4117 Kershaw Dr · Columbus, OH 43207

$69,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured · 83 Days on market

Built 1989 Average condition $41/sqft · 6% below area Est $74k · 6% under $525/mo HOA · 27% 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 +30.0/30.0
• ARV discount +10.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious double-wide home located in Shenandoah Commons within the Hamilton School District. This property features 3 bedrooms and 2 full bathrooms, along with a highly sought-after layout that includes two separate living areas and a generously sized kitchen. Recent updates include a newer roof and furnace. Enjoy outdoor living on the large concrete front patio with an awning. Situated on a rare, extra-large corner lot, the home also includes a storage shed and a carport in the rear. While it could benefit from some updates and personal touches, the home is in solid overall condition. Lot rent is $525 per month, and park approval is required.

Key facts

• Newer furnace
• Double-wide home
• Newer roof

Tags

• DOUBLE-WIDE HOME
• TWO SEPARATE LIVING AREAS
• GENEROUSLY SIZED KITCHEN
• NEWER ROOF
• NEWER FURNACE
• LARGE CONCRETE FRONT PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $69k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 3.8% in Columbus — 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 81/100 on livability (#97 in OH, #1,491 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, crime F.
• Hamilton Local (suburban): math 43% / reading 56% proficiency, ranked #445 of 656 in OH (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.3%/yr); 196 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 36% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 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 + 2.3% 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 83 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $64,859 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
6. 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.
7. 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.
8. 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: 2.78% ✓
• Cap rate: 15.27%
• Cash-on-cash: 32.05%
• DSCR: 2.43
• GRM: 3.0

CMA / ARV

• ARV (median comp): $73,764
• List price: $69,000
• Delta: -6.46%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.32% rent growth · sell at horizon

5-year hold

• IRR: 26.2%
• Equity multiple: 2.07×
• Total profit: $20,733
• Equity at exit: $10,288

10-year hold

• IRR: 33.4%
• Equity multiple: 3.93×
• Total profit: $56,520
• Equity at exit: $5,966

Cash invested: $19,320 (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 43207

• Rents YoY: 2.3%
• Active inventory: 196
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,921 high
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$525
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $516

Break-even live

Break-even rent $1,268

Max offer price $69,000

Occupancy floor 68%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
812 Breathitt Ave Columbus, OH	4.0	1.0	1475	$2,040	$1.38	43d	1	0.47mi
873 Allison Dr Columbus, OH	4.0	2.0	1320	$1,700	$1.29	17d	1	0.87mi
1091 Rendezvous Ln Columbus, OH	3.0	2.5	1452	$1,800	$1.24	43d	1	0.89mi
1106 Rendezvous Ln Columbus, OH	3.0	2.5	1750	$2,100	$1.20	7d	1	0.91mi
1009 Allison Dr Columbus, OH	4.0	2.5	1678	$2,410	$1.44	43d	1	1.05mi
4012 Cailin Dr Columbus, OH	4.0	2.5	1540	$1,900	$1.23	43d	1	1.12mi
310 Rathmell Rd Lockbourne, OH	2.0–3.0	2.0	1091	$1,865	$1.71	1d	8	1.13mi
1074 Tobi Dr Columbus, OH	3.0	1.0	1066	$1,495	$1.40	43d	1	1.19mi
1365 Randan Dr Columbus, OH	3.0	2.5	1490	$2,325	$1.56	1d	1	1.22mi
4996 Crestbrook Dr Lockbourne, OH	4.0	2.5	1886	$2,560	$1.36	1d	1	1.38mi
4468 Harston Ave Columbus, OH	3.0	2.0	1207	$1,995	$1.65	1d	1	1.41mi
3204 T Ave Columbus, OH	2.0	1.0	1168	$1,325	$1.13	23d	1	1.45mi
2997 S High St Columbus, OH	1.0–4.0	1.0–2.0	1151	$1,620	$1.41	1d	27	1.50mi

HOA detail

• Monthly dues: $525 · $6,300/yr

Listing history 17 events

1. 2026-06-18
   days on market $69,000 Active 83 DOM
2. 2026-06-17
   days on market $69,000 Active 82 DOM
3. 2026-06-16
   days on market $69,000 Active 81 DOM
4. 2026-06-15
   days on market $69,000 Active 80 DOM
5. 2026-06-13
   days on market $69,000 Active 78 DOM
6. 2026-06-09
   days on market $69,000 Active 74 DOM
7. 2026-06-08
   days on market $69,000 Active 73 DOM
8. 2026-06-07
   days on market $69,000 Active 72 DOM
9. 2026-06-03
   days on market $69,000 Active 68 DOM
10. 2026-06-02
    days on market $69,000 Active 67 DOM
11. 2026-06-01
    days on market $69,000 Active 66 DOM
12. 2026-05-31
    days on market $69,000 Active 65 DOM
13. 2026-03-27
    listed $69,000 Active 651-char remark

    Show marketing remark (651 chars)

    Spacious double-wide home located in Shenandoah Commons within the Hamilton School District. This property features 3 bedrooms and 2 full bathrooms, along with a highly sought-after layout that includes two separate living areas and a generously sized kitchen. Recent updates include a newer roof and furnace. Enjoy outdoor living on the large concrete front patio with an awning. Situated on a rare, extra-large corner lot, the home also includes a storage shed and a carport in the rear. While it could benefit from some updates and personal touches, the home is in solid overall condition. Lot rent is $525 per month, and park approval is required.

14. 2023-02-04
    historical
15. 2023-01-24
    listed $76,500 Active
16. 2022-11-11
    historical
17. 2022-11-10
    listed $65,000 Active

ⓘ 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 ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,057
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$1,845
• − Management: −$1,845
• − HOA: −$6,300
• − Depreciation: −$2,007
• Taxable income: $5,815
• Est. tax owed @ 24.0%: −$1,396
• After-tax cash flow: $4,797/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 · 13 photos

Average 55/100 Moderate rehab

This double-wide manufactured home requires moderate repairs and updates to its exterior and interior, particularly in the kitchen and landscaping, to improve its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Kitchen countertops — Need cleaning
• Minor Bathroom fixtures — Dated appearance
• Moderate Exterior siding — Worn and faded
• Moderate Exterior paint — Chipping in some areas
• Moderate Landscaping — Basic and needs trimming

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn kitchen cabinets — New cabinets improve functionality and aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Kitchen countertops · Need cleaning	Minor	$500–3,000
Bathroom fixtures · Dated appearance	Minor	$500–3,000
Exterior siding · Worn and faded	Moderate	$3,000–15,000
Exterior paint · Chipping in some areas	Moderate	$3,000–15,000
Landscaping · Basic and needs trimming	Moderate	$3,000–15,000
Total estimated repair cost · 6 items		$10,500–54,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn kitchen cabinets — New cabinets improve functionality and aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑

ⓘ 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: Hamilton Local
• NCES district ID: 3904695
• Math proficiency: 43% ▼ -26.00%
• Reading proficiency: 56% ▼ -8.00%
• Median HH income: $48,148
• Composite: 42.14/100
• National rank: #3308
• State rank: #445 of 656 in OH

Livability — Columbus

• Score: 81/100
• State rank: #97
• US rank: #1491

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbus, OH
• County: Franklin County · 1,351,780 people
• City population: 612,189
• Metro: Columbus, OH
• Population (ZIP): 47,272
• Household income: $63,310
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1679.0

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 0.57)
• Race & ethnicity: White 59% Black 28% Two or more races 7% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Romanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -244.33%
• Current HPI: 268.3028
• Rent YoY: ▲ 2.32%
• 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

+6.2% since first listed

5 events — show timeline

• 2026-03-27 Listed $69,000 CBRMLS
• 2023-02-04 Listing Removed — CBRMLS
• 2023-01-24 Listed $76,500 CBRMLS
• 2022-11-11 Listing Removed — CBRMLS
• 2022-11-10 Listed $65,000 CBRMLS