170 Villa Dr · Circleville, OH 43113

$60,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 2 Days on market

Built 1999 $370/mo HOA · 21% 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
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1999 CLAYTON 16 X 80 - COUNTRY KITCHEN, EXCELLENT CONDITION, LOTS OFCABINETS, CATHEDRAL CEILING IN KITCHEN AND MASTER BEDROOM, NICE UTILITYROOM, STORAGE BARN APPROX. 12 X 20 W/ ELECTRIC PLUS ADDITIONAL STORAGEBARN. GARDEN TUB AND DOUBLE SHOWER IN M. B.

Key facts

• Covered front porch
• Oversized shed
• Open-concept kitchen

Tags

• OPEN-CONCEPT KITCHEN
• LARGE WALK-IN CLOSET
• COVERED FRONT PORCH
• OVERSIZED SHED
• SWIMMING POOL
• BASKETBALL COURT

Property features AI

Finance

• Other: Property located in ELSEAS MHP subdivision, Yamarick township
• HOA & community: Homeowners association with monthly fee of $370; HOA amenities include basketball court, clubhouse, and pool; HOA fee includes trash service

Exterior

• Utilities: Public water; Public sewer
• Home design: Other residential without deeded land; One level; Built in 1999; No common walls
• Construction: Other foundation
• Exterior features: Shed(s)

Interior

• Bedrooms: 3 main-level bedrooms
• Flooring: Laminate flooring; Carpet; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Insulated windows; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Cap rate 17.9% vs local median 2.9% in Circleville — 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 71/100 on livability (#437 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: amenities F, commute F, employment F.
• Circleville City (town): math 37% / reading 47% proficiency, ranked #533 of 656 in OH (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 121 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 312 units permitted in Pickaway County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pickaway County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 25y 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.
• Current owner paid $39k; list at $60k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $60,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.88% ✓
• Cap rate: 17.85%
• Cash-on-cash: 41.29%
• DSCR: 2.84
• GRM: 2.9

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: 38.1%
• Equity multiple: 2.63×
• Total profit: $27,351
• Equity at exit: $8,946

10-year hold

• IRR: 44.7%
• Equity multiple: 5.30×
• Total profit: $72,257
• Equity at exit: $5,188

Cash invested: $16,800 (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 43113

• Active inventory: 121
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,725 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$370
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $578

Break-even live

Break-even rent $993

Max offer price $60,000

Occupancy floor 61%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
344 Watt St Circleville, OH	3.0	2.0	1400	$1,725	$1.23	17d	1	1.37mi

HOA detail

• Monthly dues: $370 · $4,440/yr
• Likely covers: electric

Listing history 3 events

1. 2026-06-18
   days on market $60,000 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $60,000 Active 1 DOM

ⓘ 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: $20,700
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − HOA: −$4,440
• − Depreciation: −$1,745
• Taxable income: $6,642
• Est. tax owed @ 24.0%: −$1,594
• After-tax cash flow: $5,343/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: Circleville City
• NCES district ID: 3904376
• Math proficiency: 37% ▼ -19.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $39,318
• Composite: 35.09/100
• National rank: #5021
• State rank: #533 of 656 in OH

Livability — Circleville

• Score: 71/100
• State rank: #437
• US rank: #7237

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Circleville, OH
• County: Pickaway · 57,589 people
• Metro: Columbus, OH
• Population (ZIP): 24,314
• Household income: $63,715
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 7.4

Population outlook (Pickaway County) Hauer SSP2

• Today (2025): 59,488 people
• By 2030: 60,400 · +1.5%
• By 2040: 61,498 · +3.4%
• By 2050: 61,478 · +3.3%
• By 2075: 59,696 · +0.3%
• By 2100: 51,458 · -13.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Black 1%
• Common ancestry: Slovak 2% Romanian 2% Iranian 1%
• Foreign-born: 0%

Political lean MEDSL · Pickaway

• 2024 margin: Solid R (+48.5) · D 25.3% · R 73.8%
• 2008→2024 swing: -26.8pp toward R · 2008: -21.7pp · 2024: -48.5pp
• All cycles: 2024: R+48.5 2020: R+47.0 2016: R+42.6 2012: R+18.7 2008: R+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -136.77%
• Current HPI: 241.5556
• 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

+50.4% since first listed

4 events — show timeline

• 2026-06-17 Listed $60,000 CBRMLS
• 2001-05-09 Sold (MLS) $39,000 CBRMLS
• 2001-04-24 Listing Removed — CBRMLS
• 2001-01-25 Listed $39,900 CBRMLS