2445 Columbus-lancaster Rd NW Lot 30 · Lancaster, OH 43130

$49,900

3 bd · 2.0 ba · 966 sqft · SingleFamily · 14 Days on market

Built 1991 Average condition Est $59k · 15% under $672/mo HOA · 44% 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 +29.7/30.0
• ARV discount +14.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.3/5.0
• Rent growth +3.8/5.0
• Schools +3.7/10.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom, 2 full bath doublewide located in Colonial Estates. Open concept with spacious rooms. Owners suite offers walk in closed, large bedroom and full bathroom. At the other end of the home there are 2 bedrooms and a full bath. Outside is a nice front deck and also a big back deck, Shed for storage and also a 2 car carport. Updates include Roof 3 years, HWH 1 year, Furnace 2 years and window A/C 1 year. Park offers play areas for children, basket ball court, Pool and sidewalks. Lot rent is approx $672 per month which includes sewer, water and trash.

Key facts

• Front deck
• Open concept
• Storage shed

Tags

• OPEN CONCEPT
• WALK IN CLOSET
• FRONT DECK
• BACK DECK
• STORAGE SHED
• BASKET BALL COURT

Property features AI

Finance

• Other: Home warranty included
• HOA & community: Homeowners association with monthly fee; Monthly association fee includes sewer, trash, water, and snow removal; Association amenities: basketball court, pool, sidewalks

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Built in 1991; No common walls; Mobile dimensions approximately 42 by 23
• Construction: Foundation: Other
• Exterior features: Shed(s); Deck

Interior

• Bedrooms: 3 main-level bedrooms
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 bathrooms
• Heating & cooling: Forced air heating; Window unit cooling
• Interior features: Living area approximately 966; Deck

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Cap rate 10.6% vs local median 4.0% in Lancaster — 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 86/100 on livability (#41 in OH, #423 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime D, employment D.
• Lancaster City (town): math 38% / reading 51% proficiency, ranked #504 of 656 in OH (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.2%/yr); 204 active listings in the ZIP; 475 units permitted in Fairfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Fairfield County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $14k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent.

Recommended offer $49,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.04% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.54%
• DSCR: 1.69
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $58,926
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2445 Columbus Lancaster Rd NW Unit 383 Hemlock	0.00mi	2/1.0 (-1)	924 (-4%)	3mo	$30,000	$32	81
2445 Columbus Lancaster Rd NW Lot 408 Walnut St	0.12mi	2/1.0 (-1)	980 (+1%)	5mo	$5,000	$5	79
2445 Columbus Lancaster Rd NW Lot 32	0.14mi	3/2.0	980 (+1%)	19mo	$66,500	$68	75
2445 Columbus Lancaster Rd NW Lot 7	0.14mi	3/2.0	960 (-1%)	22mo	$65,600	$68	74
2445 Columbus Lancaster Rd NW Lot 210	0.14mi	3/2.0	980 (+1%)	21mo	$60,000	$61	73
2445 Columbus Lancaster Rd NW Lot 27	0.14mi	3/2.0	980 (+1%)	22mo	$60,000	$61	73
2445 Columbus Lancaster Rd NW Lot 163	0.14mi	3/2.0	980 (+1%)	23mo	$69,900	$71	72
2445 Columbus-lancaster Rd NW Lot 340	0.14mi	2/1.0 (-1)	980 (+1%)	18mo	$38,250	$39	66
2445 Columbus Lancaster Rd NW #126	0.14mi	2/1.5 (-1)	952 (-1%)	23mo	$16,000	$17	64
2445 Columbus Lancaster Rd Rd NW Lot 138	0.14mi	2/2.0 (-1)	1,067 (+10%)	21mo	$89,000	$83	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.22% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.52×
• Total profit: $7,333
• Equity at exit: $7,440

10-year hold

• IRR: 25.0%
• Equity multiple: 3.71×
• Total profit: $37,856
• Equity at exit: $4,314

Cash invested: $13,972 (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 43130

• Rents YoY: 5.2%
• Active inventory: 204
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,516 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$672
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $181

Break-even live

Break-even rent $1,287

Max offer price $49,900

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $672 · $8,064/yr
• Likely covers: watersewertrashpool

Listing history 9 events

1. 2026-06-18
   days on market $49,900 Active 14 DOM
2. 2026-06-17
   days on market $49,900 Active 13 DOM
3. 2026-06-16
   days on market $49,900 Active 12 DOM
4. 2026-06-15
   days on market $49,900 Active 11 DOM
5. 2026-06-13
   days on market $49,900 Active 9 DOM
6. 2026-06-09
   days on market $49,900 Active 5 DOM
7. 2026-06-08
   days on market $49,900 Active 4 DOM
8. 2026-06-07
   remarks 560-char remark
9. 2026-06-07
   listed $49,900 Active 3 DOM

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

Taxation est. · year 1

• Rental income: $18,194
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − HOA: −$8,064
• − Depreciation: −$1,452
• Taxable income: $1,974
• Est. tax owed @ 24.0%: −$474
• After-tax cash flow: $1,697/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 home requires moderate repairs and maintenance to improve its condition and value. Painting, HVAC service, and landscaping improvements would significantly enhance its appeal and marketability.

Repairs flagged

• Moderate Exterior siding — Weathered and discolored, indicating need for repainting or replacement.
• Moderate HVAC system — Not recently serviced, may need cleaning or minor repairs.
• Minor Landscaping — Overgrown areas need trimming and some plants may need replacement.

Value-add opportunities

• Resale Paint interior walls and trim — Fresh paint can make a significant difference in the home's appearance and value.
• Rental Service and possibly replace HVAC system — A functional HVAC system is crucial for tenant satisfaction and renter retention.
• Both Landscaping and exterior maintenance — A well-maintained exterior can enhance curb appeal and attract both buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and discolored, indicating need for repainting or replacement.	Moderate	$3,000–15,000
HVAC system · Not recently serviced, may need cleaning or minor repairs.	Moderate	$3,000–15,000
Landscaping · Overgrown areas need trimming and some plants may need replacement.	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale Paint interior walls and trim — Fresh paint can make a significant difference in the home's appearance and value. ↑
• Rental Service and possibly replace HVAC system — A functional HVAC system is crucial for tenant satisfaction and renter retention. ↑
• Both Landscaping and exterior maintenance — A well-maintained exterior can enhance curb appeal and attract both buyers and renters. ↑

ⓘ 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: Lancaster City
• NCES district ID: 3904420
• Math proficiency: 38% ▼ -21.00%
• Reading proficiency: 51% ▼ -11.00%
• Median HH income: $41,696
• Composite: 37.39/100
• National rank: #4427
• State rank: #504 of 656 in OH

Livability — Lancaster

• Score: 86/100
• State rank: #41
• US rank: #423

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fairfield County · 109,896 people
• City population: 62,933
• Metro: Columbus, OH
• Population (ZIP): 62,933
• Household income: $72,153
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 1400.0

Population outlook (Fairfield County) Hauer SSP2

• Today (2025): 162,442 people
• By 2030: 166,796 · +2.7%
• By 2040: 172,835 · +6.4%
• By 2050: 174,822 · +7.6%
• By 2075: 174,938 · +7.7%
• By 2100: 160,988 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Fairfield

• 2024 margin: Strong R (+24.1) · D 37.5% · R 61.6%
• 2008→2024 swing: -6.9pp toward R · 2008: -17.1pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+23.5 2016: R+27.0 2012: R+16.1 2008: R+17.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -298.81%
• Current HPI: 239.6352
• Rent YoY: ▲ 5.22%
• 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

1 event — show timeline

• 2026-06-04 Listed $49,900 CBRMLS