4285 Broadway Unit D25 · Grove City, OH 43123

$67,500

3 bd · 2.0 ba · 1,056 sqft · SingleFamily · 47 Days on market

Built 2023 Good condition $64/sqft · 73% below area $600/mo HOA · 30% of rent ↓ 10% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this nearly new 2023 single-wide that offers the perfect blend of modern style and low-maintenance living! With over 1,000 square feet, this home features a bright open-concept layout that seamlessly connects the living room and kitchen--ideal for everyday living and entertaining. The beautiful kitchen is a standout, complete with newer appliances, ample cabinetry, and plenty of counter space. The home offers 3 bedrooms and 2 full bathrooms, including a comfortable primary suite designed for privacy and convenience. Need extra storage? This property includes two sheds, giving you plenty of room for tools, hobbies, or seasonal items. Built in 2023, everything is practically b

Key facts

• Built 2023
• Listed 46 days

Property features AI

Finance

• Other: Located in the Jones Estates subdivision, Jackson township
• HOA & community: Homeowners association with a $600 monthly fee

Exterior

• Parking: On-street parking; Assigned parking
• Utilities: Public water; Public sewer
• Home design: One-story manufactured home (Other residential without deeded land); Built in 2023; No common walls; Mobile dimensions roughly 66' x 16'
• Construction: Other foundation
• Exterior features: Includes shed(s)

Interior

• Bedrooms: Three main-level bedrooms
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Insulated windows throughout; Living area approximately 1,056

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $68k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $501 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $68k).
• Recommended offer: $65k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.2% vs local median 2.7% in Grove City — 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 77/100 on livability (#190 in OH, #2,911 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, cost of living A+; Watch: commute D, amenities F, health & safety F.
• South-Western City (suburban): math 40% / reading 48% proficiency, ranked #500 of 656 in OH (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.7%/yr); 327 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $467 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Franklin County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $65,475 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 A-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: 2.94% ✓
• Cap rate: 15.20%
• Cash-on-cash: 31.82%
• DSCR: 2.42
• GRM: 2.8

CMA / ARV

• ARV (median comp): $246,342
• List price: $67,500
• Delta: -72.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4159 Franklin St	0.15mi	3/1.0	1,066 (+1%)	8mo	$245,000	$230	81
4372 Robin St	0.26mi	3/1.0	1,114 (+6%)	4mo	$214,900	$193	71
3510 Stephen St	0.18mi	3/1.5	910 (-14%)	2mo	$245,000	$269	65
4194 Rishel Ct	0.29mi	3/2.0	1,174 (+11%)	6mo	$305,000	$260	63
3283 Kingston Ave	0.40mi	3/1.0	1,122 (+6%)	7mo	$278,000	$248	61
3140 Kingston Ave	0.61mi	3/1.0	1,082 (+2%)	4mo	$271,000	$250	60
4170 Demorest Rd	0.35mi	3/2.0	1,176 (+11%)	9mo	$326,111	$277	57
3646 Park St	0.56mi	3/1.0	1,104 (+4%)	9mo	$255,000	$231	55
4205 Patzer Ave	0.61mi	3/2.0	984 (-7%)	8mo	$265,000	$269	53
3594 Park St	0.49mi	2/2.0 (-1)	1,152 (+9%)	6mo	$275,000	$239	52
3705 Casa Blvd	0.64mi	2/1.0 (-1)	984 (-7%)	2mo	$151,250	$154	48
4256 Eleanor Ave	0.57mi	3/1.0	1,198 (+13%)	4mo	$315,000	$263	44

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 · 3.68% rent growth · sell at horizon

5-year hold

• IRR: 28.4%
• Equity multiple: 2.20×
• Total profit: $22,751
• Equity at exit: $10,064

10-year hold

• IRR: 36.6%
• Equity multiple: 4.61×
• Total profit: $68,225
• Equity at exit: $5,836

Cash invested: $18,900 (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 43123

• Rents YoY: 3.7%
• Active inventory: 327
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,984 high
• Mortgage (P&I): −$354
• Tax est. 1.5%: −$84 /mo · $1,012/yr
• Insurance: −$28
• HOA: −$600
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $501

Break-even live

Break-even rent $1,350

Max offer price $67,500

Occupancy floor 70%

Sensitivity live

Price	-10% $548	-5% $525	+0% $501	+5% $478	+10% $455
Rent	-10% $344	-5% $423	+0% $501	+5% $580	+10% $658
Rate	-1.0pp $535	-0.5pp $518	base $501	+0.5pp $484	+1.0pp $466

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3501 Woodlawn Ave Grove City, OH	4.0	1.5	1500	$2,175	$1.45	24d	1	0.09mi
3443 Park St Grove City, OH	1.0–2.0	1.0–2.0	909	$1,784	$1.96	2d	16	0.36mi
3232 Townhouse Dr Grove City, OH	2.0	1.5	1050	$1,350	$1.29	2d	3	0.54mi
3687 Park St Grove City, OH	2.0	1.0	1000	$1,650	$1.65	45d	1	0.55mi
3451 Kells Way Grove City, OH	1.0–3.0	1.0–2.5	1144	$3,101	$2.71	2d	22	0.72mi
3628 Backstretch Way Grove City, OH	2.0	2.0	1499	$2,300	$1.53	22d	1	0.89mi
3081 Thomas Ave Grove City, OH	3.0	1.0	1015	$1,695	$1.67	24d	1	1.07mi
3077 Southwest Blvd Grove City, OH	2.0	1.0	750	$1,077	$1.44	2d	1	1.11mi
3466 Willowood Pl Grove City, OH	1.0–2.0	1.0–2.0	720	$1,345	$1.87	4d	5	1.34mi

HOA detail

• Monthly dues: $600 · $7,200/yr

Listing history 15 events

1. 2026-06-21
   days on market $67,500 Active 47 DOM
2. 2026-06-18
   days on market $67,500 Active 44 DOM
3. 2026-06-18
   pricestatus $67,500 Active 43 DOM
4. 2026-06-17
   days on market $70,000 Contingent 43 DOM
5. 2026-06-16
   days on market $70,000 Contingent 42 DOM
6. 2026-06-15
   days on market $70,000 Contingent 41 DOM
7. 2026-06-13
   statusdays on market $70,000 Contingent 39 DOM
8. 2026-06-09
   days on market $70,000 Active 35 DOM
9. 2026-06-08
   days on market $70,000 Active 34 DOM
10. 2026-06-07
    days on market $70,000 Active 33 DOM
11. 2026-06-03
    days on market $70,000 Active 29 DOM
12. 2026-06-02
    days on market $70,000 Active 28 DOM
13. 2026-06-01
    days on market $70,000 Active 27 DOM
14. 2026-05-31
    days on market $70,000 Active 26 DOM
15. 2026-05-05
    listed $75,000 Active 829-char remark

ⓘ 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,813
• − Mortgage interest: −$3,781
• − Property taxes: −$1,012
• − Insurance: −$338
• − Repairs & maintenance: −$1,905
• − Management: −$1,905
• − HOA: −$7,200
• − Depreciation: −$1,964
• Taxable income: $5,708
• Est. tax owed @ 24.0%: −$1,370
• After-tax cash flow: $4,645/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

Good 80/100 None rehab

This nearly new 2023 single-wide is in excellent condition with modern amenities and low-maintenance living. It's move-in ready with a fresh paint job and landscaping improvements to maximize its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

ⓘ 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: South-Western City
• NCES district ID: 3904480
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 48% ▼ -10.00%
• Median HH income: $51,689
• Composite: 37.95/100
• National rank: #4305
• State rank: #500 of 656 in OH

Livability — Grove City

• Score: 77/100
• State rank: #190
• US rank: #2911

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grove City, OH
• County: Franklin County · 1,351,780 people
• City population: 67,626
• Metro: Columbus, OH
• Population (ZIP): 67,626
• Household income: $91,008
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 1087.0

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 1,456,139 people
• By 2030: 1,556,890 · +6.9%
• By 2040: 1,757,349 · +20.7%
• By 2050: 1,950,539 · +34.0%
• By 2075: 2,376,171 · +63.2%
• By 2100: 2,636,796 · +81.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Hispanic / Latino 5% Black 5% Asian 2%
• Common ancestry: Romanian 2% Slovak 2% Italian 2%
• Foreign-born: 4% · Canada, Vietnam, China
• Languages at home: 93% English-only · Spanish 3% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Franklin

• 2024 margin: Strong D (+28.4) · D 63.7% · R 35.3% · Other 1.0%
• 2008→2024 swing: +7.7pp toward D · 2008: 20.7pp · 2024: 28.4pp
• All cycles: 2024: D+28.4 2020: D+31.4 2016: D+25.9 2012: D+21.7 2008: D+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -241.42%
• Current HPI: 238.709
• Rent YoY: ▲ 3.68%
• 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

-10.0% since first listed

5 events — show timeline

• 2026-06-18 Price Changed $67,500 CBRMLS
• 2026-06-18 Relisted — CBRMLS
• 2026-06-12 Contingent — CBRMLS
• 2026-05-19 Price Changed $70,000 CBRMLS
• 2026-05-05 Listed $75,000 CBRMLS