1643 W Breese Rd #73 · Fort Shawnee, OH 45806

$69,900

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 251 Days on market

Built 2024 Good condition $379/mo HOA · 21% of rent ↓ 7% 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 +6.4/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2024 mobile home has a modern look and a great layout. This is in the Shawnee School district and features 3 bedrooms and 2 full bathrooms. It also comes with a newer shed to store all of your outdoor necessities. There is 6 ½ years left on the transferrable warranty. Call today to schedule your tour.

Key facts

• Newer shed
• Built 2024
• Listed 251 days

Tags

• SHAWNEE SCHOOL DISTRICT
• NEWER SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#344 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Shawnee Local (suburban): math 71% / reading 77% proficiency, ranked #100 of 656 in OH (top 15%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 49 active listings in the ZIP; solid renter incomes; 88 units permitted in Allen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Allen 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.54% ✓
• Cap rate: 15.58%
• Cash-on-cash: 33.16%
• DSCR: 2.48
• GRM: 3.3

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: 28.6%
• Equity multiple: 2.19×
• Total profit: $23,379
• Equity at exit: $10,422

10-year hold

• IRR: 36.1%
• Equity multiple: 4.36×
• Total profit: $65,769
• Equity at exit: $6,044

Cash invested: $19,572 (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 45806

• Home prices YoY: -22.3%
• Active inventory: 49
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,776 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$379
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $541

Break-even live

Break-even rent $1,091

Max offer price $69,900

Occupancy floor 65%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $379 · $4,548/yr

Listing history 16 events

1. 2026-06-18
   days on market $69,900 Active 251 DOM
2. 2026-06-17
   days on market $69,900 Active 250 DOM
3. 2026-06-16
   days on market $69,900 Active 249 DOM
4. 2026-06-15
   days on market $69,900 Active 248 DOM
5. 2026-06-13
   days on market $69,900 Active 246 DOM
6. 2026-06-12
   days on market $69,900 Active 245 DOM
7. 2026-06-09
   days on market $69,900 Active 242 DOM
8. 2026-06-08
   days on market $69,900 Active 241 DOM
9. 2026-06-08
   days on market $69,900 Active 240 DOM
10. 2026-06-07
    days on market $69,900 Active 239 DOM
11. 2026-06-04
    days on market $69,900 Active 236 DOM
12. 2026-06-02
    days on market $69,900 Active 235 DOM
13. 2026-06-01
    days on market $69,900 Active 234 DOM
14. 2026-05-31
    days on market $69,900 Active 233 DOM
15. 2025-12-03
    price $69,900 315-char remark

    Show marketing remark (315 chars)

    This 2024 mobile home has a modern look and a great layout. This is in the Shawnee School district and features 3 bedrooms and 2 full bathrooms. It also comes with a newer shed to store all of your outdoor necessities. There is 6 ½ years left on the transferrable warranty. Call today to schedule your tour.

16. 2025-10-10
    listed $74,900 Active 315-char remark

    Show marketing remark (315 chars)

    This 2024 mobile home has a modern look and a great layout. This is in the Shawnee School district and features 3 bedrooms and 2 full bathrooms. It also comes with a newer shed to store all of your outdoor necessities. There is 6 ½ years left on the transferrable warranty. Call today to schedule your tour.

ⓘ 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 ≥99°F today · 18 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: $21,310
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − HOA: −$4,548
• − Depreciation: −$2,033
• Taxable income: $6,005
• Est. tax owed @ 24.0%: −$1,441
• After-tax cash flow: $5,049/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 · 3 photos

Good 80/100 Cosmetic rehab

This 2024 mobile home is in good condition with a modern look and a great layout. It has 3 bedrooms, 2 bathrooms, and a newer shed. The home is in the Shawnee School district and has 6 ½ years left on the transferrable warranty.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics.
• Both Landscaping improvements — Well-maintained landscaping can improve the home's curb appeal and attract potential buyers/tenants.
• Both Upgrading the flooring — Upgrading the flooring can improve the home's overall appearance and increase its value.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/tenants.
• Both Upgrading the bathrooms — Modern bathrooms can improve the home's overall appearance and increase its value.
• Both Upgrading the HVAC system — A modern HVAC system can improve the home's comfort and energy efficiency, attracting more potential buyers/tenants.
• Both Upgrading the windows — Modern windows can improve the home's energy efficiency and curb appeal, attracting more potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Well-maintained landscaping can improve the home's curb appeal and attract potential buyers/tenants. ↑
• Both Upgrading the flooring — Upgrading the flooring can improve the home's overall appearance and increase its value. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/tenants. ↑
• Both Upgrading the bathrooms — Modern bathrooms can improve the home's overall appearance and increase its value. ↑
• Both Upgrading the HVAC system — A modern HVAC system can improve the home's comfort and energy efficiency, attracting more potential buyers/tenants. ↑
• Both Upgrading the windows — Modern windows can improve the home's energy efficiency and curb appeal, attracting more potential buyers/tenants. ↑

ⓘ 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: Shawnee Local
• NCES district ID: 3904579
• Math proficiency: 71% ▼ -9.00%
• Reading proficiency: 77% ▼ -4.00%
• Median HH income: $61,634
• Composite: 63.78/100
• National rank: #597
• State rank: #100 of 656 in OH

Livability — Fort Shawnee

• Score: 73/100
• State rank: #344
• US rank: #5610

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Shawnee, OH
• County: Allen · 98,169 people
• City population: 10,978
• Metro: Lima, OH
• Population (ZIP): 10,978
• Household income: $82,160
• Rent vs Own: 19.8% rent · 80.2% own
• Severe rent burden: 9.8

Population outlook (Allen County) Hauer SSP2

• Today (2025): 100,321 people
• By 2030: 97,693 · -2.6%
• By 2040: 91,802 · -8.5%
• By 2050: 86,152 · -14.1%
• By 2075: 73,659 · -26.6%
• By 2100: 58,716 · -41.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 6% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Allen

• 2024 margin: Solid R (+44.1) · D 27.5% · R 71.6%
• 2008→2024 swing: -23.4pp toward R · 2008: -20.7pp · 2024: -44.1pp
• All cycles: 2024: R+44.1 2020: R+39.5 2016: R+38.2 2012: R+25.7 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.04%
• Current HPI: 229.5361
• 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

-6.7% since first listed

2 events — show timeline

• 2025-12-03 Price Changed $69,900 WCARE
• 2025-10-10 Listed $74,900 WCARE