538 Huddle Rd Lot 20 · Napoleon, OH 43545

$20,000

2 bd · 1.0 ba · 980 sqft · Manufactured · 202 Days on market

Built 1986 Fair condition $20/sqft · 16% below area Est $24k · 16% under $450/mo HOA · 47% of rent

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Why this score? — see what drove the C- 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 +14.7/15.0
• Schools +5.6/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NICE UPDATED 2 BEDROOM 1 BATH. MUST GET PARK APPROVAL TO PURCHASE. MUST FILL OUT THE REQUIRED PAPERWORK. HOME IS MOVE-IN READY. LOT RENT IS $450/MO. SET YOUR APPOINTMENT UP TODAY.

Key facts

• 2 parking spots
• Built 1986
• Listed 202 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $20k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($965 rent vs $20k).
• Recommended offer: $18k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.7% vs local median 3.8% in Napoleon — 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 70/100 on livability (#484 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: employment D+, amenities F, commute F.
• Napoleon Area City (town): math 62% / reading 69% proficiency, ranked #208 of 656 in OH (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 46 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 18 units permitted in Henry County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($78k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $138 of loan paydown is wiped out by about $600 of value loss. Plan a longer hold.
• Henry County population projected at -14% 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 47% of rent.

Recommended offer $17,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 4.83% ✓
• Cap rate: 16.74%
• Cash-on-cash: 37.31%
• DSCR: 2.66
• GRM: 1.7

CMA / ARV

• ARV (median comp): $23,833
• List price: $20,000
• Delta: -16.08%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 34.1%
• Equity multiple: 2.45×
• Total profit: $8,141
• Equity at exit: $2,982

10-year hold

• IRR: 41.3%
• Equity multiple: 5.03×
• Total profit: $22,553
• Equity at exit: $1,729

Cash invested: $5,600 (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 43545

• Home prices YoY: -19.6%
• Active inventory: 46
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $965 medium
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$450
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $174

Break-even live

Break-even rent $745

Max offer price $20,000

Occupancy floor 77%

Sensitivity live

Price	-10% $188	-5% $181	+0% $174	+5% $167	+10% $160
Rent	-10% $98	-5% $136	+0% $174	+5% $212	+10% $250
Rate	-1.0pp $184	-0.5pp $179	base $174	+0.5pp $169	+1.0pp $164

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
780 Sheffield Ave Napoleon, OH	2.0	1.0	700	$965	$1.38	45d	1	0.85mi

HOA detail

• Monthly dues: $450 · $5,400/yr

Listing history 19 events

1. 2026-06-21
   days on market $20,000 Active 202 DOM
2. 2026-06-21
   days on market $20,000 Active 201 DOM
3. 2026-06-18
   days on market $20,000 Active 199 DOM
4. 2026-06-17
   days on market $20,000 Active 198 DOM
5. 2026-06-16
   days on market $20,000 Active 197 DOM
6. 2026-06-15
   days on market $20,000 Active 196 DOM
7. 2026-06-13
   days on market $20,000 Active 194 DOM
8. 2026-06-12
   days on market $20,000 Active 193 DOM
9. 2026-06-09
   days on market $20,000 Active 190 DOM
10. 2026-06-08
    days on market $20,000 Active 189 DOM
11. 2026-06-08
    days on market $20,000 Active 188 DOM
12. 2026-06-07
    days on market $20,000 Active 187 DOM
13. 2026-06-04
    days on market $20,000 Active 184 DOM
14. 2026-06-02
    days on market $20,000 Active 183 DOM
15. 2026-06-01
    days on market $20,000 Active 182 DOM
16. 2026-05-31
    days on market $20,000 Active 181 DOM
17. 2026-01-16
    status Active 184-char remark

    Show marketing remark (184 chars)

    NICE UPDATED 2 BEDROOM 1 BATH. MUST GET PARK APPROVAL TO PURCHASE. MUST FILL OUT THE REQUIRED PAPERWORK. HOME IS MOVE-IN READY. LOT RENT IS $450/MO. SET YOUR APPOINTMENT UP TODAY.

18. 2025-12-09
    historical Contingent 184-char remark

    Show marketing remark (184 chars)

    NICE UPDATED 2 BEDROOM 1 BATH. MUST GET PARK APPROVAL TO PURCHASE. MUST FILL OUT THE REQUIRED PAPERWORK. HOME IS MOVE-IN READY. LOT RENT IS $450/MO. SET YOUR APPOINTMENT UP TODAY.

19. 2025-12-01
    listed $20,000 Active 184-char remark

    Show marketing remark (184 chars)

    NICE UPDATED 2 BEDROOM 1 BATH. MUST GET PARK APPROVAL TO PURCHASE. MUST FILL OUT THE REQUIRED PAPERWORK. HOME IS MOVE-IN READY. LOT RENT IS $450/MO. SET YOUR APPOINTMENT UP TODAY.

ⓘ 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 3/10 Moderate FEMA zone X · 18% 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,580
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$926
• − Management: −$926
• − HOA: −$5,400
• − Depreciation: −$582
• Taxable income: $2,225
• Est. tax owed @ 24.0%: −$534
• After-tax cash flow: $1,556/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

Fair 45/100 Cosmetic rehab

This manufactured home is move-in ready with cosmetic updates needed to enhance its curb appeal and interior aesthetics.

Repairs flagged

• Minor exterior siding — slight wear
• Minor interior paint — wear
• Minor landscaping — bare yard with debris

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both landscaping — improves curb appeal and enhances property value
• Both replace worn flooring — improves living space and enhances property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · slight wear	Minor	$500–3,000
interior paint · wear	Minor	$500–3,000
landscaping · bare yard with debris	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both landscaping — improves curb appeal and enhances property value ↑
• Both replace worn flooring — improves living space and enhances property value ↑

ⓘ 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: Napoleon Area City
• NCES district ID: 3904443
• Math proficiency: 62% ▼ -14.00%
• Reading proficiency: 69% ▼ -4.00%
• Median HH income: $49,144
• Composite: 55.53/100
• National rank: #1243
• State rank: #208 of 656 in OH

Livability — Napoleon

• Score: 70/100
• State rank: #484
• US rank: #8082

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Napoleon, OH
• County: Henry · 27,211 people
• City population: 14,388
• Population (ZIP): 14,388
• Household income: $78,165
• Rent vs Own: 21.0% rent · 79.0% own
• Severe rent burden: 4.0

Population outlook (Henry County) Hauer SSP2

• Today (2025): 27,204 people
• By 2030: 26,657 · -2.0%
• By 2040: 25,149 · -7.6%
• By 2050: 23,361 · -14.1%
• By 2075: 20,409 · -25.0%
• By 2100: 18,199 · -33.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+46.7) · D 26.2% · R 72.9%
• 2008→2024 swing: -33.8pp toward R · 2008: -12.9pp · 2024: -46.7pp
• All cycles: 2024: R+46.7 2020: R+43.5 2016: R+39.8 2012: R+18.6 2008: R+12.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.90%
• Current HPI: 212.3599
• 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

• 2026-01-16 Relisted — NORIS
• 2025-12-09 Contingent — NORIS
• 2025-12-01 Listed $20,000 NORIS