Clayton Wood Valley Plan · Caledonia, OH 43314

$110,374

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 86 Days on market

Good condition

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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 +13.7/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• DSCR +4.1/10.0
• Condition / age +4.0/5.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand New 2026 Clayton Home. Discover the comfort and convenience of this brand new 2 bedroom, 2 bathroom home. The open concept floor plan is thoughtfully designed to maximize every square foot, offering a bright and spacious living area perfect for relaxing. The kitchen is equpped with stainless steel appliance and wood cabinets. Call for more information on this home.

Key facts

• Listed 86 days

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $7 ($90/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (11.7% below list).
• Recommended offer: $98k (11.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#815 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• River Valley Local (rural): math 60% / reading 62% proficiency, ranked #264 of 656 in OH (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Liberty Elementary School (math 67% / reading 57%, grade B, #590 of 1,584 statewide, top 41%, 436 students, 44% FRL); River Valley Middle School (math 58% / reading 58%, grade B, #297 of 654 statewide, top 46%, 453 students, 40% FRL); River Valley High School (math 47% / reading 62%, grade C-, #303 of 781 statewide, top 42%, 517 students, 32% FRL).
• Market conditions: 24 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 53 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $764 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Marion County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($104k) is reasonable based on typical stale-listing flexibility.

Recommended offer $97,500 (11.7% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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: 0.88% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.29%
• DSCR: 1.01
• GRM: 9.4

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-17,394
• Equity at exit: $16,457

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-14,473
• Equity at exit: $9,543

Cash invested: $30,905 (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 43314

• Home prices YoY: -22.0%
• Active inventory: 24
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$579
• Tax est. 1.5%: −$138 /mo · $1,656/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $7

Break-even live

Break-even rent $966

Max offer price $110,374

Occupancy floor 94%

Sensitivity live

Price	-10% $84	-5% $46	+0% $7	+5% $-31	+10% $-69
Rent	-10% $-70	-5% $-31	+0% $7	+5% $46	+10% $85
Rate	-1.0pp $63	-0.5pp $36	base $7	+0.5pp $-21	+1.0pp $-50

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: $27,594
• Closing costs: $3,311
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 West St Caledonia, OH	3.0	2.0	1216	$975	$0.80	45d	5	0.12mi

Listing history 16 events

1. 2026-06-19
   days on market $110,374 Active 86 DOM
2. 2026-06-18
   days on market $110,374 Active 85 DOM
3. 2026-06-17
   days on market $110,374 Active 84 DOM
4. 2026-06-16
   days on market $110,374 Active 83 DOM
5. 2026-06-15
   days on market $110,374 Active 82 DOM
6. 2026-06-14
   days on market $110,374 Active 80 DOM
7. 2026-06-12
   days on market $110,374 Active 79 DOM
8. 2026-06-09
   days on market $110,374 Active 76 DOM
9. 2026-06-08
   days on market $110,374 Active 75 DOM
10. 2026-06-07
    days on market $110,374 Active 74 DOM
11. 2026-06-03
    days on market $110,374 Active 70 DOM
12. 2026-06-02
    days on market $110,374 Active 69 DOM
13. 2026-06-01
    days on market $110,374 Active 68 DOM
14. 2026-05-31
    days on market $110,374 Active 67 DOM
15. 2026-05-30
    days on market $110,374 Active 66 DOM
16. 2026-03-25
    listed $110,374 Active 373-char remark

    Show marketing remark (373 chars)

    Brand New 2026 Clayton Home. Discover the comfort and convenience of this brand new 2 bedroom, 2 bathroom home. The open concept floor plan is thoughtfully designed to maximize every square foot, offering a bright and spacious living area perfect for relaxing. The kitchen is equpped with stainless steel appliance and wood cabinets. Call for more information on this home.

ⓘ 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
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,700
• − Mortgage interest: −$6,183
• − Property taxes: −$1,656
• − Insurance: −$552
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$3,211
• Taxable loss: −$1,773
• Est. tax savings @ 24.0%: +$426
• After-tax cash flow: $515/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

Good 80/100 Cosmetic rehab

This brand new 2026 Clayton home is in excellent condition with a good condition score of 80. It is move-in ready with minimal repairs and maintenance needed. The home has a good curb appeal and would benefit from some exterior painting and landscaping improvements to further enhance its value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and resale value
• Both Landscaping improvements — Enhances curb appeal and resale value
• Both New flooring in kitchen — Modernizes the space and improves rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and resale value ↑
• Both Landscaping improvements — Enhances curb appeal and resale value ↑
• Both New flooring in kitchen — Modernizes the space and improves rental appeal ↑

ⓘ 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: River Valley Local
• NCES district ID: 3904844
• Math proficiency: 60% ▼ -13.00%
• Reading proficiency: 62% ▼ -9.00%
• Median HH income: $55,645
• Composite: 52.44/100
• National rank: #1574
• State rank: #264 of 656 in OH

Livability — Caledonia

• Score: 63/100
• State rank: #815
• US rank: #15087

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Marion · 64,367 people
• Population (ZIP): 2,506
• Household income: $56,042
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 29.4

Population outlook (Marion County) Hauer SSP2

• Today (2025): 62,078 people
• By 2030: 60,049 · -3.3%
• By 2040: 55,413 · -10.7%
• By 2050: 50,604 · -18.5%
• By 2075: 40,162 · -35.3%
• By 2100: 29,105 · -53.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Canada, Dominican Republic
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+41.4) · D 28.9% · R 70.3%
• 2008→2024 swing: -32.5pp toward R · 2008: -8.9pp · 2024: -41.4pp
• All cycles: 2024: R+41.4 2020: R+38.6 2016: R+34.4 2012: R+7.6 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.17%
• Current HPI: 223.9757
• 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

1 event — show timeline

• 2026-03-25 Listed $110,374 Zillow