are located in the River Valley School District. Preschool - River Valley Early Learning Center Elementary School - Liberty Elementary (K - 5) Middle School - River Valley Middle School (6-8) High School - River Valley High School (9-12) Continuing/Adult Education: OSU Marion

Key facts

• Maintenance services
• Listed 70 days

Tags

• CUSTOMIZABLE FEATURES
• WOOD KITCHEN CABINETS
• OPEN CONCEPT FLOOR PLANS
• EASY ACCESS TO SHOPPING
• 24/7 ON-SITE MANAGEMENT
• MAINTENANCE SERVICES

🏗️ 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 $110k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $13 ($152/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (11.1% below list).
• Recommended offer: $98k (11.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#815 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• River Valley Local (rural): math 60% / reading 62% proficiency, ranked #264 of 656 in OH (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Liberty Elementary School (math 67% / reading 57%, grade B, #590 of 1,584 statewide, top 41%, 436 students, 44% FRL); River Valley Middle School (math 58% / reading 58%, grade B, #297 of 654 statewide, top 46%, 453 students, 40% FRL); River Valley High School (math 47% / reading 62%, grade C-, #303 of 781 statewide, top 42%, 517 students, 32% FRL).
• Market conditions: 24 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 53 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $758 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Marion County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Recommended offer $97,500 (11.1% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 11% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.50%
• DSCR: 1.02
• GRM: 9.4

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-16,943
• Equity at exit: $16,345

10-year hold

• IRR: -7.0%
• Equity multiple: 0.56×
• Total profit: $-13,655
• Equity at exit: $9,478

Cash invested: $30,695 (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 43314

• Home prices YoY: -22.0%
• Active inventory: 24
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$575
• Tax est. 1.5%: −$137 /mo · $1,644/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $13

Break-even live

Break-even rent $959

Max offer price $109,624

Occupancy floor 94%

Sensitivity live

Price	-10% $88	-5% $51	+0% $13	+5% $-25	+10% $-63
Rent	-10% $-64	-5% $-26	+0% $13	+5% $51	+10% $90
Rate	-1.0pp $68	-0.5pp $41	base $13	+0.5pp $-16	+1.0pp $-45

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: $27,406
• Closing costs: $3,289
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 West St Caledonia, OH	3.0	2.0	1216	$975	$0.80	45d	5	0.12mi

Listing history 6 events

1. 2026-06-03
   days on market $109,624 Active 70 DOM
2. 2026-06-02
   days on market $109,624 Active 69 DOM
3. 2026-06-01
   days on market $109,624 Active 68 DOM
4. 2026-05-31
   days on market $109,624 Active 67 DOM
5. 2026-05-30
   days on market $109,624 Active 66 DOM
6. 2026-03-25
   listed $109,624 Active 1243-char remark

   Show marketing remark (1243 chars)

   Dreaming of owning a beautiful home in a vibrant neighborhood? Start your search at Wood Valley Estates, a land lease community with brand new single-family homes. Our homes come in different models, from 2 or 3 bedrooms with 2 bathrooms and more! Our brand new homes come with customizable features, including luxurious primary bathrooms, lots of storage space, wood kitchen cabinets, full kitchen appliance packages, and open concept floor plans. Our community includes yearly events for residents to enjoy, such as a Veterans Day celebration, Summer Pool Party, and back-to-school and Halloween bashes. Live in style at an affordable price in Caledonia, Ohio. Wood Valley Estates have easy access to shopping, restaurants, entertainment, and more. With 24/7 on-site management and maintenance services, we take care of our residents every step of the way. Set up an appointment and see why our homes are the right fit for the right price! Wood Valley Estates are located in the River Valley School District. Preschool - River Valley Early Learning Center Elementary School - Liberty Elementary (K - 5) Middle School - River Valley Middle School (6-8) High School - River Valley High School (9-12) Continuing/Adult Education: OSU Marion

ⓘ 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
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,700
• − Mortgage interest: −$6,141
• − Property taxes: −$1,644
• − Insurance: −$548
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$3,189
• Taxable loss: −$1,694
• Est. tax savings @ 24.0%: +$407
• After-tax cash flow: $559/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 · 1 photo

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates to bring it up to a livable condition. Significant investments in the kitchen, bathrooms, roof, exterior, and landscaping are necessary to increase its resale and rental value.

Repairs flagged

• Major Kitchen cabinets — No photos provided.
• Major Bathroom fixtures — No photos provided.
• Major Roof — No photos provided.
• Major Exterior siding — No photos provided.
• Major Flooring — No photos provided.
• Major Interior walls/paint — No photos provided.
• Major Windows — No photos provided.
• Major HVAC/mechanicals — No photos provided.
• Major Landscaping — No photos provided.

Value-add opportunities

• Both New kitchen cabinets and appliances — Modernizing the kitchen would improve both resale and rental value.
• Both New bathroom fixtures and tiling — Updating bathrooms is a high-ROI improvement for both buyers and renters.
• Both New roof and siding — These are critical for both safety and curb appeal.
• Both Painting interior walls and exterior — Fresh paint enhances the home's appearance and value.
• Both New windows and HVAC system — These upgrades improve energy efficiency and comfort, attracting more buyers and renters.
• Both Landscaping and curb appeal improvements — A well-maintained exterior adds to the home's overall appeal and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · No photos provided.	Major	$15,000–50,000
Bathroom fixtures · No photos provided.	Major	$15,000–50,000
Roof · No photos provided.	Major	$15,000–50,000
Exterior siding · No photos provided.	Major	$15,000–50,000
Flooring · No photos provided.	Major	$15,000–50,000
Interior walls/paint · No photos provided.	Major	$15,000–50,000
Windows · No photos provided.	Major	$15,000–50,000
HVAC/mechanicals · No photos provided.	Major	$15,000–50,000
Landscaping · No photos provided.	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Both New kitchen cabinets and appliances — Modernizing the kitchen would improve both resale and rental value. ↑
• Both New bathroom fixtures and tiling — Updating bathrooms is a high-ROI improvement for both buyers and renters. ↑
• Both New roof and siding — These are critical for both safety and curb appeal. ↑
• Both Painting interior walls and exterior — Fresh paint enhances the home's appearance and value. ↑
• Both New windows and HVAC system — These upgrades improve energy efficiency and comfort, attracting more buyers and renters. ↑
• Both Landscaping and curb appeal improvements — A well-maintained exterior adds to the home's overall appeal and value. ↑

ⓘ 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: River Valley Local
• NCES district ID: 3904844
• Math proficiency: 60% ▼ -13.00%
• Reading proficiency: 62% ▼ -9.00%
• Median HH income: $55,645
• Composite: 52.44/100
• National rank: #1574
• State rank: #264 of 656 in OH

Livability — Caledonia

• Score: 63/100
• State rank: #815
• US rank: #15087

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Marion · 64,367 people
• Population (ZIP): 2,506
• Household income: $56,042
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 29.4

Population outlook (Marion County) Hauer SSP2

• Today (2025): 62,078 people
• By 2030: 60,049 · -3.3%
• By 2040: 55,413 · -10.7%
• By 2050: 50,604 · -18.5%
• By 2075: 40,162 · -35.3%
• By 2100: 29,105 · -53.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Canada, Dominican Republic
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+41.4) · D 28.9% · R 70.3%
• 2008→2024 swing: -32.5pp toward R · 2008: -8.9pp · 2024: -41.4pp
• All cycles: 2024: R+41.4 2020: R+38.6 2016: R+34.4 2012: R+7.6 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.17%
• Current HPI: 223.9757
• 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

1 event — show timeline

• 2026-03-25 Listed $109,624 Zillow