6254 Us 40 #59 · Brandt, OH 45371

$26,700

2 bd · 1.0 ba · 744 sqft · Manufactured · 62 Days on market

Built 1971 $36/sqft · 10% above area Est $24k · 10% over $350/mo HOA · 23% of rent ↓ 11% since listing

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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 +15.0/30.0
• Schools +5.8/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• ARV discount +3.1/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated Seller! Discover unparalleled comfort in this well-maintained mobile home, nestled within a 55 and up community. Recent upgrades ensure peace of mind, including a newer furnace (2022), an updated electrical panel, and energy-efficient windows. The roof was also replaced in 2022, providing lasting durability. A newer concrete driveway leads to a convenient carport. The remarkably clean interior means all you need to do is move in! Rely on your own measurements.

Key facts

• Newer furnace
• Replaced roof
• Convenient carport

Tags

• NEWER FURNACE
• UPDATED ELECTRICAL PANEL
• ENERGY EFFICIENT WINDOWS
• REPLACED ROOF
• NEWER CONCRETE DRIVEWAY
• CONVENIENT CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $27k.

Deal economics

• At list price, monthly cash flow is $674 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $27k).
• Recommended offer: $25k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Bethel Local (rural): math 63% / reading 69% proficiency, ranked #174 of 656 in OH (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 250 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 326 units permitted in Miami County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $185 of loan paydown is wiped out by about $801 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $25,098 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 5.73% ✓
• Cap rate: 36.59%
• Cash-on-cash: 108.22%
• DSCR: 5.81
• GRM: 1.5

CMA / ARV

• ARV (median comp): $24,331
• List price: $26,700
• Delta: 9.74%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.20×
• Total profit: $38,851
• Equity at exit: $3,981

10-year hold

• IRR: —
• Equity multiple: 13.05×
• Total profit: $90,089
• Equity at exit: $2,309

Cash invested: $7,476 (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 45371

• Active inventory: 250
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,530 medium
• Mortgage (P&I): −$140
• Tax est. 1.5%: −$33 /mo · $400/yr
• Insurance: −$11
• HOA: −$350
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $674

Break-even live

Break-even rent $677

Max offer price $26,700

Occupancy floor 51%

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: $6,675
• Closing costs: $801
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6225 Huber Hts Dayton, OH	3.0	1.0–2.0	918	$1,720	$1.87	2d	63	1.30mi

HOA detail

• Monthly dues: $350 · $4,200/yr
• Likely covers: electric

Listing history 18 events

1. 2026-06-18
   days on market $26,700 Active 62 DOM
2. 2026-06-17
   days on market $26,700 Active 61 DOM
3. 2026-06-16
   days on market $26,700 Active 60 DOM
4. 2026-06-15
   days on market $26,700 Active 59 DOM
5. 2026-06-14
   days on market $26,700 Active 57 DOM
6. 2026-06-13
   pricedays on market $26,700 Active 56 DOM
7. 2026-06-10
   days on market $26,900 Active 54 DOM
8. 2026-06-09
   days on market $26,900 Active 53 DOM
9. 2026-06-08
   days on market $26,900 Active 52 DOM
10. 2026-06-07
    days on market $26,900 Active 51 DOM
11. 2026-06-03
    days on market $26,900 Active 47 DOM
12. 2026-06-03
    days on market $26,900 Active 46 DOM
13. 2026-06-01
    days on market $26,900 Active 45 DOM
14. 2026-05-31
    days on market $26,900 Active 44 DOM
15. 2026-05-19
    status Active 476-char remark

    Show marketing remark (476 chars)

    Motivated Seller! Discover unparalleled comfort in this well-maintained mobile home, nestled within a 55 and up community. Recent upgrades ensure peace of mind, including a newer furnace (2022), an updated electrical panel, and energy-efficient windows. The roof was also replaced in 2022, providing lasting durability. A newer concrete driveway leads to a convenient carport. The remarkably clean interior means all you need to do is move in! Rely on your own measurements.

16. 2026-05-12
    status Pending 476-char remark

    Show marketing remark (476 chars)

    Motivated Seller! Discover unparalleled comfort in this well-maintained mobile home, nestled within a 55 and up community. Recent upgrades ensure peace of mind, including a newer furnace (2022), an updated electrical panel, and energy-efficient windows. The roof was also replaced in 2022, providing lasting durability. A newer concrete driveway leads to a convenient carport. The remarkably clean interior means all you need to do is move in! Rely on your own measurements.

17. 2026-04-15
    price $34,000 476-char remark

    Show marketing remark (476 chars)

    Motivated Seller! Discover unparalleled comfort in this well-maintained mobile home, nestled within a 55 and up community. Recent upgrades ensure peace of mind, including a newer furnace (2022), an updated electrical panel, and energy-efficient windows. The roof was also replaced in 2022, providing lasting durability. A newer concrete driveway leads to a convenient carport. The remarkably clean interior means all you need to do is move in! Rely on your own measurements.

18. 2026-04-10
    listed $38,000 Active 476-char remark

    Show marketing remark (476 chars)

    Motivated Seller! Discover unparalleled comfort in this well-maintained mobile home, nestled within a 55 and up community. Recent upgrades ensure peace of mind, including a newer furnace (2022), an updated electrical panel, and energy-efficient windows. The roof was also replaced in 2022, providing lasting durability. A newer concrete driveway leads to a convenient carport. The remarkably clean interior means all you need to do is move in! Rely on your own measurements.

ⓘ 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 ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,360
• − Mortgage interest: −$1,496
• − Property taxes: −$400
• − Insurance: −$134
• − Repairs & maintenance: −$1,469
• − Management: −$1,469
• − HOA: −$4,200
• − Depreciation: −$777
• Taxable income: $8,416
• Est. tax owed @ 24.0%: −$2,020
• After-tax cash flow: $6,070/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: Bethel Local
• NCES district ID: 3904861
• Math proficiency: 63% ▼ -11.00%
• Reading proficiency: 69% ▼ -5.00%
• Median HH income: $68,702
• Composite: 57.82/100
• National rank: #1049
• State rank: #174 of 656 in OH

Livability — Brandt

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Miami County · 85,667 people
• Metro: Dayton-Kettering, OH
• Population (ZIP): 22,865
• Household income: $93,599
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 465.0

Population outlook (Miami County) Hauer SSP2

• Today (2025): 107,816 people
• By 2030: 108,896 · +1.0%
• By 2040: 109,581 · +1.6%
• By 2050: 108,110 · +0.3%
• By 2075: 101,523 · -5.8%
• By 2100: 85,787 · -20.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Asian 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Lithuanian 3% Romanian 3% Scotch-Irish 2%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Other Asian/Pacific 3% Russian/Polish/Slavic 1% Spanish 1%

Political lean MEDSL · Miami

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -16.6pp toward R · 2008: -28.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+44.3 2016: R+45.6 2012: R+35.6 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -178.63%
• Current HPI: 205.0064
• Rent YoY: —
• Metro: Dayton-Kettering, 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

-10.5% since first listed

4 events — show timeline

• 2026-05-19 Relisted — Dayton MLS
• 2026-05-12 Pending — Dayton MLS
• 2026-04-15 Price Changed $34,000 Dayton MLS
• 2026-04-10 Listed $38,000 Dayton MLS