907 Tiffin St #5 · Fremont, OH 43420

$24,900

2 bd · 1.0 ba · 460 sqft · Manufactured · 20 Days on market

Built 1965 Good condition

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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
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

RECENTLY RENOVATED LIBERTY MOBLIE HOME! Taken to the Studs & Revamped at the End of 2023! Renovations in 2023 include Kitchen Cupboards, Countertop, Double Bowl Sink, Plank Flooring Throughout, Bathroom Vanity, Toilet, Shower/Tub Surround, Framing, Dual-Pane Windows, Insulation, Wiring, Plumbing, Drywall, Hot Water Heater, Floor Joists, Doors & Hardware! EXTRA Layer of Subfloor Installed for Added Insulation, Comfort & Efficiency. The finishings throughout give this home a modern, move-in ready feel. Purchasers MUST contact the Park Manager and submit an application for approval prior to closing. CASH ONLY!

Key facts

• Double bowl sink
• Kitchen cupboards
• Bathroom vanity

Tags

• KITCHEN CUPBOARDS
• COUNTERTOP
• DOUBLE BOWL SINK
• PLANK FLOORING
• BATHROOM VANITY
• DUAL-PANE WINDOWS

Property features AI

Exterior

• Utilities: Public water; Public sewer; 100 Amp electric service
• Home design: Residential mobile home
• Construction: Vinyl siding
• Exterior features: Rubber roof; Pets allowed

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Space heater; Has heating
• Interior features: Insulated windows; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $25k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $575 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($946 rent vs $25k).
• Recommended offer: $25k (1.5% below list) — sets the bar for market timing.
• Cap rate 34.0% vs local median 5.3% in Fremont — 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 74/100 on livability (#283 in OH, #4,637 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Fremont City (town): math 35% / reading 44% proficiency, ranked #543 of 656 in OH (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 88 active listings in the ZIP; 23 units permitted in Sandusky County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $172 of loan paydown is wiped out by about $747 of value loss. Plan a longer hold.
• Sandusky County population projected at -17% 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 $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($25k) is reasonable based on typical stale-listing flexibility.

Recommended offer $24,526 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 3.80% ✓
• Cap rate: 34.01%
• Cash-on-cash: 98.97%
• DSCR: 5.40
• 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: —
• Equity multiple: 5.68×
• Total profit: $32,604
• Equity at exit: $3,713

10-year hold

• IRR: —
• Equity multiple: 11.84×
• Total profit: $75,609
• Equity at exit: $2,153

Cash invested: $6,972 (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 43420

• Home prices YoY: -32.4%
• Active inventory: 88
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $946 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $374/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $575

Break-even live

Break-even rent $218

Max offer price $24,900

Occupancy floor 34%

Sensitivity live

Price	-10% $592	-5% $584	+0% $575	+5% $566	+10% $558
Rent	-10% $500	-5% $538	+0% $575	+5% $612	+10% $650
Rate	-1.0pp $588	-0.5pp $581	base $575	+0.5pp $569	+1.0pp $562

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $24,900 Active 20 DOM
2. 2026-06-17
   days on market $24,900 Active 19 DOM
3. 2026-06-16
   days on market $24,900 Active 18 DOM
4. 2026-06-15
   days on market $24,900 Active 17 DOM
5. 2026-06-13
   days on market $24,900 Active 15 DOM
6. 2026-06-12
   days on market $24,900 Active 14 DOM
7. 2026-06-09
   days on market $24,900 Active 11 DOM
8. 2026-06-08
   days on market $24,900 Active 10 DOM
9. 2026-06-08
   days on market $24,900 Active 9 DOM
10. 2026-06-07
    days on market $24,900 Active 8 DOM
11. 2026-06-04
    days on market $24,900 Active 5 DOM
12. 2026-06-02
    remarks 620-char remark
13. 2026-06-02
    days on market $24,900 Active 4 DOM
14. 2026-06-01
    days on market $24,900 Active 3 DOM
15. 2026-05-31
    days on market $24,900 Active 2 DOM
16. 2026-05-28
    listed $24,900 Active

ⓘ 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 ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,349
• − Mortgage interest: −$1,395
• − Property taxes: −$374
• − Insurance: −$124
• − Repairs & maintenance: −$908
• − Management: −$908
• − Depreciation: −$724
• Taxable income: $6,916
• Est. tax owed @ 24.0%: −$1,660
• After-tax cash flow: $5,241/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 · 3 photos

Good 75/100 Cosmetic rehab

This recently renovated mobile home is in good condition with recent updates to the kitchen and bathroom. It is move-in ready and has a good curb appeal.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal
• Both Install new front door — A new door can improve both resale and rental value
• Both Add landscaping around the front porch — Enhances curb appeal and can attract more tenants

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal ↑
• Both Install new front door — A new door can improve both resale and rental value ↑
• Both Add landscaping around the front porch — Enhances curb appeal and can attract more tenants ↑

ⓘ 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)

• District: Fremont City
• NCES district ID: 3904401
• Math proficiency: 35% ▼ -27.00%
• Reading proficiency: 44% ▼ -13.00%
• Median HH income: $44,046
• Composite: 33.48/100
• National rank: #5449
• State rank: #543 of 656 in OH

Livability — Fremont

• Score: 74/100
• State rank: #283
• US rank: #4637

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fremont, OH
• County: Sandusky · 51,886 people
• City population: 29,400
• Population (ZIP): 29,400
• Household income: $62,802
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 10.4

Population outlook (Sandusky County) Hauer SSP2

• Today (2025): 57,409 people
• By 2030: 55,791 · -2.8%
• By 2040: 51,837 · -9.7%
• By 2050: 47,712 · -16.9%
• By 2075: 39,908 · -30.5%
• By 2100: 33,171 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 9% Black 5%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Sandusky

• 2024 margin: Solid R (+30.9) · D 34.1% · R 65.0%
• 2008→2024 swing: -35.5pp toward R · 2008: 4.6pp · 2024: -30.9pp
• All cycles: 2024: R+30.9 2020: R+27.6 2016: R+23.0 2012: D+1.9 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.51%
• Current HPI: 188.5274
• 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

1 event — show timeline

• 2026-05-28 Listed $24,900 FAOR