3473 Seaboard Dr #143 · Dayton, OH 45414

$24,500

2 bd · 1.0 ba · 563 sqft · Manufactured · 11 Days on market

Built 1973 Good condition

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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
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• Rent growth +4.4/5.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Pet-friendly and move-in ready! This well-maintained 2-bedroom, 1-bath Champion mobile home in Sunny Acres Mobile Home Park offers an affordable opportunity for homeownership without starting from scratch. Many furnishings and household items are negotiable, including furniture, TV, appliances, kitchen items, cookware, utensils, and more—making this an excellent option for buyers seeking either a furnished or unfurnished home. Enjoy outdoor living with a large covered patio and deck, perfect for relaxing or entertaining family and friends. Adjacent to the patio is an ideal location for a storage shed, providing additional space for tools, seasonal items, or outdoor equipment. The prop

Key facts

• Easy access to i 75
• Large covered patio
• Well maintained

Tags

• MOVE IN READY
• WELL MAINTAINED
• LARGE COVERED PATIO
• AMPLE OFF STREET PARKING
• EASY ACCESS TO I 75

Property features AI

Finance

• Other: Offered for sale
• HOA & community: Located in Sunny Acres Mobile Home Park (association)

Exterior

• Parking: No garage
• Utilities: Natural gas; Central air (electric cooling)
• Home design: Single-wide mobile home; Single-story
• Construction: Vinyl siding; Model: Single Wide Champion PMC
• Exterior features: Located in a mobile home park (Sunny Acres Mobile Home Park); Lot described as irregular

Interior

• Kitchen: Eat-in kitchen (approx. 10 x 10); Cooktop; Range; Microwave; Disposal
• Bedrooms: Bedroom on the main level (approx. 9 x 8)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 5 total rooms; Basement: Other
• Laundry & utility: Main-level laundry (approx. 7 x 5); Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $24k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $870 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $24k).
• Cap rate 48.9% vs local median 7.4% in Dayton — 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 65/100 on livability (#716 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools C-, amenities C-, crime F.
• Market conditions: Rents rising fast (+7.4%/yr); 51 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $169 of loan paydown is wiped out by about $735 of value loss. Plan a longer hold.
• Montgomery County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 7.4% rent growth), your $7k cash investment doubles in ~1 year — 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 $24,500

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F 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. 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?
5. 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.
6. 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.
7. 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: 5.37% ✓
• Cap rate: 48.91%
• Cash-on-cash: 152.22%
• DSCR: 7.77
• GRM: 1.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.41% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.39×
• Total profit: $57,569
• Equity at exit: $3,653

10-year hold

• IRR: —
• Equity multiple: 22.72×
• Total profit: $148,984
• Equity at exit: $2,118

Cash invested: $6,860 (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 45414

• Rents YoY: 7.4%
• Active inventory: 51
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,316 medium
• Mortgage (P&I): −$128
• Tax est. 1.5%: −$31 /mo · $368/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $870

Break-even live

Break-even rent $214

Max offer price $24,500

Occupancy floor 29%

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: $6,125
• Closing costs: $735
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4502 Waynedale Cir Dayton, OH	2.0	1.0	654	$1,199	$1.83	2d	4	1.36mi
4630 Bufort Blvd Dayton, OH	1.0	1.0	700	$865	$1.24	23d	1	1.47mi

Listing history 10 events

1. 2026-06-18
   days on market $24,500 Active 11 DOM
2. 2026-06-17
   days on market $24,500 Active 10 DOM
3. 2026-06-16
   days on market $24,500 Active 9 DOM
4. 2026-06-15
   days on market $24,500 Active 8 DOM
5. 2026-06-14
   days on market $24,500 Active 6 DOM
6. 2026-06-13
   days on market $24,500 Active 5 DOM
7. 2026-06-10
   days on market $24,500 Active 3 DOM
8. 2026-06-09
   days on market $24,500 Active 2 DOM
9. 2026-06-08
   remarks 693-char remark
10. 2026-06-08
    listed $24,500 Active 1 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: $15,790
• − Mortgage interest: −$1,372
• − Property taxes: −$368
• − Insurance: −$122
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$713
• Taxable income: $10,688
• Est. tax owed @ 24.0%: −$2,565
• After-tax cash flow: $7,877/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained 2-bedroom, 1-bath Champion mobile home in Sunny Acres Mobile Home Park is move-in ready and offers an affordable opportunity for homeownership. The home has good exterior and interior conditions with minor maintenance needed to improve its appearance and value.

Value-add opportunities

• Both Paint the interior walls and ceiling — Fresh paint can improve the overall appearance and value of the home.
• Both Replace the old carpet — New carpet can improve the appearance and comfort of the living room and kitchen.
• Both Replace the old curtains — Fresh curtains can improve the appearance and value of the home.
• Both Clean and organize the kitchen cabinets and appliances — A clean and organized kitchen can improve the overall appearance and value of the home.
• Both Clean and organize the bathroom — A clean and organized bathroom can improve the overall appearance and value of the home.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the interior walls and ceiling — Fresh paint can improve the overall appearance and value of the home. ↑
• Both Replace the old carpet — New carpet can improve the appearance and comfort of the living room and kitchen. ↑
• Both Replace the old curtains — Fresh curtains can improve the appearance and value of the home. ↑
• Both Clean and organize the kitchen cabinets and appliances — A clean and organized kitchen can improve the overall appearance and value of the home. ↑
• Both Clean and organize the bathroom — A clean and organized bathroom can improve the overall appearance and value of the home. ↑

ⓘ 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)

No district data.

Livability — Dayton

• Score: 65/100
• State rank: #716
• US rank: #12895

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dayton, OH
• County: Montgomery County · 459,541 people
• City population: 164,387
• Metro: Dayton-Kettering, OH
• Population (ZIP): 21,167
• Household income: $54,485
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 801.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 523,241 people
• By 2030: 514,948 · -1.6%
• By 2040: 493,378 · -5.7%
• By 2050: 469,639 · -10.2%
• By 2075: 418,360 · -20.0%
• By 2100: 353,315 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 15% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 2% Romanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% Arabic 1% Tagalog/Filipino 1%

Political lean MEDSL · Montgomery

• 2024 margin: Toss-up / Even · D 49.8% · R 49.3%
• 2008→2024 swing: -5.8pp toward R · 2008: 6.2pp · 2024: 0.5pp
• All cycles: 2024: D+0.5 2020: D+2.2 2016: R+1.2 2012: D+3.1 2008: D+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.46%
• Current HPI: 183.1124
• Rent YoY: ▲ 7.41%
• 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

1 event — show timeline

• 2026-06-07 Listed $24,500 Dayton MLS