10487 Co Rd 4 #124 · Ai, OH 43558

$65,000

2 bd · 2.0 ba · 924 sqft · Manufactured · 43 Days on market

Built 1991 Good condition 2,800 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover Serenity At 10487 County Road 4 Lot 124 In Swanton Meadows. This Renovated Two Bedroom Two Bathroom Mobile Home In Swanton Boasts Sturdy Two By Six Construction. The Property Butts Up Against Two Very Large Ponds Perfect For Fishing Canoeing And Swimming. In 2023 The Exterior Was Wrapped With OSB And Tyvek. Updates Include An Asphalt Shingle Roof, Updated Electrical Panel, And New Plumbing. Enjoy Peace Of Mind With Dual Heat Sources Including A Cozy Pellet Stove And A New Furnace Featuring A Ten Year Warranty, A New Rheem Water Heater With A Five Year Warranty, And New Vinyl Windows From 2021. The Interior Features A New Refrigerator From 2023, Plus A New Stove And LG Washer And Dr

Key facts

• New plumbing
• Large ponds
• Asphalt shingle roof

Tags

• RENOVATED MOBILE HOME
• STURDY TWO BY SIX CONSTRUCTION
• LARGE PONDS
• ASPHALT SHINGLE ROOF
• UPDATED ELECTRICAL PANEL
• NEW PLUMBING

Property features AI

Finance

• HOA & community: Located in Swanton Meadows (park/land-lease community); Land lease applies

Exterior

• Parking: 2 total parking spaces (parking pad and on-street parking)
• Utilities: Electricity connected (200+ amp service); Propane; Public sewer; Water connected (well/private); Internet connected
• Home design: Residential mobile home (single wide); One story
• Construction: Vinyl siding; Vinyl skirting; Asphalt shingle roof; Slab foundation; Mobile home make: Patriot; model: Patriot (park approved); Mobile dimensions approximately 66 ft by 14 ft
• Exterior features: Pond on the property; Private road frontage with asphalt surface; Parking pad; On-street parking

Interior

• Kitchen: Gas range; Gas oven; Microwave; Refrigerator; Eat-in layout
• Bedrooms: Bedroom 2 on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Propane heating; Wood stove; Window unit cooling
• Interior features: Open floorplan; Eat-in kitchen; Primary bathroom; Double-pane windows
• Laundry & utility: Washer and dryer (washer hookup and electric dryer hookup inside on main level); Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($953 rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Evergreen Local (rural): math 72% / reading 70% proficiency, ranked #135 of 656 in OH (top 21%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Evergreen Elementary School (math 82% / reading 75%, grade A, #200 of 1,584 statewide, top 13%, 573 students, 22% FRL); Evergreen Middle School (math 66% / reading 65%, grade A-, #186 of 654 statewide, top 29%, 254 students, 28% FRL); Evergreen High School (math 62% / reading 72%, grade B, #137 of 781 statewide, top 19%, 307 students, 24% FRL) — zoned schools at 25% FRL track the district average.
• Market conditions: 46 active listings in the ZIP; 24 units permitted in Fulton County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($75k/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 $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Fulton 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 $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($63k) 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.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.47% ✓
• Cap rate: 11.90%
• Cash-on-cash: 20.02%
• DSCR: 1.89
• GRM: 5.7

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: 12.2%
• Equity multiple: 1.48×
• Total profit: $8,822
• Equity at exit: $9,692

10-year hold

• IRR: 21.1%
• Equity multiple: 2.79×
• Total profit: $32,645
• Equity at exit: $5,620

Cash invested: $18,200 (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 43558

• Home prices YoY: -20.1%
• Active inventory: 46
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $953 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $304

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 63%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $65,000 Active 43 DOM
2. 2026-06-17
   days on market $65,000 Active 42 DOM
3. 2026-06-16
   days on market $65,000 Active 41 DOM
4. 2026-06-15
   days on market $65,000 Active 40 DOM
5. 2026-06-14
   days on market $65,000 Active 38 DOM
6. 2026-06-10
   days on market $65,000 Active 35 DOM
7. 2026-06-09
   days on market $65,000 Active 34 DOM
8. 2026-06-08
   days on market $65,000 Active 33 DOM
9. 2026-06-07
   days on market $65,000 Active 32 DOM
10. 2026-06-03
    days on market $65,000 Active 28 DOM
11. 2026-06-02
    days on market $65,000 Active 27 DOM
12. 2026-06-01
    days on market $65,000 Active 26 DOM
13. 2026-05-31
    days on market $65,000 Active 25 DOM
14. 2026-05-30
    days on market $65,000 Active 24 DOM
15. 2026-05-05
    listed $65,000 Active 1065-char remark
16. 2026-03-13
    historical
17. 2026-02-18
    price $55,000
18. 2026-01-09
    listed $60,000 Active
19. 2026-01-08
    historical

ⓘ 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 ≥98°F today · 16 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: $11,436
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$915
• − Management: −$915
• − Depreciation: −$1,891
• Taxable income: $2,774
• Est. tax owed @ 24.0%: −$666
• After-tax cash flow: $2,978/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 renovated mobile home offers a good condition with minor repairs needed in the kitchen and bathroom. Fresh paint and updated cabinetry would significantly enhance its value.

Repairs flagged

• Minor kitchen cabinets — Worn appearance
• Minor bathroom sink — Need cleaning

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen cabinets — Fresh cabinets improve functionality and aesthetics
• Both Replace bathroom sink — A clean sink enhances functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Worn appearance	Minor	$500–3,000
bathroom sink · Need cleaning	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen cabinets — Fresh cabinets improve functionality and aesthetics ↑
• Both Replace bathroom sink — A clean sink enhances functionality and aesthetics ↑

ⓘ 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: Evergreen Local
• NCES district ID: 3904705
• Math proficiency: 72% ▼ -7.00%
• Reading proficiency: 70% ▼ -8.00%
• Median HH income: $59,045
• Composite: 61.08/100
• National rank: #791
• State rank: #135 of 656 in OH

Livability — Ai

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Ai, OH
• County: Lucas · 437,818 people
• Metro: Toledo, OH
• Population (ZIP): 12,961
• Household income: $74,612
• Rent vs Own: 11.9% rent · 88.1% own
• Severe rent burden: 8.7

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 41,958 people
• By 2030: 41,130 · -2.0%
• By 2040: 38,760 · -7.6%
• By 2050: 36,040 · -14.1%
• By 2075: 30,793 · -26.6%
• By 2100: 25,429 · -39.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 7% Lithuanian 4% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+42.4) · D 28.4% · R 70.8%
• 2008→2024 swing: -34.3pp toward R · 2008: -8.1pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+39.8 2016: R+36.0 2012: R+13.2 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.57%
• Current HPI: 240.8978
• 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

+8.3% since first listed

5 events — show timeline

• 2026-05-05 Listed $65,000 NORIS
• 2026-03-13 Listing Removed — NORIS
• 2026-02-18 Price Changed $55,000 NORIS
• 2026-01-09 Listed $60,000 NORIS
• 2026-01-08 Coming Soon — NORIS