60 N State Route 101 #77 · Tiffin, OH 44883

$47,900

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 42 Days on market

Built 1990 Fair condition $31/sqft · 6% above area Est $45k · 6% over $601/mo HOA · 48% of rent ↓ 4% 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 +21.0/30.0
• 1% rule +10.0/10.0
• DSCR +6.7/10.0
• ARV discount +4.7/15.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy this charming and affordable 3 bedroom, 2 full bath double wide mobile home located in the desirable Clinton Mobile Home Park. This home offers comfortable living with an open floor plan. The bright living room flows into a formal dining area. The kitchen is spacious, offering amble cabinetry, plenty of workspace, and an eating area. The large primary suite features a private bathroom, 2 walk-in closets and plenty of storage area. The additional bedrooms offer flexibility for family, guests, or a home office. The covered carport offers an area for relaxing and entertaining along with a nice storage shed. This is a 55+ community. Sale is subject to completion of an application and bein

Key facts

• Open floor plan
• Ample cabinetry
• Eating area

Tags

• OPEN FLOOR PLAN
• BRIGHT LIVING ROOM
• FORMAL DINING AREA
• SPACIOUS KITCHEN
• AMPLE CABINETRY
• EATING AREA

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $601; Community pool

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential mobile home
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Outdoor in-ground pool; Shed(s)

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Disposal
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Natural gas heating; Forced air heating
• Interior features: Dishwasher; Disposal; Range; Refrigerator; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $48k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $67 ($806/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $46k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.7% in Tiffin — 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 81/100 on livability (#88 in OH, #1,313 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime C-, employment D, commute F.
• Tiffin City (town): math 49% / reading 60% proficiency, ranked #393 of 656 in OH (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 65 active listings in the ZIP; 45 units permitted in Seneca County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $331 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Seneca County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($46k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 48% of rent.

Recommended offer $46,463 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.64% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.01%
• DSCR: 1.27
• GRM: 3.2

CMA / ARV

• ARV (median comp): $45,119
• List price: $47,900
• Delta: 6.16%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 N State Route 101 Lot 115	0.00mi	3/2.0	1,560 (-0%)	5mo	$51,000	$33	95

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-3,096
• Equity at exit: $7,142

10-year hold

• IRR: 4.3%
• Equity multiple: 1.33×
• Total profit: $4,391
• Equity at exit: $4,142

Cash invested: $13,412 (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 44883

• Active inventory: 65
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,265 medium
• Mortgage (P&I): −$251
• Tax est. 1.5%: −$60 /mo · $718/yr
• Insurance: −$20
• HOA: −$601
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $67

Break-even live

Break-even rent $1,180

Max offer price $47,900

Occupancy floor 90%

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: $11,975
• Closing costs: $1,437
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $601 · $7,212/yr

Listing history 16 events

1. 2026-06-19
   days on market $47,900 Active 42 DOM
2. 2026-06-18
   days on market $47,900 Active 41 DOM
3. 2026-06-17
   days on market $47,900 Active 40 DOM
4. 2026-06-16
   days on market $47,900 Active 39 DOM
5. 2026-06-15
   days on market $47,900 Active 38 DOM
6. 2026-06-14
   days on market $47,900 Active 36 DOM
7. 2026-06-12
   days on market $47,900 Active 35 DOM
8. 2026-06-09
   days on market $47,900 Active 32 DOM
9. 2026-06-08
   days on market $47,900 Active 31 DOM
10. 2026-06-07
    pricedays on market $47,900 Active 30 DOM
11. 2026-06-03
    days on market $49,900 Active 26 DOM
12. 2026-06-02
    days on market $49,900 Active 25 DOM
13. 2026-06-01
    days on market $49,900 Active 24 DOM
14. 2026-05-31
    days on market $49,900 Active 23 DOM
15. 2026-05-30
    days on market $49,900 Active 22 DOM
16. 2026-05-07
    listed $49,900 Active 879-char remark

ⓘ 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: $15,178
• − Mortgage interest: −$2,683
• − Property taxes: −$718
• − Insurance: −$240
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − HOA: −$7,212
• − Depreciation: −$1,393
• Taxable income: $503
• Est. tax owed @ 24.0%: −$121
• After-tax cash flow: $685/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 · 22 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate renovations to improve its condition and increase its value for resale and rental.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Moderate flooring — carpeted and in need of replacement
• Moderate interior walls — paint peeling and textured walls
• Minor exterior siding — light discoloration

Value-add opportunities

• Both update kitchen and bathrooms — modernizing will attract more buyers and renters
• Both paint exterior — fresh paint will improve curb appeal
• Both replace carpet — new flooring will make the home more appealing

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
flooring · carpeted and in need of replacement	Moderate	$3,000–15,000
interior walls · paint peeling and textured walls	Moderate	$3,000–15,000
exterior siding · light discoloration	Minor	$500–3,000
Total estimated repair cost · 5 items		$12,500–63,000

Value-add ROI direction

• Both update kitchen and bathrooms — modernizing will attract more buyers and renters ↑
• Both paint exterior — fresh paint will improve curb appeal ↑
• Both replace carpet — new flooring will make the home more appealing ↑

ⓘ 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: Tiffin City
• NCES district ID: 3904489
• Math proficiency: 49% ▼ -17.00%
• Reading proficiency: 60% ▼ -7.00%
• Median HH income: $39,074
• Composite: 45.43/100
• National rank: #2621
• State rank: #393 of 656 in OH

Livability — Tiffin

• Score: 81/100
• State rank: #88
• US rank: #1313

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Seneca County · 28,102 people
• City population: 28,102
• Metro: Tiffin, OH
• Population (ZIP): 28,102
• Household income: $62,692
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 772.0

Population outlook (Seneca County) Hauer SSP2

• Today (2025): 54,243 people
• By 2030: 52,947 · -2.4%
• By 2040: 49,842 · -8.1%
• By 2050: 46,689 · -13.9%
• By 2075: 39,889 · -26.5%
• By 2100: 32,155 · -40.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 3% Black 3%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Seneca

• 2024 margin: Solid R (+37.5) · D 30.7% · R 68.2% · Other 1.0%
• 2008→2024 swing: -34.8pp toward R · 2008: -2.7pp · 2024: -37.5pp
• All cycles: 2024: R+37.5 2020: R+34.2 2016: R+31.2 2012: R+8.4 2008: R+2.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -186.24%
• Current HPI: 215.4289
• Rent YoY: —
• Metro: Tiffin, 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

-4.0% since first listed

2 events — show timeline

• 2026-06-03 Price Changed $47,900 FAOR
• 2026-05-07 Listed $49,900 FAOR