76 W Foxrun St · Holland, OH 43528

$46,900

2 bd · 2.0 ba · 1,185 sqft · Manufactured · 162 Days on market

Built 1994 ↓ 2% since listing

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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
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great two large bedroom, two full bath home in Holland. Beautifully landscaped, this one really pops in the spring! Open kitchen with gas range, hood and refrigerator included. Complete with front and rear porch and on a cul-de-sac. Also includes washer/dryer and a/c. Park includes playground and a beautiful Olympic size pool. Also includes large shed converted to woodshop with its own electrical service, lights & bench, additional shed included for lawn car and other landscaping tools!

Key facts

• Woodshop
• Cul-de-sac
• Open kitchen

Tags

• OPEN KITCHEN
• GAS RANGE
• CUL-DE-SAC
• OLYMPIC SIZE POOL
• WOODSHOP
• ADDITIONAL SHED

Property features AI

Finance

• Other: Located on a cul-de-sac with concrete road frontage; Subdivision: Fox Run
• Financial info: Land lease: yes
• HOA & community: Homeowner association present; Community pool; Community features: curbs, park, playground

Exterior

• Parking: Concrete driveway; 3 parking spaces
• Security: Closed-circuit cameras; Smoke detectors
• Utilities: Public water; Sanitary sewer; Electricity connected (200+ amp service); Natural gas connected; Cable, internet and WiFi available
• Home design: Residential double-wide mobile home; One story; Main entry on one level; Shingle roof; Facing information not provided
• Construction: Vinyl siding; Raised foundation; Fleetwood mobile home (model AUB), approx. 75' x 15'; Wood skirting
• Exterior features: Private entrance; Front porch; Covered porch; Rear porch; Outbuilding / shed(s)

Interior

• Kitchen: Gas range; Gas oven; Range hood; Refrigerator; Eat-in layout
• Bedrooms: Primary bedroom (main level) — approx. 18 x 15; Bedroom 2 (main level) — approx. 18 x 15
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air; Window unit(s) for cooling
• Interior features: Open floorplan; Eat-in kitchen; No interior steps; Primary bathroom; Double vanity
• Laundry & utility: Washer hookup inside (main level); Gas dryer hookup; Washer and dryer included; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $47k.

Deal economics

• At list price, monthly cash flow is $675 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $47k).
• Recommended offer: $41k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.6% vs local median 2.4% in Holland — 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 80/100 on livability (#110 in OH, #1,661 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, commute F.
• Springfield Local (suburban): math 47% / reading 57% proficiency, ranked #404 of 656 in OH (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Crissey Elementary School (math 62% / reading 72%, grade B+, #456 of 1,584 statewide, top 31%, 324 students, 47% FRL); Springfield Middle School (math 44% / reading 53%, grade C-, #435 of 654 statewide, top 67%, 744 students, 81% FRL); Springfield High School (math 40% / reading 60%, grade D+, #384 of 781 statewide, top 49%, 922 students, 48% FRL).
• Market conditions: 79 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• This rent is only 16% of the median local income ($94k/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 $324 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Lucas County population projected at -16% 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($41k) is reasonable based on typical stale-listing flexibility.

Recommended offer $41,272 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.70% ✓
• Cap rate: 23.57%
• Cash-on-cash: 61.70%
• DSCR: 3.75
• GRM: 3.1

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: 60.6%
• Equity multiple: 3.70×
• Total profit: $35,424
• Equity at exit: $6,993

10-year hold

• IRR: 65.2%
• Equity multiple: 7.57×
• Total profit: $86,299
• Equity at exit: $4,055

Cash invested: $13,132 (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 43528

• Home prices YoY: -19.7%
• Active inventory: 79
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,265 medium
• Mortgage (P&I): −$246
• Tax est. 1.5%: −$59 /mo · $704/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $675

Break-even live

Break-even rent $410

Max offer price $46,900

Occupancy floor 42%

Sensitivity live

Price	-10% $708	-5% $691	+0% $675	+5% $659	+10% $643
Rent	-10% $575	-5% $625	+0% $675	+5% $725	+10% $775
Rate	-1.0pp $699	-0.5pp $687	base $675	+0.5pp $663	+1.0pp $651

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: $11,725
• Closing costs: $1,407
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7717 Angola Rd Holland, OH	2.0–3.0	2.0	1188	$1,099	$0.93	2d	1	0.23mi
7000 Quail Lakes Dr Holland, OH	1.0–3.0	1.0–2.0	1078	$1,540	$1.43	2d	7	1.05mi
7300 Nightingale Dr Holland, OH	1.0–2.0	1.0–2.0	813	$1,725	$2.12	2d	13	1.28mi

Listing history 16 events

1. 2026-06-18
   days on market $46,900 Active 162 DOM
2. 2026-06-17
   days on market $46,900 Active 161 DOM
3. 2026-06-16
   days on market $46,900 Active 160 DOM
4. 2026-06-15
   days on market $46,900 Active 159 DOM
5. 2026-06-14
   days on market $46,900 Active 157 DOM
6. 2026-06-10
   days on market $46,900 Active 154 DOM
7. 2026-06-09
   days on market $46,900 Active 153 DOM
8. 2026-06-08
   days on market $46,900 Active 152 DOM
9. 2026-06-07
   days on market $46,900 Active 151 DOM
10. 2026-06-03
    days on market $46,900 Active 147 DOM
11. 2026-06-02
    days on market $46,900 Active 146 DOM
12. 2026-06-01
    days on market $46,900 Active 145 DOM
13. 2026-05-31
    days on market $46,900 Active 144 DOM
14. 2026-05-30
    pricedays on market $46,900 Active 143 DOM
15. 2026-03-31
    price $48,900
16. 2026-01-07
    listed $49,900 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 3/10 Moderate
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,180
• − Mortgage interest: −$2,627
• − Property taxes: −$704
• − Insurance: −$234
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$1,364
• Taxable income: $7,821
• Est. tax owed @ 24.0%: −$1,877
• After-tax cash flow: $6,225/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: Springfield Local
• NCES district ID: 3904822
• Math proficiency: 47% ▼ -17.00%
• Reading proficiency: 57% ▼ -11.00%
• Median HH income: $54,807
• Composite: 44.87/100
• National rank: #2719
• State rank: #404 of 656 in OH

Livability — Holland

• Score: 80/100
• State rank: #110
• US rank: #1661

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lucas County · 380,724 people
• City population: 16,207
• Metro: Toledo, OH
• Population (ZIP): 16,207
• Household income: $93,986
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 307.0

Population outlook (Lucas County) Hauer SSP2

• Today (2025): 420,751 people
• By 2030: 410,187 · -2.5%
• By 2040: 384,019 · -8.7%
• By 2050: 355,125 · -15.6%
• By 2075: 291,683 · -30.7%
• By 2100: 233,670 · -44.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 8% Hispanic / Latino 8% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 7% Romanian 6% Iranian 2%
• Foreign-born: 6% · Canada, China, Jamaica
• Languages at home: 94% English-only · Spanish 3% Arabic 1% Other Indo-European 1%

Political lean MEDSL · Lucas

• 2024 margin: D (+12.6) · D 55.8% · R 43.2%
• 2008→2024 swing: -18.9pp toward R · 2008: 31.4pp · 2024: 12.6pp
• All cycles: 2024: D+12.6 2020: D+16.8 2016: D+17.4 2012: D+30.4 2008: D+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.78%
• Current HPI: 215.3916
• Rent YoY: —
• Metro: Toledo, 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

-2.0% since first listed

2 events — show timeline

• 2026-03-31 Price Changed $48,900 NORIS
• 2026-01-07 Listed $49,900 NORIS