1223 Chateau Ct · Findlay, OH 45840

$27,500

0 bd · 2.0 ba · 924 sqft · Manufactured public records · 21 Days on market

Built 1981 Est $43k · 37% under $495/mo HOA · 45% of rent

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Homeownership for under 25K in Findlay Ohio! Home is move in ready & features 2 beds & 2 full baths master bath has a walk-in shower. Large Livingroom/dining/Kitchen combo. The kitchen has tons of cabinets & a breakfast bar. Updates include, exterior paint, landscaping, new toilets, bathroom vanities, carpet (master) water pipes replaced, roof coated summer "23". Do not hesitate on this opportunity to own this home it will be gone before you know it.

Key facts

• Large living area
• Natural light
• Eat-in kitchen

Tags

• SINGLE-LEVEL LIVING
• LARGE LIVING AREA
• NATURAL LIGHT
• EAT-IN KITCHEN
• ABUNDANT WHITE CABINETRY
• GENEROUS COUNTER SPACE

Property features AI

Finance

• HOA & community: Homeowners association with a $495 monthly fee

Exterior

• Parking: Parking pad
• Utilities: Public water; Public sewer
• Home design: Manufactured home (single level); One story; Unknown zoning
• Construction: Other foundation
• Exterior features: Covered porch; Shed(s)

Interior

• Bedrooms: 3 total rooms (includes all room types)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Heat pump; Electric heating; No central cooling
• Interior features: Carpet, laminate, and tile flooring

What this means for you Summary

Snapshot

• This is a ?-bed/2.0-bath manufactured listed at $28k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $27k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 5.0% in Findlay — 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 81/100 on livability (#98 in OH, #1,496 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment D+, commute F.
• Findlay City (town): math 56% / reading 56% proficiency, ranked #357 of 656 in OH (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+5.7%/yr); 219 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 257 units permitted in Hancock County in 2024 (150 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $190 of loan paydown is wiped out by about $825 of value loss. Plan a longer hold.
• Hancock County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 5.7% rent growth), your $8k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($27k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $2k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 45% of rent.

Recommended offer $27,087 (1.5% below list)

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 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: 3.96% ✓
• Cap rate: 15.07%
• Cash-on-cash: 31.35%
• DSCR: 2.40
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $43,428
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1406 Huntington Dr	0.19mi	2/1.0 (+2)	924 (0%)	0mo	$43,000	$47	76
1432 Huntington Dr	0.29mi	2/2.0 (+2)	924 (0%)	0mo	$42,500	$46	76
1854 Huntington Dr	0.34mi	3/2.0 (+3)	968 (+5%)	5mo	$63,900	$66	57
1448 Eastshore Dr	0.32mi	2/1.0 (+2)	1,032 (+12%)	2mo	$35,000	$34	50

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 · 5.68% rent growth · sell at horizon

5-year hold

• IRR: 33.2%
• Equity multiple: 2.52×
• Total profit: $11,674
• Equity at exit: $4,100

10-year hold

• IRR: 43.1%
• Equity multiple: 6.32×
• Total profit: $40,961
• Equity at exit: $2,378

Cash invested: $7,700 (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 45840

• Rents YoY: 5.7%
• Active inventory: 219
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,088 medium
• Mortgage (P&I): −$144
• Tax from tax record: −$8 /mo · $93/yr
• Insurance: −$11
• HOA: −$495
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $201

Break-even live

Break-even rent $833

Max offer price $27,500

Occupancy floor 77%

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: $6,875
• Closing costs: $825
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2111 Milestone Dr Findlay, OH	1.0–3.0	1.0–2.0	965	$1,200	$1.24	12d	1	0.40mi
2070 Breckenridge Rd Findlay, OH	2.0	1.0	810	$1,060	$1.31	23d	3	1.20mi
1231 Crystal Glen Blvd Findlay, OH	1.0–2.0	1.0–1.5	753	$1,110	$1.47	14d	13	1.24mi

HOA detail

• Monthly dues: $495 · $5,940/yr
• Likely covers: waterlandscaping

Listing history 25 events

1. 2026-06-19
   days on market $27,500 Active 21 DOM
2. 2026-06-18
   days on market $27,500 Active 20 DOM
3. 2026-06-17
   price $27,500 Active 19 DOM
4. 2026-06-17
   days on market $29,900 Active 19 DOM
5. 2026-06-16
   days on market $29,900 Active 18 DOM
6. 2026-06-15
   days on market $29,900 Active 17 DOM
7. 2026-06-14
   days on market $29,900 Active 15 DOM
8. 2026-06-12
   days on market $29,900 Active 14 DOM
9. 2026-06-09
   days on market $29,900 Active 11 DOM
10. 2026-06-08
    days on market $29,900 Active 10 DOM
11. 2026-06-07
    days on market $29,900 Active 9 DOM
12. 2026-06-05
    days on market $29,900 Active 6 DOM
13. 2026-06-02
    days on market $29,900 Active 4 DOM
14. 2026-06-01
    days on market $29,900 Active 3 DOM
15. 2026-05-31
    days on market $29,900 Active 2 DOM
16. 2026-05-29
    listed $29,900 Active
17. 2024-04-05
    soldstatus $26,000 Closed 480-char remark

    Show marketing remark (480 chars)

    Homeownership for under 25K in Findlay Ohio! Home is move in ready & features 2 beds & 2 full baths master bath has a walk-in shower. Large Livingroom/dining/Kitchen combo. The kitchen has tons of cabinets & a breakfast bar. Updates include, exterior paint, landscaping, new toilets, bathroom vanities, carpet (master) water pipes replaced, roof coated summer "23". Do not hesitate on this opportunity to own this home it will be gone before you know it.

18. 2024-04-01
    status Pending 480-char remark

    Show marketing remark (480 chars)

    Homeownership for under 25K in Findlay Ohio! Home is move in ready & features 2 beds & 2 full baths master bath has a walk-in shower. Large Livingroom/dining/Kitchen combo. The kitchen has tons of cabinets & a breakfast bar. Updates include, exterior paint, landscaping, new toilets, bathroom vanities, carpet (master) water pipes replaced, roof coated summer "23". Do not hesitate on this opportunity to own this home it will be gone before you know it.

19. 2024-03-11
    price $26,000 480-char remark

    Show marketing remark (480 chars)

    Homeownership for under 25K in Findlay Ohio! Home is move in ready & features 2 beds & 2 full baths master bath has a walk-in shower. Large Livingroom/dining/Kitchen combo. The kitchen has tons of cabinets & a breakfast bar. Updates include, exterior paint, landscaping, new toilets, bathroom vanities, carpet (master) water pipes replaced, roof coated summer "23". Do not hesitate on this opportunity to own this home it will be gone before you know it.

20. 2024-03-10
    historical Contingent 480-char remark

    Show marketing remark (480 chars)

    Homeownership for under 25K in Findlay Ohio! Home is move in ready & features 2 beds & 2 full baths master bath has a walk-in shower. Large Livingroom/dining/Kitchen combo. The kitchen has tons of cabinets & a breakfast bar. Updates include, exterior paint, landscaping, new toilets, bathroom vanities, carpet (master) water pipes replaced, roof coated summer "23". Do not hesitate on this opportunity to own this home it will be gone before you know it.

21. 2024-03-07
    listed $22,000 Active 480-char remark

    Show marketing remark (480 chars)

    Homeownership for under 25K in Findlay Ohio! Home is move in ready & features 2 beds & 2 full baths master bath has a walk-in shower. Large Livingroom/dining/Kitchen combo. The kitchen has tons of cabinets & a breakfast bar. Updates include, exterior paint, landscaping, new toilets, bathroom vanities, carpet (master) water pipes replaced, roof coated summer "23". Do not hesitate on this opportunity to own this home it will be gone before you know it.

22. 2009-11-30
    soldstatus $7,500 264-char remark

    Show marketing remark (264 chars)

    COVERED PATIO! MOVE RIGHT INTO THIS SPACIOUS LIVING ROOM/KITCHEN AND EACH BEDROOM HAS OWN BATH. LOTS OF FLOWERS AND EXOTIC PLANTS SURROUND MOBILE HOME. OWNER STATES QUIET SURROUNDINGS. ELIGIBLE FOR COMMUNITY SECTION. LOT RENT $235.00 INCLUDES WATER & TRASH.

23. 2009-11-30
    soldstatus $7,500

    Show marketing remark (264 chars)

    COVERED PATIO! MOVE RIGHT INTO THIS SPACIOUS LIVING ROOM/KITCHEN AND EACH BEDROOM HAS OWN BATH. LOTS OF FLOWERS AND EXOTIC PLANTS SURROUND MOBILE HOME. OWNER STATES QUIET SURROUNDINGS. ELIGIBLE FOR COMMUNITY SECTION. LOT RENT $235.00 INCLUDES WATER & TRASH.

24. 2009-10-27
    listed $7,500 264-char remark

    Show marketing remark (264 chars)

    COVERED PATIO! MOVE RIGHT INTO THIS SPACIOUS LIVING ROOM/KITCHEN AND EACH BEDROOM HAS OWN BATH. LOTS OF FLOWERS AND EXOTIC PLANTS SURROUND MOBILE HOME. OWNER STATES QUIET SURROUNDINGS. ELIGIBLE FOR COMMUNITY SECTION. LOT RENT $235.00 INCLUDES WATER & TRASH.

25. 2009-10-27
    listed $8,000

    Show marketing remark (264 chars)

    COVERED PATIO! MOVE RIGHT INTO THIS SPACIOUS LIVING ROOM/KITCHEN AND EACH BEDROOM HAS OWN BATH. LOTS OF FLOWERS AND EXOTIC PLANTS SURROUND MOBILE HOME. OWNER STATES QUIET SURROUNDINGS. ELIGIBLE FOR COMMUNITY SECTION. LOT RENT $235.00 INCLUDES WATER & TRASH.

ⓘ 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: $93 · $8/mo
• Projected year-2 tax: $261 · $22/mo
• Expected delta: +$168/yr (+$14/mo · 180.6%)

ⓘ 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 ≥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: $13,057
• − Mortgage interest: −$1,540
• − Property taxes: −$93
• − Insurance: −$138
• − Repairs & maintenance: −$1,045
• − Management: −$1,045
• − HOA: −$5,940
• − Depreciation: −$800
• Taxable income: $2,457
• Est. tax owed @ 24.0%: −$590
• After-tax cash flow: $1,824/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: Findlay City
• NCES district ID: 3910000
• Math proficiency: 56% ▼ -11.00%
• Reading proficiency: 56% ▼ -9.00%
• Median HH income: $45,261
• Composite: 47.31/100
• National rank: #2300
• State rank: #357 of 656 in OH

Livability — Findlay

• Score: 81/100
• State rank: #98
• US rank: #1496

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Findlay, OH
• County: Hancock County · 54,559 people
• City population: 54,559
• Metro: Findlay, OH
• Population (ZIP): 54,559
• Household income: $68,083
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1540.0

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 77,526 people
• By 2030: 77,777 · +0.3%
• By 2040: 76,976 · -0.7%
• By 2050: 74,479 · -3.9%
• By 2075: 65,741 · -15.2%
• By 2100: 52,942 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Two or more races 5% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Other Asian/Pacific 1% Arabic 1%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+38.4) · D 30.2% · R 68.7% · Other 1.1%
• 2008→2024 swing: -15.3pp toward R · 2008: -23.1pp · 2024: -38.4pp
• All cycles: 2024: R+38.4 2020: R+37.5 2016: R+40.8 2012: R+28.3 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -250.43%
• Current HPI: 194.9132
• Rent YoY: ▲ 5.68%
• Metro: Findlay, 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

+298.7% since first listed

10 events — show timeline

• 2026-05-29 Listed $29,900 WCARE
• 2024-04-05 Sold (MLS) $26,000 NORIS
• 2024-04-01 Pending — NORIS
• 2024-03-11 Price Changed $26,000 NORIS
• 2024-03-10 Contingent — NORIS
• 2024-03-07 Listed $22,000 NORIS
• 2009-11-30 Sold (MLS) $7,500 NORIS
• 2009-11-30 Sold (MLS) $7,500 NORIS
• 2009-10-27 Listed $8,000 NORIS
• 2009-10-27 Listed $7,500 NORIS