60 Estates Ln · Reynoldsburg, OH 43068

$57,900

2 bd · 2.0 ba · 960 sqft · Manufactured · 265 Days on market

Built 2002 $60/sqft · at area comps Est $60k · at est. $645/mo HOA · 42% of rent

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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 +27.9/30.0
• 1% rule +10.0/10.0
• DSCR +9.9/10.0
• ARV discount +9.0/15.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this move-in-ready 2 bedroom, 2 bathroom mobile home featuring a new roof and freshly painted cabinets for a clean, modern feel. The kitchen shines with stainless steel appliances. An open main living area offers comfortable everyday living and easy furniture placement, while two well-sized bedrooms and two full baths provide flexibility for guests, roommates, or a home office. Washer & dryer are included for added convenience. Outside, a storage shed adds extra space for tools, hobbies, or seasonal items. Low-maintenance finishes make upkeep a breeze—just unpack and enjoy!

Key facts

• Built 2002
• Listed 265 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $58k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $58k).
• Recommended offer: $51k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 4.4% in Reynoldsburg — 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 80/100 on livability (#124 in OH, #1,816 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, amenities F.
• Reynoldsburg City (suburban): math 32% / reading 50% proficiency, ranked #519 of 656 in OH (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 178 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $400 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.

Negotiation context

• It's been on market 265 days — a 12% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask has dropped $10k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.

Recommended offer $50,952 (12.0% below list)

Questions for the listing agent

1. It's been on market 265 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F 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?
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: 2.68% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.26%
• DSCR: 1.59
• GRM: 3.1

CMA / ARV

• ARV (median comp): $59,920
• List price: $57,900
• Delta: -3.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.02% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $931
• Equity at exit: $8,633

10-year hold

• IRR: 9.6%
• Equity multiple: 1.69×
• Total profit: $11,117
• Equity at exit: $5,006

Cash invested: $16,212 (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 43068

• Rents YoY: 2.0%
• Active inventory: 178
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,550 high
• Mortgage (P&I): −$304
• Tax est. 1.5%: −$72 /mo · $868/yr
• Insurance: −$24
• HOA: −$645
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $179

Break-even live

Break-even rent $1,323

Max offer price $57,900

Occupancy floor 83%

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: $14,475
• Closing costs: $1,737
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7670 N Oakbrook Dr Reynoldsburg, OH	1.0–3.0	1.0–2.5	923	$1,460	$1.58	2d	6	0.43mi
8237 Goldsmith Dr Reynoldsburg, OH	2.0	1.5	1040	$1,475	$1.42	43d	1	0.57mi
7378 E Main St Reynoldsburg, OH	3.0	1.5	1062	$1,595	$1.50	12d	1	0.65mi
2067 Creekview Ct Reynoldsburg, OH	1.0–2.0	1.0–1.5	975	$1,419	$1.46	2d	18	1.04mi
1802 Kelly's Path Reynoldsburg, OH	2.0	2.0	1140	$1,910	$1.67	1d	5	1.04mi
1366 Briarcliff Rd Reynoldsburg, OH	1.0–2.0	1.0	667	$1,185	$1.78	1d	11	1.19mi
6870 E Livingston Ave Reynoldsburg, OH	2.0–3.0	1.5	1180	$1,200	$1.02	7d	7	1.40mi
6801 Bordeaux Ct Reynoldsburg, OH	2.0	2.0	1049	$1,600	$1.53	3d	7	1.46mi

HOA detail

• Monthly dues: $645 · $7,740/yr

Listing history 23 events

1. 2026-06-18
   days on market $57,900 Active 265 DOM
2. 2026-06-17
   days on market $57,900 Active 264 DOM
3. 2026-06-16
   days on market $57,900 Active 263 DOM
4. 2026-06-15
   days on market $57,900 Active 262 DOM
5. 2026-06-13
   days on market $57,900 Active 260 DOM
6. 2026-06-13
   days on market $57,900 Active 259 DOM
7. 2026-06-09
   days on market $57,900 Active 256 DOM
8. 2026-06-08
   days on market $57,900 Active 255 DOM
9. 2026-06-07
   days on market $57,900 Active 254 DOM
10. 2026-06-05
    days on market $57,900 Active 251 DOM
11. 2026-06-03
    pricedays on market $57,900 Active 250 DOM
12. 2026-06-02
    days on market $58,900 Active 249 DOM
13. 2026-06-01
    days on market $58,900 Active 248 DOM
14. 2026-05-31
    days on market $58,900 Active 247 DOM
15. 2026-05-05
    price $58,900 603-char remark

    Show marketing remark (603 chars)

    Welcome to this move-in-ready 2 bedroom, 2 bathroom mobile home featuring a new roof and freshly painted cabinets for a clean, modern feel. The kitchen shines with stainless steel appliances. An open main living area offers comfortable everyday living and easy furniture placement, while two well-sized bedrooms and two full baths provide flexibility for guests, roommates, or a home office. Washer & dryer are included for added convenience. Outside, a storage shed adds extra space for tools, hobbies, or seasonal items. Low-maintenance finishes make upkeep a breeze—just unpack and enjoy!

16. 2026-03-08
    status Active 603-char remark

    Show marketing remark (603 chars)

    Welcome to this move-in-ready 2 bedroom, 2 bathroom mobile home featuring a new roof and freshly painted cabinets for a clean, modern feel. The kitchen shines with stainless steel appliances. An open main living area offers comfortable everyday living and easy furniture placement, while two well-sized bedrooms and two full baths provide flexibility for guests, roommates, or a home office. Washer & dryer are included for added convenience. Outside, a storage shed adds extra space for tools, hobbies, or seasonal items. Low-maintenance finishes make upkeep a breeze—just unpack and enjoy!

17. 2025-12-05
    historical Contingent 603-char remark

    Show marketing remark (603 chars)

    Welcome to this move-in-ready 2 bedroom, 2 bathroom mobile home featuring a new roof and freshly painted cabinets for a clean, modern feel. The kitchen shines with stainless steel appliances. An open main living area offers comfortable everyday living and easy furniture placement, while two well-sized bedrooms and two full baths provide flexibility for guests, roommates, or a home office. Washer & dryer are included for added convenience. Outside, a storage shed adds extra space for tools, hobbies, or seasonal items. Low-maintenance finishes make upkeep a breeze—just unpack and enjoy!

18. 2025-12-02
    price $59,900 603-char remark

    Show marketing remark (603 chars)

    Welcome to this move-in-ready 2 bedroom, 2 bathroom mobile home featuring a new roof and freshly painted cabinets for a clean, modern feel. The kitchen shines with stainless steel appliances. An open main living area offers comfortable everyday living and easy furniture placement, while two well-sized bedrooms and two full baths provide flexibility for guests, roommates, or a home office. Washer & dryer are included for added convenience. Outside, a storage shed adds extra space for tools, hobbies, or seasonal items. Low-maintenance finishes make upkeep a breeze—just unpack and enjoy!

19. 2025-10-16
    price $62,500 603-char remark

    Show marketing remark (603 chars)

    Welcome to this move-in-ready 2 bedroom, 2 bathroom mobile home featuring a new roof and freshly painted cabinets for a clean, modern feel. The kitchen shines with stainless steel appliances. An open main living area offers comfortable everyday living and easy furniture placement, while two well-sized bedrooms and two full baths provide flexibility for guests, roommates, or a home office. Washer & dryer are included for added convenience. Outside, a storage shed adds extra space for tools, hobbies, or seasonal items. Low-maintenance finishes make upkeep a breeze—just unpack and enjoy!

20. 2025-09-26
    listed $68,000 Active 603-char remark

    Show marketing remark (603 chars)

    Welcome to this move-in-ready 2 bedroom, 2 bathroom mobile home featuring a new roof and freshly painted cabinets for a clean, modern feel. The kitchen shines with stainless steel appliances. An open main living area offers comfortable everyday living and easy furniture placement, while two well-sized bedrooms and two full baths provide flexibility for guests, roommates, or a home office. Washer & dryer are included for added convenience. Outside, a storage shed adds extra space for tools, hobbies, or seasonal items. Low-maintenance finishes make upkeep a breeze—just unpack and enjoy!

21. 2025-09-24
    historical $68,000 603-char remark

    Show marketing remark (603 chars)

    Welcome to this move-in-ready 2 bedroom, 2 bathroom mobile home featuring a new roof and freshly painted cabinets for a clean, modern feel. The kitchen shines with stainless steel appliances. An open main living area offers comfortable everyday living and easy furniture placement, while two well-sized bedrooms and two full baths provide flexibility for guests, roommates, or a home office. Washer & dryer are included for added convenience. Outside, a storage shed adds extra space for tools, hobbies, or seasonal items. Low-maintenance finishes make upkeep a breeze—just unpack and enjoy!

22. 2005-08-02
    historical
23. 2004-11-29
    listed $26,900

ⓘ 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 3/10 Moderate 7 d/yr ≥98°F today · 17 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,596
• − Mortgage interest: −$3,243
• − Property taxes: −$868
• − Insurance: −$290
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − HOA: −$7,740
• − Depreciation: −$1,684
• Taxable income: $1,795
• Est. tax owed @ 24.0%: −$431
• After-tax cash flow: $1,718/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: Reynoldsburg City
• NCES district ID: 3904700
• Math proficiency: 32% ▼ -23.00%
• Reading proficiency: 50% ▼ -10.00%
• Median HH income: $58,857
• Composite: 36.1/100
• National rank: #4757
• State rank: #519 of 656 in OH

Livability — Reynoldsburg

• Score: 80/100
• State rank: #124
• US rank: #1816

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reynoldsburg, OH
• County: Franklin County · 1,351,780 people
• City population: 60,148
• Metro: Columbus, OH
• Population (ZIP): 60,148
• Household income: $70,477
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 2189.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 46% Black 31% Asian 9% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 3% Dominican 2%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 15% · Canada, India
• Languages at home: 81% English-only · Other Indo-European 7% Spanish 5% French/Haitian/Cajun 2%

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: ▼ -222.50%
• Current HPI: 233.8839
• Rent YoY: ▲ 2.02%
• 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

+119.0% since first listed

9 events — show timeline

• 2026-05-05 Price Changed $58,900 CBRMLS
• 2026-03-08 Relisted — CBRMLS
• 2025-12-05 Contingent — CBRMLS
• 2025-12-02 Price Changed $59,900 CBRMLS
• 2025-10-16 Price Changed $62,500 CBRMLS
• 2025-09-26 Listed $68,000 CBRMLS
• 2025-09-24 Coming Soon $68,000 CBRMLS
• 2005-08-02 Listing Removed — CBRMLS
• 2004-11-29 Listed $26,900 CBRMLS