21070 US Rt 52 · Rome (Stout), OH 45684

$132,900

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 105 Days on market

Built 1994 2.63 ac lot

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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 +13.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• DSCR +3.9/10.0
• Schools +3.8/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 2 bed, 1 bath manufactured home with an attached enclosed porch that adds additional living and relaxation space. The standout feature is the oversized detached garage with room for 2-4 vehicles, making it ideal for car enthusiasts, storage, or a workshop. A great property offering both functionality and convenience.

Key facts

• 2.63 acre lot
• 2 garage spots
• Built 1994

Tags

• ATTACHED ENCLOSED PORCH
• OVERSIZED DETACHED GARAGE

Property features AI

Finance

• Other: Residential zoning; Lot is less than 0.5 acre
• HOA & community: No homeowners association

Exterior

• Parking: Detached garage with 2 garage spaces; Driveway parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured single-family home; Traditional style; One story
• Construction: Vinyl siding; Shingle roof; Other foundation
• Exterior features: Porch; Barn on property; Vinyl windows

Interior

• Kitchen: Vinyl flooring in kitchen; Kitchen approx. 13 x 13; Appliances included: Dishwasher, Oven/Range, Refrigerator
• Bedrooms: Two bedrooms on the main level (Primary: 13 x 10; Second: 13 x 9)
• Flooring: Vinyl flooring in kitchen
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Heat pump; Electric water heater
• Interior features: Five total rooms; Porch
• Laundry & utility: Main-level laundry room (approx. 7 x 7); Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $-75 ($-897/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (22.0% below list).
• Recommended offer: $104k (22.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Manchester Local (rural): math 38% / reading 55% proficiency, ranked #497 of 656 in OH (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 3 active listings in the ZIP; 42 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($919 loan paydown + $5k appreciation (3.6% local appreciation)).
• Adams County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $37k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $33k; list at $133k implies a 303% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,659 (22.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.78% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.27%
• DSCR: 0.99
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.9%
• Equity multiple: 1.41×
• Total profit: $15,337
• Equity at exit: $64,109

10-year hold

• IRR: 9.5%
• Equity multiple: 2.51×
• Total profit: $56,352
• Equity at exit: $102,324

Cash invested: $37,212 (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 45684

• Home prices YoY: 1.9%
• Active inventory: 3
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,037 medium
• Mortgage (P&I): −$697
• Tax from tax record: −$75 /mo · $899/yr
• Insurance: −$55
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $-75

Break-even live

Break-even rent $1,131

Max offer price $119,690

Occupancy floor —

Sensitivity live

Price	-10% $0	-5% $-37	+0% $-75	+5% $-112	+10% $-150
Rent	-10% $-157	-5% $-116	+0% $-75	+5% $-34	+10% $7
Rate	-1.0pp $-8	-0.5pp $-41	base $-75	+0.5pp $-109	+1.0pp $-144

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: $33,225
• Closing costs: $3,987
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $132,900 Active 105 DOM
2. 2026-06-17
   days on market $132,900 Active 104 DOM
3. 2026-06-16
   days on market $132,900 Active 103 DOM
4. 2026-06-15
   days on market $132,900 Active 102 DOM
5. 2026-06-14
   days on market $132,900 Active 100 DOM
6. 2026-06-10
   days on market $132,900 Active 97 DOM
7. 2026-06-09
   days on market $132,900 Active 96 DOM
8. 2026-06-08
   days on market $132,900 Active 95 DOM
9. 2026-06-07
   days on market $132,900 Active 94 DOM
10. 2026-06-03
    days on market $132,900 Active 90 DOM
11. 2026-06-02
    days on market $132,900 Active 89 DOM
12. 2026-06-01
    days on market $132,900 Active 88 DOM
13. 2026-05-31
    days on market $132,900 Active 87 DOM
14. 2026-05-31
    days on market $132,900 Active 86 DOM
15. 2026-03-05
    listed $132,900 Active
16. 2021-01-13
    historical Contingency Pending
17. 2021-01-11
    historical
18. 2020-11-23
    price $59,900
19. 2020-10-06
    status Active
20. 2020-09-27
    historical Contingency Pending
21. 2020-09-14
    listed $65,000 Active
22. 2003-07-17
    soldstatus $33,000

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

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $899 · $75/mo
• Projected year-2 tax: $1,486 · $124/mo
• Expected delta: +$587/yr (+$49/mo · 65.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $12,439
• − Mortgage interest: −$7,444
• − Property taxes: −$899
• − Insurance: −$1,462
• − Repairs & maintenance: −$995
• − Management: −$995
• − Depreciation: −$3,866
• Taxable loss: −$3,223
• Est. tax savings @ 24.0%: +$773
• After-tax cash flow: $-124/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.

Schools (NCES district)

• District: Manchester Local
• NCES district ID: 3900537
• Math proficiency: 38% ▼ -20.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $33,374
• Composite: 38.23/100
• National rank: #4246
• State rank: #497 of 656 in OH

Livability — Rome (Stout)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Rome (Stout), OH
• County: Adams · 32,832 people
• Population (ZIP): 1,577
• Household income: $52,000
• Rent vs Own: 16.1% rent · 83.9% own
• Severe rent burden: 1.1

Population outlook (Adams County) Hauer SSP2

• Today (2025): 26,467 people
• By 2030: 25,354 · -4.2%
• By 2040: 22,951 · -13.3%
• By 2050: 20,394 · -22.9%
• By 2075: 14,824 · -44.0%
• By 2100: 9,909 · -62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Iranian 3% Lithuanian 2% Serbian 2%

Political lean MEDSL · Adams

• 2024 margin: Solid R (+65.7) · D 16.9% · R 82.6%
• 2008→2024 swing: -41.6pp toward R · 2008: -24.1pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+63.5 2016: R+55.6 2012: R+26.3 2008: R+24.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.58%
• Current HPI: 190.4123
• 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

+302.7% since first listed

8 events — show timeline

• 2026-03-05 Listed $132,900 Cincy MLS
• 2021-01-13 Contingent — Cincy MLS
• 2021-01-11 Listing Removed — Cincy MLS
• 2020-11-23 Price Changed $59,900 Cincy MLS
• 2020-10-06 Relisted — Cincy MLS
• 2020-09-27 Contingent — Cincy MLS
• 2020-09-14 Listed $65,000 Cincy MLS
• 2003-07-17 Sold (Public Records) $33,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $899 · +28.3% YoY. Source: county tax records.