6454 Us Route 40 Lot 25 · Brandt, OH 45371

$22,950

2 bd · 1.0 ba · 924 sqft · Manufactured · 66 Days on market

Built 1969 $25/sqft · 33% below area Est $34k · 33% under $350/mo HOA · 20% of rent ↓ 23% since listing

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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 +15.0/30.0
• ARV discount +15.0/15.0
• Schools +5.8/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and beautifully updated mobile home located in a peaceful 55+ community (Crestview Estates). With a new Water Heater, Furnace and plumbing and just minutes from shopping, dining, and major highways, this one won't last long. This move-in ready home offers modern finishes, a bright open floor plan, and serene views with plenty of outdoor space to enjoy nature. Don't forget to enjoy the sunshine in the added bonus room for pure relaxation! A perfect blend of comfort, convenience, and country charm! Agent Owned

Key facts

• Updated mobile home
• New furnace
• New plumbing

Tags

• UPDATED MOBILE HOME
• NEW WATER HEATER
• NEW FURNACE
• NEW PLUMBING
• BRIGHT OPEN FLOOR PLAN
• SERENE VIEWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $23k.

Deal economics

• At list price, monthly cash flow is $893 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $23k).
• Recommended offer: $22k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Bethel Local (rural): math 63% / reading 69% proficiency, ranked #174 of 656 in OH (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 250 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 326 units permitted in Miami County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $158 of loan paydown is wiped out by about $688 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $2k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $21,573 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 7.73% ✓
• Cap rate: 53.00%
• Cash-on-cash: 166.81%
• DSCR: 8.42
• GRM: 1.1

CMA / ARV

• ARV (median comp): $34,500
• List price: $22,950
• Delta: -33.48%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
137 Solar Dr	0.08mi	2/1.0	910 (-2%)	14mo	$29,000	$32	82

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: —
• Equity multiple: 9.31×
• Total profit: $53,416
• Equity at exit: $3,422

10-year hold

• IRR: —
• Equity multiple: 19.79×
• Total profit: $120,756
• Equity at exit: $1,984

Cash invested: $6,426 (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 45371

• Active inventory: 250
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,775 medium
• Mortgage (P&I): −$120
• Tax est. 1.5%: −$29 /mo · $344/yr
• Insurance: −$10
• HOA: −$350
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $893

Break-even live

Break-even rent $644

Max offer price $22,950

Occupancy floor 45%

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: $5,738
• Closing costs: $688
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1998 Persimmon Way Tipp City, OH	1.0–3.0	1.0–2.0	974	$1,712	$1.76	2d	8	1.25mi
6225 Huber Hts Dayton, OH	3.0	1.0–2.0	918	$1,720	$1.87	2d	63	1.26mi

HOA detail

• Monthly dues: $350 · $4,200/yr
• Likely covers: water

Listing history 21 events

1. 2026-06-18
   days on market $22,950 Active 66 DOM
2. 2026-06-17
   days on market $22,950 Active 65 DOM
3. 2026-06-16
   days on market $22,950 Active 64 DOM
4. 2026-06-15
   days on market $22,950 Active 63 DOM
5. 2026-06-14
   days on market $22,950 Active 61 DOM
6. 2026-06-13
   days on market $22,950 Active 60 DOM
7. 2026-06-10
   days on market $22,950 Active 58 DOM
8. 2026-06-09
   days on market $22,950 Active 57 DOM
9. 2026-06-08
   days on market $22,950 Active 56 DOM
10. 2026-06-07
    days on market $22,950 Active 55 DOM
11. 2026-06-03
    days on market $22,950 Active 51 DOM
12. 2026-06-03
    days on market $22,950 Active 50 DOM
13. 2026-06-01
    days on market $22,950 Active 49 DOM
14. 2026-05-31
    days on market $22,950 Active 48 DOM
15. 2026-05-14
    price $22,950 522-char remark

    Show marketing remark (522 chars)

    Charming and beautifully updated mobile home located in a peaceful 55+ community (Crestview Estates). With a new Water Heater, Furnace and plumbing and just minutes from shopping, dining, and major highways, this one won't last long. This move-in ready home offers modern finishes, a bright open floor plan, and serene views with plenty of outdoor space to enjoy nature. Don't forget to enjoy the sunshine in the added bonus room for pure relaxation! A perfect blend of comfort, convenience, and country charm! Agent Owned

16. 2026-04-13
    listed $24,950 Active 522-char remark

    Show marketing remark (522 chars)

    Charming and beautifully updated mobile home located in a peaceful 55+ community (Crestview Estates). With a new Water Heater, Furnace and plumbing and just minutes from shopping, dining, and major highways, this one won't last long. This move-in ready home offers modern finishes, a bright open floor plan, and serene views with plenty of outdoor space to enjoy nature. Don't forget to enjoy the sunshine in the added bonus room for pure relaxation! A perfect blend of comfort, convenience, and country charm! Agent Owned

17. 2026-03-31
    historical
18. 2026-02-10
    price $26,500
19. 2025-12-22
    price $26,950
20. 2025-11-25
    price $27,950
21. 2025-11-05
    listed $29,950 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,294
• − Mortgage interest: −$1,286
• − Property taxes: −$344
• − Insurance: −$115
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − HOA: −$4,200
• − Depreciation: −$668
• Taxable income: $11,275
• Est. tax owed @ 24.0%: −$2,706
• After-tax cash flow: $8,013/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: Bethel Local
• NCES district ID: 3904861
• Math proficiency: 63% ▼ -11.00%
• Reading proficiency: 69% ▼ -5.00%
• Median HH income: $68,702
• Composite: 57.82/100
• National rank: #1049
• State rank: #174 of 656 in OH

Livability — Brandt

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

Census & demographics

• County: Miami County · 85,667 people
• Metro: Dayton-Kettering, OH
• Population (ZIP): 22,865
• Household income: $93,599
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 465.0

Population outlook (Miami County) Hauer SSP2

• Today (2025): 107,816 people
• By 2030: 108,896 · +1.0%
• By 2040: 109,581 · +1.6%
• By 2050: 108,110 · +0.3%
• By 2075: 101,523 · -5.8%
• By 2100: 85,787 · -20.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Asian 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Lithuanian 3% Romanian 3% Scotch-Irish 2%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Other Asian/Pacific 3% Russian/Polish/Slavic 1% Spanish 1%

Political lean MEDSL · Miami

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -16.6pp toward R · 2008: -28.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+44.3 2016: R+45.6 2012: R+35.6 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -178.63%
• Current HPI: 205.0064
• Rent YoY: —
• Metro: Dayton-Kettering, 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

-23.4% since first listed

7 events — show timeline

• 2026-05-14 Price Changed $22,950 Dayton MLS
• 2026-04-13 Listed $24,950 Dayton MLS
• 2026-03-31 Listing Removed — Dayton MLS
• 2026-02-10 Price Changed $26,500 Dayton MLS
• 2025-12-22 Price Changed $26,950 Dayton MLS
• 2025-11-25 Price Changed $27,950 Dayton MLS
• 2025-11-05 Listed $29,950 Dayton MLS