6501 Germantown Rd #453 · Middletown, OH 45042

$105,100

3 bd · 2.0 ba · 1,120 sqft · Manufactured · 43 Days on market

Built 2026 Good condition

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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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +5.2/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

If you're looking for a friendly and relaxing atmosphere, we invite you to see the homes at Catalina Community in Middletown, Ohio. Brought to you by UMH Properties, the homes at Catalina range from 2 to 3-bedrooms and 2-bathrooms and are built for your modern lifestyle. The floor plans in this manufactured home community include open-concepts with large eat-in kitchens, and plenty of cabinet and countertop space. Our community offers high end amenities which are free for all of our community residents to use. Enjoy sunbathing by the pool, taking the kids to the playground, or having a burger with a neighbor during our summer cookouts. Catalina community in Middletown, OH, is located 30 min

Key facts

• High end amenities
• Country setting
• Built 2026

Tags

• LARGE EAT-IN KITCHENS
• HIGH END AMENITIES
• COUNTRY SETTING
• MADISON SCHOOL DISTRICT

Property features AI

Finance

• Financial info: List price $105,100

Exterior

• Home design: Spec plan: Clayton 453 Catalina; Condominium at 6501 Germantown Rd #453, Middletown, OH
• Exterior features: Shake roof

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Dishwasher; Microwave; Refrigerator

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 $251 ($3k/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: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 3.8% in Middletown — 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 72/100 on livability (#389 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, amenities D+, commute F.
• Madison Local (rural): math 59% / reading 61% proficiency, ranked #274 of 656 in OH (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Madison Elementary School (math 69% / reading 66%, grade B+, #446 of 1,584 statewide, top 29%, 696 students, 36% FRL); Madison Junior High (math 53% / reading 55%, grade B-, #352 of 654 statewide, top 55%, 379 students, 0% FRL); Madison High School (math 47% / reading 62%, grade C-, #303 of 781 statewide, top 42%, 403 students, 67% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: 72 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 1,163 units permitted in Butler County in 2024 (356 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $727 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

Recommended offer $101,947 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 1.18% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.24%
• DSCR: 1.46
• GRM: 7.1

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: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,011
• Equity at exit: $15,671

10-year hold

• IRR: 8.8%
• Equity multiple: 1.67×
• Total profit: $19,799
• Equity at exit: $9,087

Cash invested: $29,428 (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 45042

• Active inventory: 72
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,237 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,576/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $251

Break-even live

Break-even rent $919

Max offer price $105,100

Occupancy floor 75%

Sensitivity live

Price	-10% $324	-5% $288	+0% $251	+5% $215	+10% $179
Rent	-10% $153	-5% $202	+0% $251	+5% $300	+10% $349
Rate	-1.0pp $304	-0.5pp $278	base $251	+0.5pp $224	+1.0pp $196

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: $26,275
• Closing costs: $3,153
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6501 Germantown Rd Middletown, OH	2.0–3.0	2.0	1184	$1,100	$0.93	3d	1	0.07mi
2513 Aspen St Unit 2513A Middletown, OH	3.0	2.0	1056	$1,150	$1.09	16d	1	1.13mi
2002 Huntington St Unit 2002H Middletown, OH	3.0	2.0	1216	$1,200	$0.99	20d	1	1.32mi

Listing history 16 events

1. 2026-06-21
   days on market $105,100 Active 43 DOM
2. 2026-06-19
   days on market $105,100 Active 41 DOM
3. 2026-06-18
   days on market $105,100 Active 40 DOM
4. 2026-06-17
   days on market $105,100 Active 39 DOM
5. 2026-06-16
   days on market $105,100 Active 38 DOM
6. 2026-06-15
   days on market $105,100 Active 37 DOM
7. 2026-06-14
   days on market $105,100 Active 35 DOM
8. 2026-06-12
   days on market $105,100 Active 34 DOM
9. 2026-06-09
   days on market $105,100 Active 31 DOM
10. 2026-06-08
    days on market $105,100 Active 30 DOM
11. 2026-06-07
    days on market $105,100 Active 29 DOM
12. 2026-06-03
    days on market $105,100 Active 25 DOM
13. 2026-06-02
    days on market $105,100 Active 24 DOM
14. 2026-06-01
    days on market $105,100 Active 23 DOM
15. 2026-05-31
    days on market $105,100 Active 22 DOM
16. 2026-05-30
    days on market $105,100 Active 21 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,849
• − Mortgage interest: −$5,887
• − Property taxes: −$1,576
• − Insurance: −$526
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$3,057
• Taxable income: $1,426
• Est. tax owed @ 24.0%: −$342
• After-tax cash flow: $2,672/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 · 6 photos

Good 80/100 Cosmetic rehab

This manufactured home is in excellent condition with a good condition score of 80. It is move-in ready with a cosmetic rehab level, and minor updates to the exterior and interior can further enhance 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.
• Resale Kitchen appliances — Modern appliances improve the home's appeal to potential buyers.
• Resale Bathroom fixtures — Upgraded fixtures can attract more buyers and renters.
• Rental HVAC system maintenance — A well-maintained HVAC system ensures comfort and reduces energy costs.

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. ↑
• Resale Kitchen appliances — Modern appliances improve the home's appeal to potential buyers. ↑
• Resale Bathroom fixtures — Upgraded fixtures can attract more buyers and renters. ↑
• Rental HVAC system maintenance — A well-maintained HVAC system ensures comfort and reduces energy costs. ↑

ⓘ 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: Madison Local
• NCES district ID: 3904612
• Math proficiency: 59% ▼ -13.00%
• Reading proficiency: 61% ▼ -8.00%
• Median HH income: $60,069
• Composite: 52.04/100
• National rank: #1633
• State rank: #274 of 656 in OH

Livability — Middletown

• Score: 72/100
• State rank: #389
• US rank: #6338

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Butler County · 381,674 people
• City population: 96,117
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 27,652
• Household income: $69,520
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 751.0

Population outlook (Butler County) Hauer SSP2

• Today (2025): 387,706 people
• By 2030: 392,028 · +1.1%
• By 2040: 395,307 · +2.0%
• By 2050: 391,116 · +0.9%
• By 2075: 378,642 · -2.3%
• By 2100: 343,248 · -11.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Black 4% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 2% · Canada, Jamaica, China
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Butler

• 2024 margin: Strong R (+26.3) · D 36.4% · R 62.7%
• 2008→2024 swing: -3.6pp toward R · 2008: -22.6pp · 2024: -26.3pp
• All cycles: 2024: R+26.3 2020: R+24.0 2016: R+28.3 2012: R+26.2 2008: R+22.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -169.01%
• Current HPI: 217.3827
• Rent YoY: —
• 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