239 Rosie Ave SW · Pataskala, OH 43062

$99,900

2 bd · 2.0 ba · 1,134 sqft · Manufactured · 15 Days on market

Built 2021 Fair condition $546/mo HOA · 28% 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 +28.4/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MULTIPLE OFFERS. Highest and best by Monday at 10am. Incredible modular house in Summit Ridge Estates on large corner lot. This home has spacious eat-in kitchen with cabinets to the ceilings and opens to equally spacious living room. There are two extra-large bedrooms, one with an ensuite with easy access shower. There is an additional full bath and a laundry room. A lovely, covered porch, room for 2 cars off street parking and a shed for storage complete this home. Home is 1134 SQFT

Key facts

• Large corner lot
• Primary suite
• Ensuite bath

Tags

• LARGE CORNER LOT
• OVERSIZED EAT-IN KITCHEN
• GENEROUS LIVING ROOM
• PRIMARY SUITE
• ENSUITE BATH
• EASY-ACCESS SHOWER

Property features AI

Finance

• HOA & community: Monthly association fee includes cable/satellite and trash; Association amenities include clubhouse and sidewalks

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Public water
• Home design: Single-family residence; One story; Built in 2021; No shared/common walls; Building area total approximately 1,794
• Construction: Other foundation type; Mobile dimensions approximately 42 x 27
• Exterior features: Shed(s)

Interior

• Bedrooms: Two main-level bedrooms
• Flooring: Wood flooring; Carpet; Vinyl flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Electric heating; Wall furnace
• Interior features: Insulated windows; Total living area approximately 1,134

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 3.3% in Pataskala — 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 76/100 on livability (#226 in OH, #3,534 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: amenities F, commute F.
• Licking Heights Local (rural): math 37% / reading 50% proficiency, ranked #493 of 656 in OH (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 161 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 159 units permitted in Licking County in 2024 (0 in 5+ unit buildings).

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

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

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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: 1.98% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.86%
• DSCR: 1.62
• GRM: 4.2

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: 4.4%
• Equity multiple: 1.17×
• Total profit: $4,755
• Equity at exit: $14,895

10-year hold

• IRR: 14.1%
• Equity multiple: 2.15×
• Total profit: $32,123
• 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 43062

• Active inventory: 161
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,974 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$546
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $323

Break-even live

Break-even rent $1,565

Max offer price $99,900

Occupancy floor 79%

Sensitivity live

Price	-10% $392	-5% $358	+0% $323	+5% $289	+10% $254
Rent	-10% $167	-5% $245	+0% $323	+5% $401	+10% $479
Rate	-1.0pp $373	-0.5pp $349	base $323	+0.5pp $297	+1.0pp $271

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
230 Monarch Dr Pataskala, OH	3.0	2.0	1328	$2,186	$1.65	24d	1	0.86mi

HOA detail

• Monthly dues: $546 · $6,552/yr

Listing history 6 events

1. 2026-05-18
   price $99,900 666-char remark
2. 2026-05-11
   price $104,900 666-char remark
3. 2026-05-07
   listed $109,900 Active 666-char remark
4. 2024-03-19
   soldstatus $89,900 Closed 488-char remark

   Show marketing remark (488 chars)

   MULTIPLE OFFERS. Highest and best by Monday at 10am. Incredible modular house in Summit Ridge Estates on large corner lot. This home has spacious eat-in kitchen with cabinets to the ceilings and opens to equally spacious living room. There are two extra-large bedrooms, one with an ensuite with easy access shower. There is an additional full bath and a laundry room. A lovely, covered porch, room for 2 cars off street parking and a shed for storage complete this home. Home is 1134 SQFT

5. 2024-03-04
   historical Contingent Finance and Inspection 488-char remark

   Show marketing remark (488 chars)

   MULTIPLE OFFERS. Highest and best by Monday at 10am. Incredible modular house in Summit Ridge Estates on large corner lot. This home has spacious eat-in kitchen with cabinets to the ceilings and opens to equally spacious living room. There are two extra-large bedrooms, one with an ensuite with easy access shower. There is an additional full bath and a laundry room. A lovely, covered porch, room for 2 cars off street parking and a shed for storage complete this home. Home is 1134 SQFT

6. 2024-02-29
   listed $89,900 Active 488-char remark

   Show marketing remark (488 chars)

   MULTIPLE OFFERS. Highest and best by Monday at 10am. Incredible modular house in Summit Ridge Estates on large corner lot. This home has spacious eat-in kitchen with cabinets to the ceilings and opens to equally spacious living room. There are two extra-large bedrooms, one with an ensuite with easy access shower. There is an additional full bath and a laundry room. A lovely, covered porch, room for 2 cars off street parking and a shed for storage complete this home. Home is 1134 SQFT

ⓘ 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 ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $23,688
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,895
• − Management: −$1,895
• − HOA: −$6,552
• − Depreciation: −$2,906
• Taxable income: $2,846
• Est. tax owed @ 24.0%: −$683
• After-tax cash flow: $3,194/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 · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to update the kitchen and bathrooms, which would significantly increase its resale and rental value.

Repairs flagged

• Major Kitchen appliances — Appliances appear outdated and may need replacement.
• Major Kitchen countertops — Countertops appear dated and may need replacement.
• Minor Bathroom fixtures — Standard fixtures may need updating for a fresh look.

Value-add opportunities

• Both Paint and update kitchen appliances — Fresh paint and new appliances would enhance both resale and rental value.
• Both Replace countertops and bathroom fixtures — Modernizing these areas would significantly boost appeal and value.
• Both Landscaping improvements — Enhanced landscaping would improve curb appeal and attract more potential buyers/tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · Appliances appear outdated and may need replacement.	Major	$15,000–50,000
Kitchen countertops · Countertops appear dated and may need replacement.	Major	$15,000–50,000
Bathroom fixtures · Standard fixtures may need updating for a fresh look.	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both Paint and update kitchen appliances — Fresh paint and new appliances would enhance both resale and rental value. ↑
• Both Replace countertops and bathroom fixtures — Modernizing these areas would significantly boost appeal and value. ↑
• Both Landscaping improvements — Enhanced landscaping would improve curb appeal and attract more potential buyers/tenants. ↑

ⓘ 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: Licking Heights Local
• NCES district ID: 3904800
• Math proficiency: 37% ▼ -27.00%
• Reading proficiency: 50% ▼ -14.00%
• Median HH income: $68,105
• Composite: 39.08/100
• National rank: #4050
• State rank: #493 of 656 in OH

Livability — Pataskala

• Score: 76/100
• State rank: #226
• US rank: #3534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pataskala, OH
• County: Licking County · 109,194 people
• City population: 32,037
• Metro: Columbus, OH
• Population (ZIP): 32,037
• Household income: $105,968
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 316.0

Population outlook (Licking County) Hauer SSP2

• Today (2025): 178,210 people
• By 2030: 180,917 · +1.5%
• By 2040: 183,885 · +3.2%
• By 2050: 182,985 · +2.7%
• By 2075: 178,377 · +0.1%
• By 2100: 161,075 · -9.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Asian 8% Two or more races 6% Black 5% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Romanian 2% Scotch-Irish 2%
• Foreign-born: 9% · India, Canada
• Languages at home: 88% English-only · Other Indo-European 7% Spanish 2% Arabic 1%

Political lean MEDSL · Licking

• 2024 margin: Solid R (+30.0) · D 34.5% · R 64.6%
• 2008→2024 swing: -14.2pp toward R · 2008: -15.8pp · 2024: -30.0pp
• All cycles: 2024: R+30.0 2020: R+28.1 2016: R+28.9 2012: R+14.7 2008: R+15.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -255.15%
• Current HPI: 236.5135
• Rent YoY: —
• 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

+5.7% since first listed

8 events — show timeline

• 2026-05-29 Sold (MLS) $95,000 CBRMLS
• 2026-05-22 Pending — CBRMLS
• 2026-05-18 Price Changed $99,900 CBRMLS
• 2026-05-11 Price Changed $104,900 CBRMLS
• 2026-05-07 Listed $109,900 CBRMLS
• 2024-03-19 Sold (MLS) $89,900 CBRMLS
• 2024-03-04 Contingent — CBRMLS
• 2024-02-29 Listed $89,900 CBRMLS