170 Spruce Ridge Dr · South Bloomfield, OH 43103

$69,900

2 bd · 2.0 ba · 938 sqft · Manufactured · 89 Days on market

Built 2000 $75/sqft · 6% above area Est $66k · 6% over

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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
• Schools +5.8/10.0
• ARV discount +4.8/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Scioto Estates--where the pace softens and home begins to feel like a retreat rather than a stop along the way. Mornings start on the covered front porch, coffee or tea in hand, as the day eases in around you. It's the kind of space that invites you to pause--whether for quiet reflection, conversation, or simply watching the neighborhood come to life. Inside, nearly 1,000 square feet has been thoughtfully maintained, offering a layout that lives comfortably and efficiently. With 2 bedrooms and 2 full baths, the home provides just the right balance of function and ease--whether you're settling in for the long term or simplifying your next chapter. Set within one of the area's most desirable and steadily growing communities, this home places you right where you want to be--close to what's coming next, while still feeling grounded in the present.

Key facts

• Built 2000
• Listed 89 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $666 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.7% vs local median 3.4% in South Bloomfield — 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 75/100 on livability (#263 in OH, #4,216 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Teays Valley Local (town): math 66% / reading 68% proficiency, ranked #166 of 656 in OH (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 169 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 312 units permitted in Pickaway County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pickaway County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $9k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $70k implies a 75% gain — meaningful room to come down on a strong offer.

Recommended offer $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.08% ✓
• Cap rate: 17.73%
• Cash-on-cash: 40.86%
• DSCR: 2.82
• GRM: 4.0

CMA / ARV

• ARV (median comp): $65,917
• List price: $69,900
• Delta: 6.04%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 37.4%
• Equity multiple: 2.59×
• Total profit: $31,137
• Equity at exit: $10,422

10-year hold

• IRR: 43.9%
• Equity multiple: 5.18×
• Total profit: $81,853
• Equity at exit: $6,044

Cash invested: $19,572 (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 43103

• Active inventory: 169
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,455 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $666

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 49%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5830 Hutchison St South Bloomfield, OH	2.0	2.0	1104	$1,450	$1.31	24d	1	0.17mi
5000 Hutchison St Ashville, OH	1.0–3.0	1.0–2.0	1081	$1,462	$1.35	2d	1	0.26mi

Listing history 23 events

1. 2026-06-18
   days on market $69,900 Active 89 DOM
2. 2026-06-17
   days on market $69,900 Active 88 DOM
3. 2026-06-16
   days on market $69,900 Active 87 DOM
4. 2026-06-15
   days on market $69,900 Active 86 DOM
5. 2026-06-13
   days on market $69,900 Active 84 DOM
6. 2026-06-09
   days on market $69,900 Active 80 DOM
7. 2026-06-08
   days on market $69,900 Active 79 DOM
8. 2026-06-07
   days on market $69,900 Active 78 DOM
9. 2026-06-03
   days on market $69,900 Active 74 DOM
10. 2026-06-02
    days on market $69,900 Active 73 DOM
11. 2026-06-01
    days on market $69,900 Active 72 DOM
12. 2026-05-31
    days on market $69,900 Active 71 DOM
13. 2026-04-06
    price $69,900 866-char remark

    Show marketing remark (866 chars)

    Welcome to Scioto Estates--where the pace softens and home begins to feel like a retreat rather than a stop along the way. Mornings start on the covered front porch, coffee or tea in hand, as the day eases in around you. It's the kind of space that invites you to pause--whether for quiet reflection, conversation, or simply watching the neighborhood come to life. Inside, nearly 1,000 square feet has been thoughtfully maintained, offering a layout that lives comfortably and efficiently. With 2 bedrooms and 2 full baths, the home provides just the right balance of function and ease--whether you're settling in for the long term or simplifying your next chapter. Set within one of the area's most desirable and steadily growing communities, this home places you right where you want to be--close to what's coming next, while still feeling grounded in the present.

14. 2026-03-21
    listed $79,000 Active 866-char remark

    Show marketing remark (866 chars)

    Welcome to Scioto Estates--where the pace softens and home begins to feel like a retreat rather than a stop along the way. Mornings start on the covered front porch, coffee or tea in hand, as the day eases in around you. It's the kind of space that invites you to pause--whether for quiet reflection, conversation, or simply watching the neighborhood come to life. Inside, nearly 1,000 square feet has been thoughtfully maintained, offering a layout that lives comfortably and efficiently. With 2 bedrooms and 2 full baths, the home provides just the right balance of function and ease--whether you're settling in for the long term or simplifying your next chapter. Set within one of the area's most desirable and steadily growing communities, this home places you right where you want to be--close to what's coming next, while still feeling grounded in the present.

15. 2023-02-22
    soldstatus $40,000 Closed 225-char remark

    Show marketing remark (225 chars)

    Welcome home to Scioto Estates! This amazingly maintained home features just short of 1,000 sq ft with 2 beds and 2 full baths to go with it. If you're looking to get in a desirable and expanding part of town look no further!

16. 2022-12-08
    historical Contingent Finance and Inspection 225-char remark

    Show marketing remark (225 chars)

    Welcome home to Scioto Estates! This amazingly maintained home features just short of 1,000 sq ft with 2 beds and 2 full baths to go with it. If you're looking to get in a desirable and expanding part of town look no further!

17. 2022-12-06
    status Active 225-char remark

    Show marketing remark (225 chars)

    Welcome home to Scioto Estates! This amazingly maintained home features just short of 1,000 sq ft with 2 beds and 2 full baths to go with it. If you're looking to get in a desirable and expanding part of town look no further!

18. 2022-11-29
    historical Contingent Finance and Inspection 225-char remark

    Show marketing remark (225 chars)

    Welcome home to Scioto Estates! This amazingly maintained home features just short of 1,000 sq ft with 2 beds and 2 full baths to go with it. If you're looking to get in a desirable and expanding part of town look no further!

19. 2022-11-12
    listed $40,000 Active 225-char remark

    Show marketing remark (225 chars)

    Welcome home to Scioto Estates! This amazingly maintained home features just short of 1,000 sq ft with 2 beds and 2 full baths to go with it. If you're looking to get in a desirable and expanding part of town look no further!

20. 2022-11-10
    historical $40,000 225-char remark

    Show marketing remark (225 chars)

    Welcome home to Scioto Estates! This amazingly maintained home features just short of 1,000 sq ft with 2 beds and 2 full baths to go with it. If you're looking to get in a desirable and expanding part of town look no further!

21. 2015-08-03
    soldstatus $23,900 Closed
22. 2015-07-23
    status Pending
23. 2015-06-19
    listed $25,900 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 ≥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: $17,460
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − Depreciation: −$2,033
• Taxable income: $7,319
• Est. tax owed @ 24.0%: −$1,757
• After-tax cash flow: $6,240/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: Teays Valley Local
• NCES district ID: 3904909
• Math proficiency: 66% ▼ -12.00%
• Reading proficiency: 68% ▼ -10.00%
• Median HH income: $64,637
• Composite: 58.28/100
• National rank: #1019
• State rank: #166 of 656 in OH

Livability — South Bloomfield

• Score: 75/100
• State rank: #263
• US rank: #4216

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Bloomfield, OH
• County: Pickaway · 57,589 people
• Metro: Columbus, OH
• Population (ZIP): 12,981
• Household income: $84,304
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 4.6

Population outlook (Pickaway County) Hauer SSP2

• Today (2025): 59,488 people
• By 2030: 60,400 · +1.5%
• By 2040: 61,498 · +3.4%
• By 2050: 61,478 · +3.3%
• By 2075: 59,696 · +0.3%
• By 2100: 51,458 · -13.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Pickaway

• 2024 margin: Solid R (+48.5) · D 25.3% · R 73.8%
• 2008→2024 swing: -26.8pp toward R · 2008: -21.7pp · 2024: -48.5pp
• All cycles: 2024: R+48.5 2020: R+47.0 2016: R+42.6 2012: R+18.7 2008: R+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -137.66%
• Current HPI: 241.2767
• 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

+169.9% since first listed

11 events — show timeline

• 2026-04-06 Price Changed $69,900 CBRMLS
• 2026-03-21 Listed $79,000 CBRMLS
• 2023-02-22 Sold (MLS) $40,000 CBRMLS
• 2022-12-08 Contingent — CBRMLS
• 2022-12-06 Relisted — CBRMLS
• 2022-11-29 Contingent — CBRMLS
• 2022-11-12 Listed $40,000 CBRMLS
• 2022-11-10 Coming Soon $40,000 CBRMLS
• 2015-08-03 Sold (MLS) $23,900 CBRMLS
• 2015-07-23 Pending — CBRMLS
• 2015-06-19 Listed $25,900 CBRMLS