339 Blossom Circle Cir · Toledo, OH 48133

$71,900

3 bd · 2.0 ba · 2,016 sqft · SingleFamily · 23 Days on market

Built 2005 Fair condition 3,600 sqft lot $36/sqft · 14% above area Est $63k · 14% over $553/mo HOA · 37% 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 +23.4/30.0
• 1% rule +10.0/10.0
• DSCR +7.5/10.0
• Schools +3.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Super clean, 2,000 sq. ft. manufactured home with huge open floor plan, large living room, large family room with fireplace, kitchen, and dining area, plus 3 bedrooms and 2 full baths. This is a manufactured home on a rented lot in Northtowne Meadows mobile home park which has an in-ground swimming, playground, dog park and community room.

Key facts

• Dog park
• Open floor plan
• In-ground swimming

Tags

• OPEN FLOOR PLAN
• IN-GROUND SWIMMING
• PLAYGROUND
• DOG PARK
• COMMUNITY ROOM

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $553; Community pool

Exterior

• Parking: No garage; assigned parking
• Utilities: Public water; Public sewer; Cable available; Underground utilities
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Vinyl siding; Asphalt roof; Block and pillar/post/pier foundation; Built as a residential single-family home
• Exterior features: In-ground community pool; Paved road access; 40 x 90 lot dimensions; Pets allowed with breed restrictions; cats and dogs OK

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Fireplace in the family room; Total of 8 rooms
• Laundry & utility: Washer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $72k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $71k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#645 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, schools D-, crime F.
• Bedford Public Schools (suburban): math 33% / reading 53% proficiency, ranked #150 of 540 in MI (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 264 units permitted in Monroe County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $497 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Monroe County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($71k) 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 37% of rent.

Recommended offer $70,821 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 2.08% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.91%
• DSCR: 1.35
• GRM: 4.0

CMA / ARV

• ARV (median comp): $63,219
• List price: $71,900
• Delta: 13.73%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6255 Telegraph Rd, Lot 346 Rd	0.02mi	3/2.0	1,792 (-11%)	15mo	$105,000	$59	68
6115 Benalex Dr	0.52mi	4/2.0 (+1)	1,970 (-2%)	3mo	$259,900	$132	64
6255 Telegraph Road, Lot #181 Rd	0.15mi	3/2.0	2,240 (+11%)	13mo	$113,500	$51	64
773 Hunting Creek Rd	0.55mi	3/2.5	1,980 (-2%)	11mo	$325,000	$164	60
285 Heather	0.53mi	3/2.0	1,885 (-6%)	10mo	$83,712	$44	56
473 Fife	0.29mi	2/2.0 (-1)	1,736 (-14%)	7mo	$47,000	$27	52
6130 Holly Valley Dr	0.50mi	3/2.0	2,275 (+13%)	10mo	$270,000	$119	47
6032 W Benalex Dr	0.61mi	4/1.5 (+1)	2,112 (+5%)	11mo	$225,000	$107	47
6938 Pheasant View Dr	0.70mi	4/2.5 (+1)	1,924 (-5%)	12mo	$374,900	$195	43
6821 Clearview St	0.54mi	3/2.0	1,762 (-13%)	17mo	$340,000	$193	40
265 Wallingford Rd	0.71mi	4/2.0 (+1)	1,764 (-12%)	6mo	$230,000	$130	36
216 E State Line Rd	0.73mi	3/3.0	1,737 (-14%)	14mo	$317,400	$183	27

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-2,840
• Equity at exit: $10,721

10-year hold

• IRR: 6.4%
• Equity multiple: 1.49×
• Total profit: $9,877
• Equity at exit: $6,217

Cash invested: $20,132 (down + closing). Projections, not guarantees.

Monthly cashflow live

• Estimated rent: $1,497 medium
• Mortgage (P&I): −$377
• Tax est. 1.5%: −$90 /mo · $1,078/yr
• Insurance: −$30
• HOA: −$553
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $133

Break-even live

Break-even rent $1,329

Max offer price $71,900

Occupancy floor 86%

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: $17,975
• Closing costs: $2,157
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $553 · $6,636/yr

Listing history 5 events

1. 2026-06-01
   status $71,900 Pending 23 DOM
2. 2026-05-31
   days on market $71,900 Active 23 DOM

   Show marketing remark (341 chars)

   Super clean, 2,000 sq. ft. manufactured home with huge open floor plan, large living room, large family room with fireplace, kitchen, and dining area, plus 3 bedrooms and 2 full baths. This is a manufactured home on a rented lot in Northtowne Meadows mobile home park which has an in-ground swimming, playground, dog park and community room.

3. 2026-05-30
   days on market $71,900 Active 22 DOM
4. 2026-05-07
   listed $71,900 Active 341-char remark

   Show marketing remark (341 chars)

   Super clean, 2,000 sq. ft. manufactured home with huge open floor plan, large living room, large family room with fireplace, kitchen, and dining area, plus 3 bedrooms and 2 full baths. This is a manufactured home on a rented lot in Northtowne Meadows mobile home park which has an in-ground swimming, playground, dog park and community room.

5. 2026-05-07
   listed $71,900 Active 341-char remark

   Show marketing remark (341 chars)

   Super clean, 2,000 sq. ft. manufactured home with huge open floor plan, large living room, large family room with fireplace, kitchen, and dining area, plus 3 bedrooms and 2 full baths. This is a manufactured home on a rented lot in Northtowne Meadows mobile home park which has an in-ground swimming, playground, dog park and community room.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,962
• − Mortgage interest: −$4,028
• − Property taxes: −$1,078
• − Insurance: −$360
• − Repairs & maintenance: −$1,437
• − Management: −$1,437
• − HOA: −$6,636
• − Depreciation: −$2,092
• Taxable income: $895
• Est. tax owed @ 24.0%: −$215
• After-tax cash flow: $1,377/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 · 13 photos

Fair 45/100 Cosmetic rehab

The home is in fair condition with some cosmetic repairs and maintenance needed. Fresh paint and landscaping can significantly enhance its value for both resale and rental.

Repairs flagged

• Minor Paint — Some discoloration and wear on exterior and interior walls.
• Minor Landscaping — Some overgrown areas in the landscaping.

Value-add opportunities

• Both Paint exterior and interior walls — Fresh paint can improve the home's curb appeal and interior aesthetics, enhancing both resale and rental value.
• Both Landscaping — Well-maintained landscaping can significantly boost the home's curb appeal and attract potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Some discoloration and wear on exterior and interior walls.	Minor	$500–3,000
Landscaping · Some overgrown areas in the landscaping.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior and interior walls — Fresh paint can improve the home's curb appeal and interior aesthetics, enhancing both resale and rental value. ↑
• Both Landscaping — Well-maintained landscaping can significantly boost the home's curb appeal and attract potential buyers or renters. ↑

ⓘ 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: Bedford Public Schools
• NCES district ID: 2604470
• Math proficiency: 33% ▼ -14.00%
• Reading proficiency: 53% ▼ -3.00%
• Median HH income: $63,784
• Composite: 38.22/100
• National rank: #4252
• State rank: #150 of 540 in MI

Livability — Toledo

• Score: 66/100
• State rank: #645
• US rank: #11442

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Monroe · 13,010 people
• City population: 280,811
• Metro: Monroe, MI
• Population (ZIP): 6,711
• Household income: $65,867
• Rent vs Own: 8.5% rent · 91.5% own
• Severe rent burden: 33.5

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 144,439 people
• By 2030: 140,033 · -3.1%
• By 2040: 128,408 · -11.1%
• By 2050: 115,024 · -20.4%
• By 2075: 87,273 · -39.6%
• By 2100: 63,110 · -56.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 11% Romanian 9% Slovak 2%
• Foreign-born: 0%

Political lean MEDSL · Monroe

• 2024 margin: Strong R (+27.1) · D 35.7% · R 62.9% · Other 1.4%
• 2008→2024 swing: -31.5pp toward R · 2008: 4.3pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+22.6 2016: R+22.1 2012: D+1.0 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -126.33%
• Current HPI: 152.4502
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-31 Pending — MiRealSource-MiMLS
• 2026-05-31 Pending — REALCOMP
• 2026-05-07 Listed $71,900 REALCOMP
• 2026-05-07 Listed $71,900 MiRealSource-MiMLS