129 Solar Dr · Brandt, OH 45371

$34,950

2 bd · 1.5 ba · 1,120 sqft · SingleFamily · 60 Days on market

Built 1977 $31/sqft · 81% below area $350/mo HOA · 19% of rent

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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
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Welcome home to this beautifully updated, spacious mobile home located in a peaceful 55+ community. This move-in ready property offers comfort, style, and convenience all in one. Inside, you’ll find a bright and open layout featuring stunning granite countertops, a modern kitchen with all appliances included, and an updated tile shower that adds a touch of luxury to your daily routine. The home also boasts a versatile bonus room—perfect for a home office, hobby space, or guest area—giving you the flexibility to fit your lifestyle. Outside, enjoy the convenience of a large carport, providing ample covered parking and protection from the elements. Situated in a quiet, well-maintained community, this home is ideal for those seeking low-maintenance living without sacrificing space or quality. Don’t miss your opportunity to own this beautifully updated, turnkey home! * Room measurements approximate.

Key facts

• Large carport
• Updated tile shower
• Modern kitchen

Tags

• MODERN KITCHEN
• GRANITE COUNTERTOPS
• UPDATED TILE SHOWER
• VERSATILE BONUS ROOM
• LARGE CARPORT
• QUIET COMMUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $842 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $34k (3.0% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Recommended offer $33,901 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 5.19% ✓
• Cap rate: 35.21%
• Cash-on-cash: 103.29%
• DSCR: 5.60
• GRM: 1.6

CMA / ARV

• ARV (median comp): $180,577
• List price: $34,950
• Delta: -80.65%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8845 Flick Rd	0.74mi	3/1.5 (+1)	1,128 (+1%)	4mo	$245,000	$217	56
8890 Mann Rd	0.52mi	3/1.0 (+1)	1,218 (+9%)	3mo	$228,000	$187	52
6900 U.S. Hwy 40	0.75mi	3/1.0 (+1)	1,009 (-10%)	10mo	$38,000	$38	33
6900 US RT 40 E	0.75mi	3/1.0 (+1)	1,009 (-10%)	10mo	$38,000	$38	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.93×
• Total profit: $48,229
• Equity at exit: $5,211

10-year hold

• IRR: —
• Equity multiple: 12.45×
• Total profit: $112,064
• Equity at exit: $3,022

Cash invested: $9,786 (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: 1.6×

Monthly cashflow live

• Estimated rent: $1,815 medium
• Mortgage (P&I): −$183
• Tax est. 1.5%: −$44 /mo · $524/yr
• Insurance: −$15
• HOA: −$350
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $842

Break-even live

Break-even rent $749

Max offer price $34,950

Occupancy floor 49%

Sensitivity live

Price	-10% $867	-5% $854	+0% $842	+5% $830	+10% $818
Rent	-10% $699	-5% $771	+0% $842	+5% $914	+10% $986
Rate	-1.0pp $860	-0.5pp $851	base $842	+0.5pp $833	+1.0pp $824

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: $8,738
• Closing costs: $1,048
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3044 Burgoyne Ct Tipp City, OH	2.0	2.0	1291	$1,947	$1.51	3d	17	1.04mi
1998 Persimmon Way Tipp City, OH	1.0–3.0	1.0–2.0	974	$1,712	$1.76	3d	8	1.32mi
6225 Huber Hts Dayton, OH	3.0	1.0–2.0	918	$1,720	$1.87	3d	63	1.34mi

HOA detail

• Monthly dues: $350 · $4,200/yr

Listing history 9 events

1. 2026-05-31
   status $34,950 Pending 60 DOM
2. 2026-03-31
   listed $34,950 Active 932-char remark

   Show marketing remark (932 chars)

   Welcome home to this beautifully updated, spacious mobile home located in a peaceful 55+ community. This move-in ready property offers comfort, style, and convenience all in one. Inside, you’ll find a bright and open layout featuring stunning granite countertops, a modern kitchen with all appliances included, and an updated tile shower that adds a touch of luxury to your daily routine. The home also boasts a versatile bonus room—perfect for a home office, hobby space, or guest area—giving you the flexibility to fit your lifestyle. Outside, enjoy the convenience of a large carport, providing ample covered parking and protection from the elements. Situated in a quiet, well-maintained community, this home is ideal for those seeking low-maintenance living without sacrificing space or quality. Don’t miss your opportunity to own this beautifully updated, turnkey home! * Room measurements approximate.

3. 2025-11-10
   price $9,000
4. 2025-11-07
   price $11,000
5. 2025-10-27
   price $13,500
6. 2025-10-21
   price $15,000
7. 2025-10-08
   price $17,500
8. 2025-09-26
   price $20,000
9. 2025-09-22
   price $25,000

ⓘ 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: $21,780
• − Mortgage interest: −$1,958
• − Property taxes: −$524
• − Insurance: −$175
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − HOA: −$4,200
• − Depreciation: −$1,017
• Taxable income: $10,422
• Est. tax owed @ 24.0%: −$2,501
• After-tax cash flow: $7,607/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

+39.8% since first listed

8 events — show timeline

• 2026-03-31 Listed $34,950 Dayton MLS
• 2025-11-10 Price Changed $9,000 Dayton MLS
• 2025-11-07 Price Changed $11,000 Dayton MLS
• 2025-10-27 Price Changed $13,500 Dayton MLS
• 2025-10-21 Price Changed $15,000 Dayton MLS
• 2025-10-08 Price Changed $17,500 Dayton MLS
• 2025-09-26 Price Changed $20,000 Dayton MLS
• 2025-09-22 Price Changed $25,000 Dayton MLS