2061 State Route 125 #130 · Amelia, OH 45102

$114,900

3 bd · 2.0 ba · 1,536 sqft · Manufactured · 1 Days on market

Built 2026 Good condition $649/mo HOA · 32% of rent

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Why this score? — see what drove the C+ 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 +21.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this stunning, never‑lived‑in doublewide by Clayton Wakarusa, located at Lot 130 in Amelia Estates! Offering 1,536 square feet of brand‑new living space, this beautifully designed home features 3 bedrooms and 2 full bathrooms with a bright, open‑concept layout that feels spacious and inviting from the moment you walk in. Priced at $114,900, this home provides plenty of room to stretch out, entertain guests, or simply enjoy that fresh new home'' feeling every day. Everything is completely new and move‑in ready, giving you a clean slate to make it your own. Don't miss your chance to be the very first to live in this impressive 32 x 48 home. Buyer must sign a land lease incorpo

Key facts

• Built 2026

Property features AI

Finance

• Other: Zoned residential
• HOA & community: HOA with monthly fee of $649; Association covers security, snow removal, landscaping/community maintenance, play area, professional management and other services

Exterior

• Parking: Two assigned parking spaces on asphalt
• Security: Community security included in association services
• Utilities: Public water; Private sewer; Gas available at street
• Home design: Manufactured single-family home; One level
• Construction: Shingle roof; Other construction materials; Other foundation details
• Exterior features: Garden-style windows; Fishing-friendly community

Interior

• Kitchen: Dishwasher; Oven/Range; Refrigerator; Vinyl flooring in kitchen
• Bedrooms: Three bedrooms total; Primary bedroom on level 1 (14 x 13); Bedroom 2 on level 1 (10 x 13); Bedroom 3 on level 1 (10 x 13)
• Flooring: Vinyl flooring (kitchen)
• Bathrooms: Two full bathrooms on level 1
• Heating & cooling: Electric heating (ENERGY STAR); Central air conditioning; Electric water heating
• Interior features: Open living/great room; Counter bar; Eat-in kitchen; Kitchen island; Walkout dining area
• Laundry & utility: Main-level laundry room (8 x 6)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 8.1% vs local median 3.0% in Amelia — 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 68/100 on livability (#539 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, health & safety F.
• West Clermont Local (suburban): math 51% / reading 57% proficiency, ranked #373 of 656 in OH (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.0%/yr); 59 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 996 units permitted in Clermont County in 2024 (210 in 5+ unit buildings).
• This rent runs 32% of the median local income ($77k/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 $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $114,900

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: 1.78% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.33%
• DSCR: 1.28
• GRM: 4.7

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-7,388
• Equity at exit: $17,132

10-year hold

• IRR: 3.9%
• Equity multiple: 1.29×
• Total profit: $9,220
• Equity at exit: $9,934

Cash invested: $32,172 (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 45102

• Home prices YoY: -30.6%
• Rents YoY: 3.0%
• Active inventory: 59
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,041 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$649
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $170

Break-even live

Break-even rent $1,827

Max offer price $114,900

Occupancy floor 87%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1510 Redridge DR Amelia, OH	2.0	2.0	1455	$2,199	$1.51	2d	19	0.62mi
2191 E Ohio Pike Amelia, OH	3.0	2.0	1103	$1,399	$1.27	2d	1	0.77mi

HOA detail

• Monthly dues: $649 · $7,788/yr

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $114,900 Active 1 DOM

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,496
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$1,960
• − Management: −$1,960
• − HOA: −$7,788
• − Depreciation: −$3,343
• Taxable income: $712
• Est. tax owed @ 24.0%: −$171
• After-tax cash flow: $1,864/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 · 3 photos

Good 80/100 None rehab

This move-in ready Clayton Wakarusa doublewide is in excellent condition with new finishes and appliances, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Both Adding a small patio or deck — This can increase the home's livability and appeal to potential buyers/renters.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive to potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Adding a small patio or deck — This can increase the home's livability and appeal to potential buyers/renters. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive to potential buyers/renters. ↑

ⓘ 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: West Clermont Local
• NCES district ID: 3904635
• Math proficiency: 51% ▼ -14.00%
• Reading proficiency: 57% ▼ -11.00%
• Median HH income: $56,436
• Composite: 46.7/100
• National rank: #2402
• State rank: #373 of 656 in OH

Livability — Amelia

• Score: 68/100
• State rank: #539
• US rank: #9092

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clermont County · 173,169 people
• City population: 25,448
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 25,448
• Household income: $76,763
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 451.0

Population outlook (Clermont County) Hauer SSP2

• Today (2025): 210,162 people
• By 2030: 212,463 · +1.1%
• By 2040: 212,504 · +1.1%
• By 2050: 205,957 · -2.0%
• By 2075: 182,728 · -13.1%
• By 2100: 143,986 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 4% Black 2%
• Common ancestry: Slovak 2% Serbian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Clermont

• 2024 margin: Solid R (+35.8) · D 31.7% · R 67.4%
• 2008→2024 swing: -3.4pp toward R · 2008: -32.4pp · 2024: -35.8pp
• All cycles: 2024: R+35.8 2020: R+36.6 2016: R+41.3 2012: R+35.5 2008: R+32.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.16%
• Current HPI: 243.3037
• Rent YoY: ▲ 3.00%
• Metro: Cincinnati, OH-KY-IN
• 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

• 2026-06-14 Listed $114,900 Cincy MLS