Clayton 65 Worthington Arms Plan · Delaware, OH 43035

$95,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 106 Days on market

Good condition

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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
• Schools +7.6/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Worthington Arms manufactured home community is located in Lewis Center, Ohio, owned and operated by UMH Properties, Inc. Our turnkey ready homes at Worthington Arms are built to fit your carefree lifestyle. The floor plans include 2 to 3-bedroom, 2-bathroom homes with open concept designs. Our homes include large living areas, eat-in kitchens, and primary suites. Worthington Arms is perfectly suited for community social gatherings with exclusive amenities like a playground, a pool, a laundry facility, and a fish pond for our residents to use. Call Worthington Arms today to schedule a tour of your new home! Located just 20 miles from Columbus, Worthington Arms community is in a prime location conveniently located near fitness centers, food stores, shopping, restaurants and schools, all while offering a tranquil neighborhood feel. An outdoor enthusiast's dream, the Lewis Center area is home to lakes, parks and trails. Nestled near the beautiful Alum Creek State Park, Worthington Arms residents can enjoy camping, hiking, and picnics. Enjoy the best of both worlds-urban and rural-in a new home uniquely built for you. The Worthington Arms community is located in the Olentangy Central School District.

Key facts

• Eat-in kitchens
• Exclusive amenities
• Turnkey ready homes

Tags

• TURNKEY READY HOMES
• OPEN CONCEPT DESIGNS
• LARGE LIVING AREAS
• EAT-IN KITCHENS
• PRIMARY SUITES
• EXCLUSIVE AMENITIES

🏗️ 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 2-bed/2.0-bath manufactured listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $916 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.9% vs local median 2.5% in Delaware — 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 80/100 on livability (#116 in OH, #1,717 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, schools A; Watch: amenities C-, commute F.
• Olentangy Local (rural): math 81% / reading 84% proficiency, ranked #18 of 656 in OH (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical; only 5% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.9%/yr); 172 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 2,233 units permitted in Delaware County in 2024 (304 in 5+ unit buildings).
• This rent is only 15% of the median local income ($155k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Delaware County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Recommended offer $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.10% ✓
• Cap rate: 17.86%
• Cash-on-cash: 41.32%
• DSCR: 2.84
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.89% rent growth · sell at horizon

5-year hold

• IRR: 36.6%
• Equity multiple: 2.53×
• Total profit: $40,779
• Equity at exit: $14,165

10-year hold

• IRR: 42.7%
• Equity multiple: 4.83×
• Total profit: $101,932
• Equity at exit: $8,214

Cash invested: $26,600 (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 43035

• Home prices YoY: -12.0%
• Rents YoY: 1.9%
• Active inventory: 172
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,991 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $916

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 49%

Sensitivity live

Price	-10% $982	-5% $949	+0% $916	+5% $883	+10% $850
Rent	-10% $759	-5% $837	+0% $916	+5% $995	+10% $1,073
Rate	-1.0pp $964	-0.5pp $940	base $916	+0.5pp $891	+1.0pp $866

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5654 Orange Summit Dr Lewis Center, OH	1.0–3.0	1.0–2.5	1220	$2,030	$1.66	4d	11	0.45mi
505 Wintergreen Way Lewis Center, OH	2.0	2.0	1415	$2,250	$1.59	24d	1	0.72mi
5983 Bluestone Way Lewis Center, OH	3.0	2.0	1415	$2,150	$1.52	44d	1	0.80mi
5901 Blackbird Way Lewis Center, OH	2.0	2.0	1442	$2,199	$1.52	44d	1	0.84mi

Listing history 15 events

1. 2026-06-18
   days on market $95,000 Active 106 DOM
2. 2026-06-17
   days on market $95,000 Active 105 DOM
3. 2026-06-16
   days on market $95,000 Active 104 DOM
4. 2026-06-15
   days on market $95,000 Active 103 DOM
5. 2026-06-13
   days on market $95,000 Active 101 DOM
6. 2026-06-13
   days on market $95,000 Active 100 DOM
7. 2026-06-10
   days on market $95,000 Active 97 DOM
8. 2026-06-08
   days on market $95,000 Active 96 DOM
9. 2026-06-07
   days on market $95,000 Active 95 DOM
10. 2026-06-05
    days on market $95,000 Active 92 DOM
11. 2026-06-03
    days on market $95,000 Active 91 DOM
12. 2026-06-02
    days on market $95,000 Active 90 DOM
13. 2026-06-01
    days on market $95,000 Active 89 DOM
14. 2026-05-31
    days on market $95,000 Active 88 DOM
15. 2026-03-04
    listed $95,000 Active 1217-char remark

    Show marketing remark (1217 chars)

    Worthington Arms manufactured home community is located in Lewis Center, Ohio, owned and operated by UMH Properties, Inc. Our turnkey ready homes at Worthington Arms are built to fit your carefree lifestyle. The floor plans include 2 to 3-bedroom, 2-bathroom homes with open concept designs. Our homes include large living areas, eat-in kitchens, and primary suites. Worthington Arms is perfectly suited for community social gatherings with exclusive amenities like a playground, a pool, a laundry facility, and a fish pond for our residents to use. Call Worthington Arms today to schedule a tour of your new home! Located just 20 miles from Columbus, Worthington Arms community is in a prime location conveniently located near fitness centers, food stores, shopping, restaurants and schools, all while offering a tranquil neighborhood feel. An outdoor enthusiast's dream, the Lewis Center area is home to lakes, parks and trails. Nestled near the beautiful Alum Creek State Park, Worthington Arms residents can enjoy camping, hiking, and picnics. Enjoy the best of both worlds-urban and rural-in a new home uniquely built for you. The Worthington Arms community is located in the Olentangy Central School District.

ⓘ 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 ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,887
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,911
• − Management: −$1,911
• − Depreciation: −$2,764
• Taxable income: $10,080
• Est. tax owed @ 24.0%: −$2,419
• After-tax cash flow: $8,573/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

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with modern updates and a move-in-ready appearance. It offers a good balance of curb appeal and interior functionality.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Resale Updating countertops and backsplash in kitchen — Improves kitchen functionality and appearance
• Both Upgrading lighting fixtures — Enhances interior ambiance and safety

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Resale Updating countertops and backsplash in kitchen — Improves kitchen functionality and appearance ↑
• Both Upgrading lighting fixtures — Enhances interior ambiance and safety ↑

ⓘ 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: Olentangy Local
• NCES district ID: 3904676
• Math proficiency: 81% ▼ -8.00%
• Reading proficiency: 84% ▼ -5.00%
• Median HH income: $111,074
• Composite: 75.56/100
• National rank: #132
• State rank: #18 of 656 in OH

Livability — Delaware

• Score: 80/100
• State rank: #116
• US rank: #1717

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Delaware County · 203,207 people
• City population: 61,401
• Metro: Columbus, OH
• Population (ZIP): 36,012
• Household income: $154,683
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 599.0

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 230,854 people
• By 2030: 249,294 · +8.0%
• By 2040: 284,223 · +23.1%
• By 2050: 315,314 · +36.6%
• By 2075: 379,462 · +64.4%
• By 2100: 403,158 · +74.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Asian 18% Black 8% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Slovak 5% Italian 3% Lithuanian 2%
• Foreign-born: 19% · Canada, China, Vietnam
• Languages at home: 79% English-only · Other Indo-European 8% Other Asian/Pacific 5% Chinese 3%

Political lean MEDSL · Delaware

• 2024 margin: Lean R (+6.6) · D 46.2% · R 52.8%
• 2008→2024 swing: +13.0pp toward D · 2008: -19.6pp · 2024: -6.6pp
• All cycles: 2024: R+6.6 2020: R+6.8 2016: R+16.1 2012: R+23.7 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.23%
• Current HPI: 214.3911
• Rent YoY: ▲ 1.89%
• 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

1 event — show timeline

• 2026-03-04 Listed $95,000 Zillow