820 Sunny Acres Dr · Fremont, OH 43420

$59,000

2 bd · 1.0 ba · 1,022 sqft · Manufactured · 49 Days on market

Built 1986 0.50 ac lot $58/sqft · 31% above area Est $45k · 31% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

An exceptional INVESTMENT OPPORTUNITY Featuring a 2-bedroom, 1-bath mobile home situated on a beautiful half-acre lot surrounded by mature trees. This property offers two distinct investment pathsrenovate the existing home to unlock its potential or take advantage of the spacious lot to rebuild and create a new vision. Bedrooms: 2Bathrooms: 1Lot Size: Approximately 0.5 acresGarage: 2-car detached garageAdditional Storage: Shed includedUtilities: Public sewerLocation: Peaceful setting outside city limitsInvestment HighlightsDual opportunity: renovate or rebuildExpansive lot with mature landscapingIdeal for investors seeking value-add potentialConvenient access to city amenities while maintai

Key facts

• Expansive lot
• Half-acre lot
• Spacious lot

Tags

• HALF-ACRE LOT
• MATURE TREES
• SPACIOUS LOT
• EXPANSIVE LOT
• MATURE LANDSCAPING

Property features AI

Exterior

• Parking: Detached off-street parking; 2-car garage
• Utilities: Private well water; Public sewer
• Home design: Mobile home (residential)
• Construction: Aluminum siding; Slab foundation
• Exterior features: Asphalt and metal roofing

Interior

• Kitchen: Cooktop; Oven
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating
• Interior features: Cooktop and oven; Six total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $59k.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $57k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.8% vs local median 5.4% in Fremont — 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 74/100 on livability (#283 in OH, #4,637 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Fremont City (town): math 35% / reading 44% proficiency, ranked #543 of 656 in OH (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 91 active listings in the ZIP; 23 units permitted in Sandusky County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $408 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Sandusky County population projected at -17% 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $59k implies a 97% gain — meaningful room to come down on a strong offer.

Recommended offer $57,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.00% ✓
• Cap rate: 17.76%
• Cash-on-cash: 40.95%
• DSCR: 2.82
• GRM: 4.2

CMA / ARV

• ARV (median comp): $45,000
• List price: $59,000
• Delta: 44.22%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4103 Oh-53	0.30mi	2/1.0	980 (-4%)	1mo	$45,000	$46	78

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: 37.5%
• Equity multiple: 2.59×
• Total profit: $26,342
• Equity at exit: $8,797

10-year hold

• IRR: 44.0%
• Equity multiple: 5.19×
• Total profit: $69,152
• Equity at exit: $5,101

Cash invested: $16,520 (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 43420

• Home prices YoY: -32.4%
• Active inventory: 91
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,181 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$35 /mo · $419/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $564

Break-even live

Break-even rent $467

Max offer price $59,000

Occupancy floor 47%

Sensitivity live

Price	-10% $597	-5% $580	+0% $564	+5% $547	+10% $530
Rent	-10% $471	-5% $517	+0% $564	+5% $610	+10% $657
Rate	-1.0pp $594	-0.5pp $579	base $564	+0.5pp $549	+1.0pp $533

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $59,000 Active 49 DOM
2. 2026-06-18
   price $59,000 Active 47 DOM
3. 2026-06-18
   days on market $64,900 Active 47 DOM
4. 2026-06-17
   days on market $64,900 Active 46 DOM
5. 2026-06-16
   days on market $64,900 Active 45 DOM
6. 2026-06-15
   days on market $64,900 Active 44 DOM
7. 2026-06-13
   days on market $64,900 Active 42 DOM
8. 2026-06-12
   days on market $64,900 Active 41 DOM
9. 2026-06-09
   days on market $64,900 Active 38 DOM
10. 2026-06-08
    days on market $64,900 Active 37 DOM
11. 2026-06-08
    days on market $64,900 Active 36 DOM
12. 2026-06-07
    days on market $64,900 Active 35 DOM
13. 2026-06-04
    days on market $64,900 Active 32 DOM
14. 2026-06-02
    days on market $64,900 Active 31 DOM
15. 2026-06-01
    days on market $64,900 Active 30 DOM
16. 2026-05-31
    days on market $64,900 Active 29 DOM
17. 2026-04-29
    listed $64,900 Active 1026-char remark
18. 2018-03-23
    soldstatus $30,000
19. 1985-11-13
    soldstatus $26,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $419 · $35/mo
• Projected year-2 tax: $670 · $56/mo
• Expected delta: +$251/yr (+$21/mo · 59.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,168
• − Mortgage interest: −$3,305
• − Property taxes: −$419
• − Insurance: −$295
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − Depreciation: −$1,716
• Taxable income: $6,166
• Est. tax owed @ 24.0%: −$1,480
• After-tax cash flow: $5,286/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: Fremont City
• NCES district ID: 3904401
• Math proficiency: 35% ▼ -27.00%
• Reading proficiency: 44% ▼ -13.00%
• Median HH income: $44,046
• Composite: 33.48/100
• National rank: #5449
• State rank: #543 of 656 in OH

Livability — Fremont

• Score: 74/100
• State rank: #283
• US rank: #4637

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sandusky · 51,886 people
• City population: 29,400
• Population (ZIP): 29,400
• Household income: $62,802
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 10.4

Population outlook (Sandusky County) Hauer SSP2

• Today (2025): 57,409 people
• By 2030: 55,791 · -2.8%
• By 2040: 51,837 · -9.7%
• By 2050: 47,712 · -16.9%
• By 2075: 39,908 · -30.5%
• By 2100: 33,171 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 9% Black 5%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Sandusky

• 2024 margin: Solid R (+30.9) · D 34.1% · R 65.0%
• 2008→2024 swing: -35.5pp toward R · 2008: 4.6pp · 2024: -30.9pp
• All cycles: 2024: R+30.9 2020: R+27.6 2016: R+23.0 2012: D+1.9 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.51%
• Current HPI: 188.5274
• 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

+126.9% since first listed

4 events — show timeline

• 2026-06-18 Price Changed $59,000 FAOR
• 2026-04-29 Listed $64,900 FAOR
• 2018-03-23 Sold (Public Records) $30,000 Public Records
• 1985-11-13 Sold (Public Records) $26,000 Public Records

Property tax history

+19.9%/yr

Latest (2025): $419 · -2.9% YoY. Source: county tax records.