8175 North Shore Blvd #71 · Lakeside, OH 43440

$109,000

2 bd · 1.0 ba · 924 sqft · Manufactured · 23 Days on market

Built 1983 Fair condition Est $85k · 28% over

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Why this score? — see what drove the F 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 +12.5/30.0
• Schools +5.6/10.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the very popular North Shore Estates neighborhood, this adorable 14x66 mobile home is a perfect Lake Erie getaway. Whether staying for the weekend, the whole summer or even full time, this well loved property is absolutely perfect. A mere stones throw from the water, you'll find hanging out by the water a true pleasure. Outstanding covered patio for entertaining or just enjoying some quiet time. Park is very well maintained and is close to everything you'll need while enjoying your new lake home. New stove, dishwasher and furnace in 2016 and refrigerator 2021.

Key facts

• Spacious addition
• Enclosed patio
• Built 1983

Tags

• SPACIOUS ADDITION
• ENCLOSED PATIO
• PET-FRIENDLY COMMUNITY
• AVAILABLE LEASED DOCKAGE

Property features AI

Finance

• HOA & community: Located in North Shore Estates & Marina subdivision

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer
• Home design: Residential mobile home; Facing information not provided; Stories and entry level not provided
• Construction: Vinyl siding; Asphalt roof; Slab foundation; Built year not provided
• Exterior features: Patio; Shed(s); Pets allowed

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating; Window air-conditioning unit(s)
• Interior features: Dishwasher; Dryer; Microwave; Range; Refrigerator; Washer; Total of 5 rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $109k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-16 ($-195/yr) — negative.
• To cash-flow at today's rent, offer at most $107k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (14.4% below list).
• Recommended offer: $93k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: crime A+, cost of living A, housing B+; 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.
• Zoned schools: Danbury Elementary School (math 77% / reading 62%, grade A-, #391 of 1,584 statewide, top 27%, 277 students, 0% FRL); Danbury Middle School (math 52% / reading 77%, grade A-, #205 of 654 statewide, top 34%, 121 students, 0% FRL); Danbury High School (math 54% / reading 74%, grade B-, #164 of 781 statewide, top 24%, 165 students, 78% FRL).
• 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 $754 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 23 days — a 2% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $6k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $109k implies a 93% gain — meaningful room to come down on a strong offer.

Recommended offer $93,290 (14.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.86% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.64%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $85,008
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8175 E Northshore Blvd #15	0.00mi	2/1.0	924 (0%)	2mo	$83,000	$90	98
8175 North Shore Blvd #9	0.02mi	2/1.0	980 (+6%)	1mo	$85,000	$87	88
8175 North Shore Blvd #64	0.02mi	2/2.0	840 (-9%)	1mo	$115,000	$137	79
8175 North Shore Blvd #41	0.00mi	2/2.0	980 (+6%)	13mo	$86,000	$88	75
8175 North Shore Blvd #6	0.02mi	2/2.0	896 (-3%)	20mo	$82,500	$92	73
8175 North Shore Blvd #76	0.00mi	2/1.5	812 (-12%)	17mo	$135,500	$167	64
8175 North Shore Blvd #70	0.12mi	2/2.0	812 (-12%)	13mo	$135,000	$166	59

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: -17.3%
• Equity multiple: 0.39×
• Total profit: $-18,686
• Equity at exit: $16,252

10-year hold

• IRR: -9.3%
• Equity multiple: 0.42×
• Total profit: $-17,549
• Equity at exit: $9,424

Cash invested: $30,520 (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: 9.7×

Monthly cashflow live

• Estimated rent: $933 medium
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $-16

Break-even live

Break-even rent $954

Max offer price $106,644

Occupancy floor 97%

Sensitivity live

Price	-10% $59	-5% $21	+0% $-16	+5% $-54	+10% $-92
Rent	-10% $-90	-5% $-53	+0% $-16	+5% $21	+10% $57
Rate	-1.0pp $39	-0.5pp $11	base $-16	+0.5pp $-45	+1.0pp $-73

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $109,000 Active 23 DOM
2. 2026-06-21
   days on market $109,000 Active 22 DOM
3. 2026-06-18
   days on market $109,000 Active 20 DOM
4. 2026-06-17
   days on market $109,000 Active 19 DOM
5. 2026-06-16
   days on market $109,000 Active 18 DOM
6. 2026-06-15
   days on market $109,000 Active 17 DOM
7. 2026-06-13
   days on market $109,000 Active 15 DOM
8. 2026-06-12
   days on market $109,000 Active 14 DOM
9. 2026-06-09
   days on market $109,000 Active 11 DOM
10. 2026-06-08
    days on market $109,000 Active 10 DOM
11. 2026-06-08
    days on market $109,000 Active 9 DOM
12. 2026-06-07
    pricedays on market $109,000 Active 8 DOM
13. 2026-06-04
    days on market $115,000 Active 5 DOM
14. 2026-06-02
    days on market $115,000 Active 4 DOM
15. 2026-06-01
    days on market $115,000 Active 3 DOM
16. 2026-05-31
    days on market $115,000 Active 2 DOM
17. 2026-05-29
    listed $115,000 Active
18. 2021-06-18
    soldstatus $56,500 577-char remark

    Show marketing remark (577 chars)

    Located in the very popular North Shore Estates neighborhood, this adorable 14x66 mobile home is a perfect Lake Erie getaway. Whether staying for the weekend, the whole summer or even full time, this well loved property is absolutely perfect. A mere stones throw from the water, you'll find hanging out by the water a true pleasure. Outstanding covered patio for entertaining or just enjoying some quiet time. Park is very well maintained and is close to everything you'll need while enjoying your new lake home. New stove, dishwasher and furnace in 2016 and refrigerator 2021.

19. 2021-04-29
    listed $59,900 577-char remark

    Show marketing remark (577 chars)

    Located in the very popular North Shore Estates neighborhood, this adorable 14x66 mobile home is a perfect Lake Erie getaway. Whether staying for the weekend, the whole summer or even full time, this well loved property is absolutely perfect. A mere stones throw from the water, you'll find hanging out by the water a true pleasure. Outstanding covered patio for entertaining or just enjoying some quiet time. Park is very well maintained and is close to everything you'll need while enjoying your new lake home. New stove, dishwasher and furnace in 2016 and refrigerator 2021.

20. 2016-03-22
    soldstatus $23,000 511-char remark

    Show marketing remark (511 chars)

    Own your own home close to the lake with a marina just a short walk away. Mobile home park is year round and pet friendly. The owners have painted the walls to brighten up the rooms and have put in wood laminate flooring. All windows have awnings that keep out the rain. An awesome 9' x 20' bonus room has been added that could be a workshop, storage area or extra room. All of the appliances stay and most of the furniture. In the storage area, the lawnmower and golf cart stay. A must see and priced to sell!!

21. 2015-10-03
    listed $28,900 511-char remark

    Show marketing remark (511 chars)

    Own your own home close to the lake with a marina just a short walk away. Mobile home park is year round and pet friendly. The owners have painted the walls to brighten up the rooms and have put in wood laminate flooring. All windows have awnings that keep out the rain. An awesome 9' x 20' bonus room has been added that could be a workshop, storage area or extra room. All of the appliances stay and most of the furniture. In the storage area, the lawnmower and golf cart stay. A must see and priced to sell!!

ⓘ 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: $11,195
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$896
• − Management: −$896
• − Depreciation: −$3,171
• Taxable loss: −$2,053
• Est. tax savings @ 24.0%: +$493
• After-tax cash flow: $297/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 · 12 photos

Fair 45/100 Cosmetic rehab

This mobile home is move-in ready with cosmetic updates needed to enhance its curb appeal and value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Minor interior paint — Some fading
• Major flooring — Severe wear and tear

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace flooring — Improves living space and value
• Both Update bathrooms — Modernizes and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
interior paint · Some fading	Minor	$500–3,000
flooring · Severe wear and tear	Major	$15,000–50,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace flooring — Improves living space and value ↑
• Both Update bathrooms — Modernizes and increases 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

+297.9% since first listed

5 events — show timeline

• 2026-05-29 Listed $115,000 FAOR
• 2021-06-18 Sold (MLS) $56,500 FAOR
• 2021-04-29 Listed $59,900 FAOR
• 2016-03-22 Sold (MLS) $23,000 FAOR
• 2015-10-03 Listed $28,900 FAOR