8626 Yawberg Rd · Neapolis, OH 43571

$64,900

3 bd · 2.0 ba · 980 sqft · Manufactured · 11 Days on market

Built 2000 0.50 ac lot $390/mo HOA · 18% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful and quiet country setting. Wheelchair ramp leading up to a huge screened in porch. Open layout with vaulted ceilings, a breakfast bar, and a built-in dry bar. Enjoy privacy with a separate primary suite. Newer refrigerator, dishwasher, microwave, and HVAC. Roof is 5 years old. Anthony Wayne Schools! Large garage for parking, storage, or a workshop, plus another shed. The landlord maintains the septic. Lot lease $390 per month.

Key facts

• 0.5 acre lot
• Garage
• Built 2000

Property features AI

Finance

• Other: Lot is level and wooded; Lot accessed via county and private roads with asphalt and gravel surfaces; Lot size about 0.5 acre
• HOA & community: Association with a monthly fee of $390 (fee includes other services)

Exterior

• Parking: Detached garage; Garage door opener; Additional off-street parking; Gravel parking areas; Total parking for 4 vehicles; Approximately 1.5 garage spaces
• Security: Security lights
• Utilities: Well water; Septic tank; Electricity connected (220 volts available); Cable available
• Home design: Residential mobile home (single wide); One story; Raised foundation; Accessible approach with ramp
• Construction: Aluminum siding; Raised foundation; Asphalt roof; Mobile home make/model: Skyline
• Exterior features: Exterior lighting; Ramped accessible approach; Storage; Enclosed deck; Screened porch; Side porch; Asphalt roof; Garage(s) and shed(s)

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator; Breakfast bar; Eat-in kitchen
• Bedrooms: Primary and additional bedrooms on the main level; Bedroom 2 on the main level; Bedroom 3 on the main level
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); ENERGY STAR qualified equipment; Central air; Ceiling fans
• Interior features: Breakfast bar; Dry bar; Eat-in kitchen; No interior steps; Open floorplan; Ceiling fans; Vaulted ceilings; Built-in features; Primary bathroom; Bay window(s); French doors
• Laundry & utility: Washer and dryer included; Laundry closet on main level; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $956 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).

Location & tenants

• Location reads 66/100 on livability (#644 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: schools F, amenities F, commute F.
• Anthony Wayne Local (suburban): math 77% / reading 81% proficiency, ranked #49 of 656 in OH (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 33 active listings in the ZIP; solid renter incomes; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lucas County population projected at -16% 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $64,900

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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.38% ✓
• Cap rate: 23.96%
• Cash-on-cash: 63.10%
• DSCR: 3.81
• GRM: 2.5

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: 62.2%
• Equity multiple: 3.78×
• Total profit: $50,576
• Equity at exit: $9,677

10-year hold

• IRR: 66.8%
• Equity multiple: 7.79×
• Total profit: $123,356
• Equity at exit: $5,611

Cash invested: $18,172 (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 43571

• Home prices YoY: -16.0%
• Active inventory: 33
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $2,191 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$18 /mo · $216/yr
• Insurance: −$27
• HOA: −$390
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $956

Break-even live

Break-even rent $981

Max offer price $64,900

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $390 · $4,680/yr

Listing history 3 events

1. 2026-05-31
   days on market $64,900 Active 11 DOM
2. 2026-05-30
   days on market $64,900 Active 10 DOM
3. 2026-05-15
   historical $64,900 443-char remark

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

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $216 · $18/mo
• Projected year-2 tax: $614 · $51/mo
• Expected delta: +$398/yr (+$33/mo · 184.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,292
• − Mortgage interest: −$3,635
• − Property taxes: −$216
• − Insurance: −$324
• − Repairs & maintenance: −$2,103
• − Management: −$2,103
• − HOA: −$4,680
• − Depreciation: −$1,888
• Taxable income: $11,342
• Est. tax owed @ 24.0%: −$2,722
• After-tax cash flow: $8,744/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: Anthony Wayne Local
• NCES district ID: 3904820
• Math proficiency: 77% ▼ -9.00%
• Reading proficiency: 81% ▼ -6.00%
• Median HH income: $77,345
• Composite: 69.43/100
• National rank: #311
• State rank: #49 of 656 in OH

Livability — Neapolis

• Score: 66/100
• State rank: #644
• US rank: #11433

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lucas · 437,818 people
• City population: 616
• Metro: Toledo, OH
• Population (ZIP): 7,166
• Household income: $99,435
• Rent vs Own: 17.3% rent · 82.7% own
• Severe rent burden: 6.1

Population outlook (Lucas County) Hauer SSP2

• Today (2025): 420,751 people
• By 2030: 410,187 · -2.5%
• By 2040: 384,019 · -8.7%
• By 2050: 355,125 · -15.6%
• By 2075: 291,683 · -30.7%
• By 2100: 233,670 · -44.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 4% Native American 2% Two or more races 2%
• Common ancestry: Romanian 9% Lithuanian 5% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Lucas

• 2024 margin: D (+12.6) · D 55.8% · R 43.2%
• 2008→2024 swing: -18.9pp toward R · 2008: 31.4pp · 2024: 12.6pp
• All cycles: 2024: D+12.6 2020: D+16.8 2016: D+17.4 2012: D+30.4 2008: D+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.79%
• Current HPI: 256.9157
• 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

3 events — show timeline

• 2026-05-28 Listing Removed — NORIS
• 2026-05-20 Listed $64,900 NORIS
• 2026-05-15 Coming Soon — NORIS

Property tax history

+0.1%/yr

Latest (2025): $216 · +2.3% YoY. Source: county tax records.