5317 Palm · Hooven, OH 45002

$72,995

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 36 Days on market

Built 2026 Good condition $470/mo HOA · 29% of rent

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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 +5.5/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

2026 Champion Prime Vertex - 3 Bed, 2 Bath - $72,995 This brand new double width Vertex model offers a spacious 16x66 layout with an open living area, modern kitchen, and three comfortable bedrooms. Clean finishes, a bright interior, and a functional floorplan make this home ideal for comfortable, low maintenance everyday living in a desirable Evansville community. Community amenities include quiet streets, well kept grounds, and convenient access to shopping and essential services.

Key facts

• Well kept grounds
• Functional floorplan
• Modern kitchen

Tags

• DOUBLE WIDTH VERTEX MODEL
• SPACIOUS LAYOUT
• MODERN KITCHEN
• BRIGHT INTERIOR
• FUNCTIONAL FLOORPLAN
• WELL KEPT GROUNDS

Property features AI

Finance

• Other: Address: 5317 Palm, Cleves OH 45002; Spec inventory type; Plan name: Vertex (Dry Fork)
• Financial info: List price $72,995
• HOA & community: Association fee: $470

Exterior

• Home design: Single-family property; Active listing
• Exterior features: Living area approximately 1,056

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (total, full)
• Interior features: Spec home (Vertex - Dry Fork plan)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $73k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $73k).
• Recommended offer: $71k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 42/100 on livability (#1,194 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Southwest Local (town): math 62% / reading 65% proficiency, ranked #222 of 656 in OH (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 68 active listings in the ZIP; solid renter incomes; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $504 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 $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($71k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $70,805 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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: 2.23% ✓
• Cap rate: 11.43%
• Cash-on-cash: 18.34%
• DSCR: 1.82
• GRM: 3.7

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: 10.3%
• Equity multiple: 1.41×
• Total profit: $8,380
• Equity at exit: $10,884

10-year hold

• IRR: 19.7%
• Equity multiple: 2.67×
• Total profit: $34,188
• Equity at exit: $6,311

Cash invested: $20,439 (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 45002

• Home prices YoY: -28.9%
• Active inventory: 68
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,629 medium
• Mortgage (P&I): −$383
• Tax est. 1.5%: −$91 /mo · $1,095/yr
• Insurance: −$30
• HOA: −$470
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $312

Break-even live

Break-even rent $1,233

Max offer price $72,995

Occupancy floor 76%

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: $18,249
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $470 · $5,640/yr
• Likely covers: landscaping

Listing history 14 events

1. 2026-06-18
   days on market $72,995 Active 36 DOM
2. 2026-06-17
   days on market $72,995 Active 35 DOM
3. 2026-06-16
   days on market $72,995 Active 34 DOM
4. 2026-06-15
   days on market $72,995 Active 33 DOM
5. 2026-06-13
   days on market $72,995 Active 31 DOM
6. 2026-06-13
   days on market $72,995 Active 30 DOM
7. 2026-06-09
   days on market $72,995 Active 27 DOM
8. 2026-06-08
   days on market $72,995 Active 26 DOM
9. 2026-06-07
   days on market $72,995 Active 25 DOM
10. 2026-06-03
    days on market $72,995 Active 21 DOM
11. 2026-06-02
    days on market $72,995 Active 20 DOM
12. 2026-06-01
    days on market $72,995 Active 19 DOM
13. 2026-05-31
    days on market $72,995 Active 18 DOM
14. 2026-05-13
    listed $72,995 Active 488-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 3/10 Moderate FEMA zone X (shaded) · 14% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $19,547
• − Mortgage interest: −$4,089
• − Property taxes: −$1,095
• − Insurance: −$365
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − HOA: −$5,640
• − Depreciation: −$2,123
• Taxable income: $3,107
• Est. tax owed @ 24.0%: −$746
• After-tax cash flow: $3,003/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 · 5 photos

Good 80/100 Cosmetic rehab

This 2026 Champion Prime Vertex manufactured home is in good condition with a modern kitchen and bathrooms. It is located in a desirable Evansville community with quiet streets and convenient access to amenities. A fresh coat of paint on the exterior siding and maintaining gutters would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Clean and maintain gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Clean and maintain gutters — Improves drainage and property 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: Southwest Local
• NCES district ID: 3904738
• Math proficiency: 62% ▼ -14.00%
• Reading proficiency: 65% ▼ -10.00%
• Median HH income: $57,781
• Composite: 54.72/100
• National rank: #1321
• State rank: #222 of 656 in OH

Livability — Hooven

• Score: 42/100
• State rank: #1194
• US rank: #27069

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hamilton · 838,887 people
• City population: 436
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 14,647
• Household income: $84,597
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 12.0

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 826,054 people
• By 2030: 830,947 · +0.6%
• By 2040: 832,319 · +0.8%
• By 2050: 822,428 · -0.4%
• By 2075: 788,688 · -4.5%
• By 2100: 710,674 · -14.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Romanian 2% Slovak 2% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Hamilton

• 2024 margin: D (+14.9) · D 57.0% · R 42.1%
• 2008→2024 swing: +7.9pp toward D · 2008: 7.0pp · 2024: 14.9pp
• All cycles: 2024: D+14.9 2020: D+15.9 2016: D+9.5 2012: D+4.9 2008: D+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.62%
• Current HPI: 210.9397
• 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