107 Northcrest Dr · Marysville, OH 43040

$120,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 124 Days on market

Built 2026

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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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +6.1/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hillcrest Estates in Marysville, Ohio is a beautiful manufactured home community owned and operated by UMH Properties, Inc. Enjoy living in the peace and quiet of the scenic countryside, while being close to many luxuries. Our high-quality affordable homes at Hillcrest Estates offer open concept floor plans with spacious living rooms, walk-in closets and primary suites. Each home has high-end attractive kitchens with wood kitchen cabinets, full kitchen appliances package and optional kitchen islands. Our turnkey ready homes also have a yard for those who love to garden or BBQ, a two-car driveway and an 8 x 10 storage shed. Hillcrest Estates is more than just a neighborhood; it is a community, featuring high-end amenities, free for our residents to use. Our amenities include a clubhouse, basketball court, and playground. Come see why Hillcrest Estates is somewhere you want to be! Hillcrest Estates community is situated near the cities of Columbus, Delaware, Bellefontaine, and Marion. Whatever your passion, Hillcrest Estates community puts you on the doorstep of many enjoyable attractions, including shopping, food stores, and gyms. Happiness extends well beyond our community grounds, making Hillcrest Estates a great home option. The residents of Hillcrest Estates community are located in the Marysville EVSD School District.

Key facts

• Yard for gardening
• Two-car driveway
• 8 x 10 storage shed

Tags

• OPEN CONCEPT FLOOR PLANS
• HIGH-END ATTRACTIVE KITCHENS
• OPTIONAL KITCHEN ISLANDS
• YARD FOR GARDENING
• TWO-CAR DRIVEWAY
• 8 X 10 STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 2.2% in Marysville — 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 78/100 on livability (#157 in OH, #2,377 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Marysville Exempted Village (town): math 67% / reading 73% proficiency, ranked #137 of 656 in OH (top 21%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents flat; 222 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,498 units permitted in Union County in 2024 (831 in 5+ unit buildings).
• This rent is only 18% of the median local income ($99k/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 $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Union County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 29y 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% 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 B-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: 1.23% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.16%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.75% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,018
• Equity at exit: $17,892

10-year hold

• IRR: 6.3%
• Equity multiple: 1.42×
• Total profit: $14,265
• Equity at exit: $10,375

Cash invested: $33,600 (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 43040

• Rents YoY: 0.8%
• Active inventory: 222
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,481 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $340

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 72%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14200 Industrial Pkwy Marysville, OH	2.0–3.0	2.0	1216	$1,075	$0.88	1d	1	0.15mi
1000 Kenmore Xing Marysville, OH	2.0	2.0	957	$1,310	$1.37	1d	1	1.27mi

Listing history 17 events

1. 2026-06-18
   days on market $120,000 Active 124 DOM
2. 2026-06-17
   days on market $120,000 Active 123 DOM
3. 2026-06-16
   days on market $120,000 Active 122 DOM
4. 2026-06-15
   days on market $120,000 Active 121 DOM
5. 2026-06-13
   days on market $120,000 Active 119 DOM
6. 2026-06-13
   days on market $120,000 Active 118 DOM
7. 2026-06-09
   days on market $120,000 Active 115 DOM
8. 2026-06-08
   days on market $120,000 Active 114 DOM
9. 2026-06-07
   days on market $120,000 Active 113 DOM
10. 2026-06-05
    days on market $120,000 Active 110 DOM
11. 2026-06-03
    days on market $120,000 Active 109 DOM
12. 2026-06-02
    days on market $120,000 Active 108 DOM
13. 2026-06-01
    days on market $120,000 Active 107 DOM
14. 2026-05-31
    days on market $120,000 Active 106 DOM
15. 2026-02-14
    listed $120,000 Active 1343-char remark

    Show marketing remark (1343 chars)

    Hillcrest Estates in Marysville, Ohio is a beautiful manufactured home community owned and operated by UMH Properties, Inc. Enjoy living in the peace and quiet of the scenic countryside, while being close to many luxuries. Our high-quality affordable homes at Hillcrest Estates offer open concept floor plans with spacious living rooms, walk-in closets and primary suites. Each home has high-end attractive kitchens with wood kitchen cabinets, full kitchen appliances package and optional kitchen islands. Our turnkey ready homes also have a yard for those who love to garden or BBQ, a two-car driveway and an 8 x 10 storage shed. Hillcrest Estates is more than just a neighborhood; it is a community, featuring high-end amenities, free for our residents to use. Our amenities include a clubhouse, basketball court, and playground. Come see why Hillcrest Estates is somewhere you want to be! Hillcrest Estates community is situated near the cities of Columbus, Delaware, Bellefontaine, and Marion. Whatever your passion, Hillcrest Estates community puts you on the doorstep of many enjoyable attractions, including shopping, food stores, and gyms. Happiness extends well beyond our community grounds, making Hillcrest Estates a great home option. The residents of Hillcrest Estates community are located in the Marysville EVSD School District.

16. 1997-03-11
    historical
17. 1997-02-25
    listed $16,500

ⓘ 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 ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,768
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − Depreciation: −$3,491
• Taxable income: $2,312
• Est. tax owed @ 24.0%: −$555
• After-tax cash flow: $3,530/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: Marysville Exempted Village
• NCES district ID: 3904547
• Math proficiency: 67% ▼ -11.00%
• Reading proficiency: 73% ▼ -5.00%
• Median HH income: $65,329
• Composite: 60.81/100
• National rank: #819
• State rank: #137 of 656 in OH

Livability — Marysville

• Score: 78/100
• State rank: #157
• US rank: #2377

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marysville, OH
• County: Union County · 57,133 people
• City population: 38,990
• Metro: Columbus, OH
• Population (ZIP): 38,990
• Household income: $99,321
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 437.0

Population outlook (Union County) Hauer SSP2

• Today (2025): 58,316 people
• By 2030: 60,024 · +2.9%
• By 2040: 62,846 · +7.8%
• By 2050: 64,195 · +10.1%
• By 2075: 65,468 · +12.3%
• By 2100: 60,748 · +4.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 4% Black 2% Asian 1%
• Common ancestry: Slovak 3% Italian 2% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% Arabic 1%

Political lean MEDSL · Union

• 2024 margin: Strong R (+29.6) · D 34.7% · R 64.3% · Other 1.0%
• 2008→2024 swing: -1.6pp toward R · 2008: -28.0pp · 2024: -29.6pp
• All cycles: 2024: R+29.6 2020: R+31.5 2016: R+38.0 2012: R+29.7 2008: R+28.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -266.67%
• Current HPI: 237.0968
• Rent YoY: ▲ 0.75%
• 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

+627.3% since first listed

3 events — show timeline

• 2026-02-14 Listed $120,000 Zillow
• 1997-03-11 Listing Removed — CBRMLS
• 1997-02-25 Listed $16,500 CBRMLS