25 E Bass Cir · Lakeside, OH 43440

$85,000

2 bd · 1.0 ba · 980 sqft · Manufactured · 16 Days on market

Built 1984 Fair condition Est $153k · 44% under

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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 +23.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Schools +5.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Are you looking for an affordable getaway near Lake Erie? Here you have an incredible opportunity to make this retreat your own. Priced competitively at just $95,000, this property is being sold AS IS and is ready for your personal updates and improvements. If you've dreamed of owning a place near the water without breaking the bank, this is your chance. Located in Bass Haven South Mobile Home Park of Marblehead Ohio. Features include: Central natural gas heat and central A/C and public water/sewer. The spacious screened-in porch is perfect for relaxing after a day on the Lake. Located in the desirable Danbury Township, you'll enjoy close proximity to Lake Erie, Lake Erie Islands, area mari

Key facts

• Public sewer
• Central a/c
• Public water

Tags

• SPACIOUS SCREENED-IN PORCH
• CENTRAL NATURAL GAS HEAT
• CENTRAL A/C
• PUBLIC WATER
• PUBLIC SEWER
• CLOSE PROXIMITY TO LAKE ERIE

Property features AI

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer
• Home design: Residential mobile home
• Construction: Aluminum siding
• Exterior features: Metal and rubber roof; Shed(s) on property; Pets allowed

Interior

• Kitchen: Dishwasher; Range
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Natural gas heating; Forced air
• Interior features: Dishwasher; Range; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($934 rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 0.6% in Lakeside — 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 72/100 on livability (#355 in OH) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A; Watch: health & safety C-, amenities F, commute F.
• Danbury Local (town): math 60% / reading 71% proficiency, ranked #203 of 656 in OH (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 138 active listings in the ZIP; solid renter incomes; 128 units permitted in Ottawa County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($77k/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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Ottawa County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Recommended offer $83,725 (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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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: 1.10% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.57%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $152,880
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 W Bass Cir	0.04mi	2/1.0	924 (-6%)	9mo	$115,000	$124	81
104 W Bass Cir	0.16mi	2/1.0	915 (-7%)	5mo	$142,500	$156	78
12 E Bass Cir	0.02mi	3/1.5 (+1)	910 (-7%)	10mo	$188,900	$208	72

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: -4.7%
• Equity multiple: 0.82×
• Total profit: $-4,194
• Equity at exit: $12,674

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $8,722
• Equity at exit: $7,349

Cash invested: $23,800 (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 43440

• Active inventory: 138
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $934 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $150

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 79%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $85,000 Active 16 DOM
2. 2026-06-17
   days on market $85,000 Active 15 DOM
3. 2026-06-16
   days on market $85,000 Active 14 DOM
4. 2026-06-16
   price $85,000 Active 13 DOM
5. 2026-06-15
   days on market $95,000 Active 13 DOM
6. 2026-06-13
   days on market $95,000 Active 11 DOM
7. 2026-06-12
   days on market $95,000 Active 10 DOM
8. 2026-06-09
   days on market $95,000 Active 7 DOM
9. 2026-06-08
   days on market $95,000 Active 6 DOM
10. 2026-06-08
    days on market $95,000 Active 5 DOM
11. 2026-06-07
    days on market $95,000 Active 4 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $95,000 Active 1 DOM

ⓘ 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 ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,204
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$896
• − Management: −$896
• − Depreciation: −$2,473
• Taxable income: $477
• Est. tax owed @ 24.0%: −$115
• After-tax cash flow: $1,688/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 Moderate rehab

This manufactured home in Bass Haven South Mobile Home Park requires significant exterior and interior repairs and maintenance to improve its condition and increase its resale value.

Repairs flagged

• Major Exterior siding — The exterior siding appears weathered and faded, with visible discoloration and peeling paint.
• Major Interior walls and ceilings — The interior walls and ceilings show signs of wear and tear, with some discoloration and potential water damage.
• Major Flooring — The flooring appears to be in fair condition, but there are some visible stains and wear.
• Major Windows — The windows appear to be in fair condition, but there are some visible signs of wear and tear.

Value-add opportunities

• Resale Painting the exterior siding — Painting the exterior siding can significantly improve the home's curb appeal and increase its resale value.
• Resale Re-painting the interior walls and ceilings — Re-painting the interior walls and ceilings can improve the home's appearance and increase its resale value.
• Resale Cleaning and sealing the flooring — Cleaning and sealing the flooring can improve the home's appearance and increase its resale value.
• Resale Trimming the landscaping — Trimming the landscaping can improve the home's curb appeal and increase its resale value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · The exterior siding appears weathered and faded, with visible discoloration and peeling paint.	Major	$15,000–50,000
Interior walls and ceilings · The interior walls and ceilings show signs of wear and tear, with some discoloration and potential water damage.	Major	$15,000–50,000
Flooring · The flooring appears to be in fair condition, but there are some visible stains and wear.	Major	$15,000–50,000
Windows · The windows appear to be in fair condition, but there are some visible signs of wear and tear.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale Painting the exterior siding — Painting the exterior siding can significantly improve the home's curb appeal and increase its resale value. ↑
• Resale Re-painting the interior walls and ceilings — Re-painting the interior walls and ceilings can improve the home's appearance and increase its resale value. ↑
• Resale Cleaning and sealing the flooring — Cleaning and sealing the flooring can improve the home's appearance and increase its resale value. ↑
• Resale Trimming the landscaping — Trimming the landscaping can improve the home's curb appeal and increase its resale value. ↑

ⓘ 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: Danbury Local
• NCES district ID: 3904893
• Math proficiency: 60% ▼ -15.00%
• Reading proficiency: 71% ▼ -9.00%
• Median HH income: $50,130
• Composite: 55.61/100
• National rank: #1233
• State rank: #203 of 656 in OH

Livability — Lakeside

• Score: 72/100
• State rank: #355
• US rank: #5739

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ottawa · 37,113 people
• Metro: Sandusky, OH
• Population (ZIP): 4,133
• Household income: $76,627
• Rent vs Own: 11.9% rent · 88.1% own

Population outlook (Ottawa County) Hauer SSP2

• Today (2025): 39,548 people
• By 2030: 38,297 · -3.2%
• By 2040: 35,070 · -11.3%
• By 2050: 31,956 · -19.2%
• By 2075: 27,454 · -30.6%
• By 2100: 23,596 · -40.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Romanian 9% Lithuanian 3% Slovak 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Ottawa

• 2024 margin: Strong R (+25.1) · D 37.0% · R 62.1%
• 2008→2024 swing: -31.3pp toward R · 2008: 6.3pp · 2024: -25.1pp
• All cycles: 2024: R+25.1 2020: R+23.4 2016: R+19.6 2012: D+4.1 2008: D+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -193.21%
• Current HPI: 237.7628
• 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

1 event — show timeline

• 2026-05-31 Listed $95,000 FAOR