CLAYTON Guardian Plan · Chillicothe, OH 45601

$104,900

3 bd · 2.0 ba · 1,325 sqft · Manufactured · 71 Days on market

Good condition

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover comfortable living in this 3-bedroom, 2-bathroom manufactured home located in Chillicothe, Ohio within the Kenowa Estates community. Built by Clayton, this Guardian model offers 1,325 square feet of well-designed space, making it ideal for families or anyone looking for extra room to spread out. The home features a practical layout with a spacious living area, a functional kitchen, and generously sized bedrooms. The primary bedroom includes its own private bathroom, adding convenience and privacy. With 2 full bathrooms, this home is designed to support both everyday living and hosting guests. Situated in Kenowa Estates, this manufactured home in Chillicothe, OH provides a peaceful community setting while still being close to local shopping, dining, and amenities. This is a great opportunity to own a well-built Clayton home in a desirable location.

Key facts

• Listed 71 days

🏗️ New construction. The $104,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $33,696.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $885 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 37.8% vs local median 4.2% in Chillicothe — 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 62/100 on livability (#909 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime D-, amenities F.
• Union-Scioto Local (town): math 54% / reading 61% proficiency, ranked #331 of 656 in OH (top 50%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 178 active listings in the ZIP; 24 units permitted in Ross County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $233 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Ross County population projected at -12% 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 $9k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

Recommended offer $98,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 4.20% ✓
• Cap rate: 37.83%
• Cash-on-cash: 112.62%
• DSCR: 6.01
• GRM: 2.0

CMA / ARV

• ARV (median comp): $33,696
• List price: $104,900
• Delta: 211.32%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.40×
• Total profit: $50,958
• Equity at exit: $5,024

10-year hold

• IRR: —
• Equity multiple: 13.41×
• Total profit: $117,079
• Equity at exit: $2,913

Cash invested: $9,435 (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 45601

• Active inventory: 178
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,416 medium
• Mortgage (P&I): −$177
• Tax est. 1.5%: −$42 /mo · $505/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $885

Break-even live

Break-even rent $295

Max offer price $33,696

Occupancy floor 32%

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: $8,424
• Closing costs: $1,011
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $104,900 Active 71 DOM
2. 2026-06-17
   days on market $104,900 Active 70 DOM
3. 2026-06-16
   days on market $104,900 Active 69 DOM
4. 2026-06-15
   days on market $104,900 Active 68 DOM
5. 2026-06-13
   days on market $104,900 Active 66 DOM
6. 2026-06-12
   days on market $104,900 Active 65 DOM
7. 2026-06-09
   days on market $104,900 Active 62 DOM
8. 2026-06-08
   days on market $104,900 Active 61 DOM
9. 2026-06-08
   days on market $104,900 Active 60 DOM
10. 2026-06-07
    days on market $104,900 Active 59 DOM
11. 2026-06-04
    days on market $104,900 Active 56 DOM
12. 2026-06-02
    days on market $104,900 Active 55 DOM
13. 2026-06-01
    days on market $104,900 Active 54 DOM
14. 2026-05-31
    days on market $104,900 Active 53 DOM
15. 2026-04-08
    listed $104,900 Active 868-char remark

    Show marketing remark (868 chars)

    Discover comfortable living in this 3-bedroom, 2-bathroom manufactured home located in Chillicothe, Ohio within the Kenowa Estates community. Built by Clayton, this Guardian model offers 1,325 square feet of well-designed space, making it ideal for families or anyone looking for extra room to spread out. The home features a practical layout with a spacious living area, a functional kitchen, and generously sized bedrooms. The primary bedroom includes its own private bathroom, adding convenience and privacy. With 2 full bathrooms, this home is designed to support both everyday living and hosting guests. Situated in Kenowa Estates, this manufactured home in Chillicothe, OH provides a peaceful community setting while still being close to local shopping, dining, and amenities. This is a great opportunity to own a well-built Clayton home in a desirable location.

ⓘ 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 4/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,987
• − Mortgage interest: −$1,887
• − Property taxes: −$505
• − Insurance: −$168
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − Depreciation: −$980
• Taxable income: $10,728
• Est. tax owed @ 24.0%: −$2,575
• After-tax cash flow: $8,051/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 · 2 photos

Good 80/100 Cosmetic rehab

This Clayton Guardian manufactured home in Chillicothe, Ohio is in good condition with a good exterior and interior. It has a practical layout and is well-maintained, making it an attractive option for families or investors looking to add value through minor cosmetic updates.

Value-add opportunities

• Both Paint exterior — Fresh paint can enhance curb appeal and home value
• Both Replace HVAC filters — Clean filters improve air quality and efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Fresh paint can enhance curb appeal and home value ↑
• Both Replace HVAC filters — Clean filters improve air quality and efficiency ↑

ⓘ 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: Union-Scioto Local
• NCES district ID: 3904953
• Math proficiency: 54% ▼ -9.00%
• Reading proficiency: 61% ▼ -3.00%
• Median HH income: $50,050
• Composite: 48.98/100
• National rank: #2072
• State rank: #331 of 656 in OH

Livability — Chillicothe

• Score: 62/100
• State rank: #909
• US rank: #17195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ross · 75,517 people
• Population (ZIP): 56,453
• Household income: $57,430
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 10.6

Population outlook (Ross County) Hauer SSP2

• Today (2025): 75,482 people
• By 2030: 74,035 · -1.9%
• By 2040: 70,702 · -6.3%
• By 2050: 66,706 · -11.6%
• By 2075: 55,398 · -26.6%
• By 2100: 42,197 · -44.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Iranian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Ross

• 2024 margin: Solid R (+39.3) · D 29.9% · R 69.2%
• 2008→2024 swing: -32.1pp toward R · 2008: -7.2pp · 2024: -39.3pp
• All cycles: 2024: R+39.3 2020: R+35.2 2016: R+27.4 2012: R+2.4 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -231.40%
• Current HPI: 205.7051
• 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

• 2026-04-08 Listed $104,900 Zillow