6085 Sebring Warner · Greenville, OH 45331

$22,800

3 bd · 2.0 ba · 1,200 sqft · Manufactured · 1 Days on market

Built 2005 ↓ 8% since listing

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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
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1987 Redman mobile home featuring 2 bedrooms and 2 full bathrooms. The backyard overlooks a peaceful pond, offering a great view and added privacy. Includes a carport, aluminum ramp, and a roof that’s approximately 5–6 years old. There’s also a 10x6 enclosed porch for extra space. Home is being sold as-is. Buyers must be approved by park management. Lot rent is $240 per month.

Key facts

• Spacious yard
• Covered porch
• Conveniently located

Tags

• SPACIOUS YARD
• COVERED PORCH
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $23k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $23k).
• Cap rate 33.3% vs local median 3.9% in Greenville — 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 69/100 on livability (#514 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Greenville City (town): math 49% / reading 50% proficiency, ranked #456 of 656 in OH (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 73 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 43 units permitted in Darke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $158 of loan paydown is wiped out by about $684 of value loss. Plan a longer hold.
• Darke County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 20 sale attempts since 17y 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.
• Current owner paid $8k; list at $23k implies a 204% gain — meaningful room to come down on a strong offer.

Recommended offer $22,800

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 3.73% ✓
• Cap rate: 33.34%
• Cash-on-cash: 96.60%
• DSCR: 5.30
• GRM: 2.2

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: 97.6%
• Equity multiple: 5.55×
• Total profit: $29,051
• Equity at exit: $3,400

10-year hold

• IRR: —
• Equity multiple: 11.57×
• Total profit: $67,498
• Equity at exit: $1,971

Cash invested: $6,384 (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 45331

• Active inventory: 73
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$120
• Tax est. 1.5%: −$28 /mo · $342/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $514

Break-even live

Break-even rent $199

Max offer price $22,800

Occupancy floor 35%

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: $5,700
• Closing costs: $684
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
703 E 4th St Greenville, OH	2.0	1.0	1025	$850	$0.83	23d	1	1.10mi

Listing history 50 events

1. 2026-04-16
   status Pending
2. 2026-04-14
   listed $22,800 Active
3. 2026-02-28
   historical 397-char remark

   Show marketing remark (397 chars)

   1987 Redman mobile home featuring 2 bedrooms and 2 full bathrooms. The backyard overlooks a peaceful pond, offering a great view and added privacy. Includes a carport, aluminum ramp, and a roof that’s approximately 5–6 years old. There’s also a 10x6 enclosed porch for extra space. Home is being sold as-is. Buyers must be approved by park management. Lot rent is $240 per month.

4. 2026-02-27
   soldstatus $7,500 Closed 397-char remark

   Show marketing remark (397 chars)

   1987 Redman mobile home featuring 2 bedrooms and 2 full bathrooms. The backyard overlooks a peaceful pond, offering a great view and added privacy. Includes a carport, aluminum ramp, and a roof that’s approximately 5–6 years old. There’s also a 10x6 enclosed porch for extra space. Home is being sold as-is. Buyers must be approved by park management. Lot rent is $240 per month.

5. 2026-02-15
   status Pending 397-char remark

   Show marketing remark (397 chars)

   1987 Redman mobile home featuring 2 bedrooms and 2 full bathrooms. The backyard overlooks a peaceful pond, offering a great view and added privacy. Includes a carport, aluminum ramp, and a roof that’s approximately 5–6 years old. There’s also a 10x6 enclosed porch for extra space. Home is being sold as-is. Buyers must be approved by park management. Lot rent is $240 per month.

6. 2026-02-11
   listed $8,000 Active 397-char remark

   Show marketing remark (397 chars)

   1987 Redman mobile home featuring 2 bedrooms and 2 full bathrooms. The backyard overlooks a peaceful pond, offering a great view and added privacy. Includes a carport, aluminum ramp, and a roof that’s approximately 5–6 years old. There’s also a 10x6 enclosed porch for extra space. Home is being sold as-is. Buyers must be approved by park management. Lot rent is $240 per month.

7. 2023-08-11
   soldstatus $43,500 Sold 307-char remark

   Show marketing remark (307 chars)

   Dont miss your opportunity to own this spacious double wide Oaksprings mobile home built in 1991. This 3 bedroom, 2 full baths home offers central air, central heat, large living room and kitchen with open concept. Updates include fresh paint and new flooring throughout. Call today before this one is gone!

8. 2023-08-11
   soldstatus $43,500 Closed 307-char remark

   Show marketing remark (307 chars)

   Dont miss your opportunity to own this spacious double wide Oaksprings mobile home built in 1991. This 3 bedroom, 2 full baths home offers central air, central heat, large living room and kitchen with open concept. Updates include fresh paint and new flooring throughout. Call today before this one is gone!

9. 2023-07-24
   status Pending 307-char remark

   Show marketing remark (307 chars)

   Dont miss your opportunity to own this spacious double wide Oaksprings mobile home built in 1991. This 3 bedroom, 2 full baths home offers central air, central heat, large living room and kitchen with open concept. Updates include fresh paint and new flooring throughout. Call today before this one is gone!

10. 2023-07-20
    listed $39,900 Active 307-char remark

    Show marketing remark (307 chars)

    Dont miss your opportunity to own this spacious double wide Oaksprings mobile home built in 1991. This 3 bedroom, 2 full baths home offers central air, central heat, large living room and kitchen with open concept. Updates include fresh paint and new flooring throughout. Call today before this one is gone!

11. 2022-09-13
    soldstatus $29,000 Sold
12. 2022-09-13
    soldstatus $29,000 Closed
13. 2022-08-27
    status Pending
14. 2022-08-19
    listed $29,000 Active
15. 2022-03-29
    soldstatus $7,600 Sold
16. 2022-03-29
    soldstatus $7,600 Closed
17. 2022-03-17
    status Pending
18. 2022-03-14
    listed $7,600 Active
19. 2019-11-27
    soldstatus $7,000
20. 2019-11-27
    soldstatus $7,000 Closed
21. 2019-04-24
    listed $12,000
22. 2016-11-04
    historical
23. 2016-05-03
    soldstatus $17,000 Closed
24. 2016-05-03
    soldstatus $17,000
25. 2016-05-03
    soldstatus $17,000
26. 2016-04-29
    listed $19,000
27. 2016-04-29
    listed $19,000
28. 2015-09-15
    soldstatus $7,000
29. 2015-08-26
    listed $30,000
30. 2015-08-07
    listed $13,000
31. 2015-07-02
    soldstatus $19,750
32. 2015-04-01
    listed $19,900
33. 2014-10-16
    soldstatus $19,000
34. 2014-05-28
    listed $24,900
35. 2012-09-28
    soldstatus $17,750
36. 2012-09-28
    soldstatus $17,750 Closed
37. 2012-06-14
    listed $21,500
38. 2012-06-01
    soldstatus $4,500
39. 2012-06-01
    soldstatus $4,500 Closed
40. 2012-04-10
    historical
41. 2012-01-31
    listed $6,500
42. 2012-01-06
    historical
43. 2011-10-14
    listed $25,000
44. 2011-07-07
    listed $64,500
45. 2011-07-01
    historical
46. 2011-01-21
    listed $64,500
47. 2010-06-28
    soldstatus $38,000 Closed
48. 2010-06-28
    soldstatus $38,000
49. 2010-03-24
    listed $39,900
50. 2010-02-20
    historical

ⓘ 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: $10,200
• − Mortgage interest: −$1,277
• − Property taxes: −$342
• − Insurance: −$114
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$663
• Taxable income: $6,172
• Est. tax owed @ 24.0%: −$1,481
• After-tax cash flow: $4,686/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: Greenville City
• NCES district ID: 3904409
• Math proficiency: 49% ▼ -15.00%
• Reading proficiency: 50% ▼ -7.00%
• Median HH income: $39,578
• Composite: 41.38/100
• National rank: #3488
• State rank: #456 of 656 in OH

Livability — Greenville

• Score: 69/100
• State rank: #514
• US rank: #8744

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenville, OH
• County: Darke · 50,606 people
• Population (ZIP): 22,298
• Household income: $53,797
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 13.3

Population outlook (Darke County) Hauer SSP2

• Today (2025): 49,377 people
• By 2030: 47,494 · -3.8%
• By 2040: 43,553 · -11.8%
• By 2050: 39,320 · -20.4%
• By 2075: 30,091 · -39.1%
• By 2100: 21,110 · -57.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Italian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Darke

• 2024 margin: Solid R (+65.4) · D 17.0% · R 82.3%
• 2008→2024 swing: -29.2pp toward R · 2008: -36.1pp · 2024: -65.4pp
• All cycles: 2024: R+65.4 2020: R+63.6 2016: R+61.2 2012: R+44.9 2008: R+36.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -110.47%
• Current HPI: 201.8715
• 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

-8.4% since first listed

53 events — show timeline

• 2026-04-16 Pending — Dayton MLS
• 2026-04-14 Listed $22,800 Dayton MLS
• 2026-02-28 Listing Removed — Dayton MLS
• 2026-02-27 Sold (MLS) $7,500 Dayton MLS
• 2026-02-15 Pending — Dayton MLS
• 2026-02-11 Listed $8,000 Dayton MLS
• 2023-08-11 Sold (MLS) $43,500 Dayton MLS
• 2023-08-11 Sold (MLS) $43,500 Dayton MLS
• 2023-07-24 Pending — Dayton MLS
• 2023-07-20 Listed $39,900 Dayton MLS
• 2022-09-13 Sold (MLS) $29,000 Dayton MLS
• 2022-09-13 Sold (MLS) $29,000 Dayton MLS
• 2022-08-27 Pending — Dayton MLS
• 2022-08-19 Listed $29,000 Dayton MLS
• 2022-03-29 Sold (MLS) $7,600 Dayton MLS
• 2022-03-29 Sold (MLS) $7,600 Dayton MLS
• 2022-03-17 Pending — Dayton MLS
• 2022-03-14 Listed $7,600 Dayton MLS
• 2019-11-27 Sold (MLS) $7,000 Dayton MLS
• 2019-11-27 Sold (MLS) $7,000 Dayton MLS
• 2019-04-24 Listed $12,000 Dayton MLS
• 2016-11-04 Listing Removed — WRIST
• 2016-05-03 Sold (MLS) $17,000 WRIST
• 2016-05-03 Sold (MLS) $17,000 Dayton MLS
• 2016-05-03 Sold (MLS) $17,000 Dayton MLS
• 2016-04-29 Listed $19,000 WRIST
• 2016-04-29 Listed $19,000 Dayton MLS
• 2015-09-15 Sold (MLS) $7,000 WRIST
• 2015-08-26 Listed $30,000 WRIST
• 2015-08-07 Listed $13,000 WRIST
• 2015-07-02 Sold (MLS) $19,750 WRIST
• 2015-04-01 Listed $19,900 WRIST
• 2014-10-16 Sold (MLS) $19,000 WRIST
• 2014-05-28 Listed $24,900 WRIST
• 2012-09-28 Sold (MLS) $17,750 Dayton MLS
• 2012-09-28 Sold (MLS) $17,750 Dayton MLS
• 2012-06-14 Listed $21,500 Dayton MLS
• 2012-06-01 Sold (MLS) $4,500 Dayton MLS
• 2012-06-01 Sold (MLS) $4,500 Dayton MLS
• 2012-04-10 Listing Removed — Dayton MLS
• 2012-01-31 Listed $6,500 Dayton MLS
• 2012-01-06 Listing Removed — Dayton MLS
• 2011-10-14 Listed $25,000 Dayton MLS
• 2011-07-07 Listed $64,500 Dayton MLS
• 2011-07-01 Listing Removed — Dayton MLS
• 2011-01-21 Listed $64,500 Dayton MLS
• 2010-06-28 Sold (MLS) $38,000 Dayton MLS
• 2010-06-28 Sold (MLS) $38,000 Dayton MLS
• 2010-03-24 Listed $39,900 Dayton MLS
• 2010-02-20 Listing Removed — Dayton MLS
• 2010-01-20 Listed $24,900 Dayton MLS
• 2010-01-08 Listing Removed — Dayton MLS
• 2009-10-08 Listed $24,900 Dayton MLS