1420 E Main St #28 · Bellevue, OH 44811

$37,900

2 bd · 1.0 ba · 938 sqft · Manufactured public records · 34 Days on market

Built 1986 2,700 sqft lot $415/mo HOA · 51% of rent

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Why this score? — see what drove the D 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).

• 1% rule +10.0/10.0
• Cash flow +8.7/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Agent is OwnerNEW STOVE AND FRIDGE, ALL NEW CARPET and PLANK FLOORING throughout. newly remodeled walk-in shower in Master Bath. Ramped entryNew water heater. Mobile Home Parklot rent is $415/mo. REQUIRES: Security deposit, 1st month's rent, photo ID for all residents age 18+, and Property Insurance as specified in the Lease Agreement.

Key facts

• New stove and fridge
• New water-heater
• New carpet

Tags

• NEW STOVE AND FRIDGE
• NEW CARPET
• PLANK FLOORING
• NEWLY REMODELED WALK-IN SHOWER
• NEW WATER-HEATER
• RAMPED ENTRY

Property features AI

Finance

• Other: Listed by Next Level Realty, LLC
• HOA & community: Homeowners association with a $415 monthly fee

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential mobile home; Lot located in Section 3, near Route 20
• Construction: Vinyl siding
• Exterior features: Fiberglass roof

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas forced-air heating; Ceiling fan(s) for cooling
• Interior features: Range; Refrigerator; Crawl space basement
• Laundry & utility: Washer/dryer information not provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $38k.

Deal economics

• At list price, monthly cash flow is $-32 ($-379/yr) — negative.
• To cash-flow at today's rent, offer at most $33k (12.1% below list).
• Meets the 1% rule at list price ($817 rent vs $38k).
• Recommended offer: $33k (12.1% below list) — sets the bar for cash-flow.
• Cap rate 5.3% vs local median 3.2% in Bellevue — 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 77/100 on livability (#181 in OH, #2,807 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Bellevue City (town): math 56% / reading 65% proficiency, ranked #280 of 656 in OH (top 43%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Bellevue Elementary School (math 66% / reading 63%, grade B, #522 of 1,584 statewide, top 36%, 866 students, 44% FRL); Bellevue Middle School (math 53% / reading 64%, grade B, #287 of 654 statewide, top 45%, 416 students, 37% FRL); Bellevue High School (math 32% / reading 72%, grade D+, #343 of 781 statewide, top 47%, 534 students, 33% FRL).
• Market conditions: 44 active listings in the ZIP; 40 units permitted in Huron County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($64k/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 $262 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Huron County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($37k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 51% of rent.

Recommended offer $33,331 (12.1% 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. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.16% ✓
• Cap rate: 5.29%
• Cash-on-cash: -3.57%
• DSCR: 0.84
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.26×
• Total profit: $-7,885
• Equity at exit: $5,651

10-year hold

• IRR: -13.0%
• Equity multiple: 0.21×
• Total profit: $-8,370
• Equity at exit: $3,277

Cash invested: $10,612 (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 44811

• Home prices YoY: -28.7%
• Active inventory: 44
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $817 medium
• Mortgage (P&I): −$199
• Tax est. 1.5%: −$47 /mo · $568/yr
• Insurance: −$16
• HOA: −$415
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $-32

Break-even live

Break-even rent $857

Max offer price $33,331

Occupancy floor 99%

Sensitivity live

Price	-10% $-5	-5% $-18	+0% $-32	+5% $-45	+10% $-58
Rent	-10% $-96	-5% $-64	+0% $-32	+5% $1	+10% $33
Rate	-1.0pp $-12	-0.5pp $-22	base $-32	+0.5pp $-41	+1.0pp $-51

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: $9,475
• Closing costs: $1,137
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $415 · $4,980/yr
• Likely covers: watersecurity

Listing history 18 events

1. 2026-06-21
   days on market $37,900 Active 34 DOM
2. 2026-06-21
   days on market $37,900 Active 33 DOM
3. 2026-06-18
   days on market $37,900 Active 31 DOM
4. 2026-06-17
   days on market $37,900 Active 30 DOM
5. 2026-06-16
   days on market $37,900 Active 29 DOM
6. 2026-06-15
   days on market $37,900 Active 28 DOM
7. 2026-06-13
   days on market $37,900 Active 26 DOM
8. 2026-06-12
   days on market $37,900 Active 25 DOM
9. 2026-06-09
   days on market $37,900 Active 22 DOM
10. 2026-06-08
    days on market $37,900 Active 21 DOM
11. 2026-06-07
    days on market $37,900 Active 20 DOM
12. 2026-06-07
    days on market $37,900 Active 19 DOM
13. 2026-06-04
    days on market $37,900 Active 16 DOM
14. 2026-06-02
    days on market $37,900 Active 15 DOM
15. 2026-06-01
    days on market $37,900 Active 14 DOM
16. 2026-05-31
    days on market $37,900 Active 13 DOM
17. 2026-05-22
    price $37,900
18. 2026-05-15
    listed $35,000 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 ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,803
• − Mortgage interest: −$2,123
• − Property taxes: −$568
• − Insurance: −$190
• − Repairs & maintenance: −$784
• − Management: −$784
• − HOA: −$4,980
• − Depreciation: −$1,103
• Taxable loss: −$729
• Est. tax savings @ 24.0%: +$175
• After-tax cash flow: $-204/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: Bellevue City
• NCES district ID: 3904359
• Math proficiency: 56% ▼ -18.00%
• Reading proficiency: 65% ▼ -10.00%
• Median HH income: $52,591
• Composite: 51.71/100
• National rank: #1687
• State rank: #280 of 656 in OH

Livability — Bellevue

• Score: 77/100
• State rank: #181
• US rank: #2807

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bellevue, OH
• County: Seneca · 70,739 people
• Population (ZIP): 12,486
• Household income: $64,453
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 1.6

Population outlook (Huron County) Hauer SSP2

• Today (2025): 55,572 people
• By 2030: 53,514 · -3.7%
• By 2040: 48,770 · -12.2%
• By 2050: 43,611 · -21.5%
• By 2075: 32,349 · -41.8%
• By 2100: 21,849 · -60.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 4% Italian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 0%

Political lean MEDSL · Huron

• 2024 margin: Solid R (+44.0) · D 27.6% · R 71.6%
• 2008→2024 swing: -40.9pp toward R · 2008: -3.1pp · 2024: -44.0pp
• All cycles: 2024: R+44.0 2020: R+41.2 2016: R+36.4 2012: R+8.9 2008: R+3.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.28%
• Current HPI: 206.4977
• 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

+8.3% since first listed

2 events — show timeline

• 2026-05-22 Price Changed $37,900 FAOR
• 2026-05-15 Listed $35,000 FAOR