701 Mill St #71 · North Lewisburg, OH 43060

$99,900

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 27 Days on market

Built 1996 Good condition 35 ac lot $465/mo HOA · 14% of rent

---

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 +5.3/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A 2022 Giles Built, Anniversary model single wide 16 x 76 with 3 bedrooms and 2 full baths, eat-in kitchen, large family room, owner bedroom walk-in closet and huge shed on the lot. Located in Meadows at North Lewisburg near Honda, Marysville and Bellefontaine.

Key facts

• Large family room
• Huge shed
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• LARGE FAMILY ROOM
• OWNER BEDROOM WALK-IN CLOSET
• HUGE SHED

Property features AI

Finance

• Other: Located in the Meadows at North Lewisburg subdivision; Lot size about 35.21 acres (property reported as without deeded land)
• HOA & community: Homeowners association with a monthly fee of $465; Association contact available

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: One-story property; Other residential without deeded land (manufactured/mobile)
• Construction: Built in 1996; No common walls
• Exterior features: Slab foundation; Mobile home dimensions approximately 16' x 76'

Interior

• Bedrooms: Three main-level bedrooms
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Insulated windows throughout; Living area approximately 1,216

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#672 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Triad Local (rural): math 61% / reading 61% proficiency, ranked #255 of 656 in OH (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 7 active listings in the ZIP; 42 units permitted in Champaign County in 2024 (0 in 5+ unit buildings).
• At $3,319/mo this rent would consume 64% of the median local household income ($62k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Champaign County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Recommended offer $98,401 (1.5% below list)

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. 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?
4. 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.
5. 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.
6. 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: 3.32% ✓
• Cap rate: 23.91%
• Cash-on-cash: 62.92%
• DSCR: 3.80
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $246,848
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 W Mill St #50	0.05mi	3/2.0	1,140 (-6%)	7mo	$25,000	$22	82
117 Abbey Ln	0.33mi	3/2.0	1,242 (+2%)	8mo	$208,500	$168	74
91 Abbey Ln	0.40mi	3/2.0	1,242 (+2%)	11mo	$257,000	$207	68
40 Dooley Dr	0.53mi	3/1.0	1,080 (-11%)	12mo	$219,000	$203	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 62.0%
• Equity multiple: 3.77×
• Total profit: $77,554
• Equity at exit: $14,895

10-year hold

• IRR: 66.6%
• Equity multiple: 7.76×
• Total profit: $189,173
• Equity at exit: $8,638

Cash invested: $27,972 (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 43060

• Home prices YoY: -19.3%
• Active inventory: 7
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $3,319 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$465
• Vacancy / Maint / Mgmt: −$697
• Net cashflow: $1,467

Break-even live

Break-even rent $1,463

Max offer price $99,900

Occupancy floor 51%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $465 · $5,580/yr

Listing history 16 events

1. 2026-06-18
   days on market $99,900 Active 27 DOM
2. 2026-06-17
   days on market $99,900 Active 26 DOM
3. 2026-06-16
   days on market $99,900 Active 25 DOM
4. 2026-06-15
   days on market $99,900 Active 24 DOM
5. 2026-06-13
   days on market $99,900 Active 22 DOM
6. 2026-06-13
   days on market $99,900 Active 21 DOM
7. 2026-06-09
   days on market $99,900 Active 18 DOM
8. 2026-06-08
   days on market $99,900 Active 17 DOM
9. 2026-06-07
   remarks 261-char remark
10. 2026-06-07
    days on market $99,900 Active 16 DOM
11. 2026-06-05
    days on market $99,900 Active 13 DOM
12. 2026-06-03
    days on market $99,900 Active 12 DOM
13. 2026-06-02
    days on market $99,900 Active 11 DOM
14. 2026-06-01
    days on market $99,900 Active 10 DOM
15. 2026-05-31
    days on market $99,900 Active 9 DOM
16. 2026-05-22
    listed $99,900 Active

ⓘ 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 · 19 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,827
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$3,186
• − Management: −$3,186
• − HOA: −$5,580
• − Depreciation: −$2,906
• Taxable income: $17,375
• Est. tax owed @ 24.0%: −$4,170
• After-tax cash flow: $13,429/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 · 13 photos

Good 80/100 Cosmetic rehab

This single-wide mobile home is in good condition with modern finishes and a good layout. It is ready for a new owner and would benefit from some landscaping and painting to enhance its curb appeal and value.

Value-add opportunities

• Both landscaping — improves curb appeal and enhances property value
• Both painting — refreshes the interior and exterior, making the home more appealing

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — improves curb appeal and enhances property value ↑
• Both painting — refreshes the interior and exterior, making the home more appealing ↑

ⓘ 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: Triad Local
• NCES district ID: 3904620
• Math proficiency: 61% ▼ -9.00%
• Reading proficiency: 61% ▼ -5.00%
• Median HH income: $60,419
• Composite: 52.91/100
• National rank: #1531
• State rank: #255 of 656 in OH

Livability — North Lewisburg

• Score: 66/100
• State rank: #672
• US rank: #11848

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Lewisburg, OH
• County: Champaign · 37,359 people
• Population (ZIP): 2,385
• Household income: $61,776
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 5.0

Population outlook (Champaign County) Hauer SSP2

• Today (2025): 36,480 people
• By 2030: 34,790 · -4.6%
• By 2040: 31,082 · -14.8%
• By 2050: 27,217 · -25.4%
• By 2075: 19,156 · -47.5%
• By 2100: 12,690 · -65.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Lithuanian 4% Italian 4% Serbian 3%
• Foreign-born: 1% · Canada

Political lean MEDSL · Champaign

• 2024 margin: Solid R (+50.8) · D 24.1% · R 74.9%
• 2008→2024 swing: -30.9pp toward R · 2008: -19.9pp · 2024: -50.8pp
• All cycles: 2024: R+50.8 2020: R+47.7 2016: R+44.5 2012: R+20.1 2008: R+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.71%
• Current HPI: 266.8896
• 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

• 2026-05-22 Listed $99,900 CBRMLS