128 Bradford Ave · Napoleon, OH 43545

$10,000

3 bd · 2.0 ba · 1,140 sqft · Manufactured · 34 Days on market

Built 1999 $9/sqft · 65% below area $315/mo HOA · 33% 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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MOTIVATED SELLER!! Three-bedroom, 2 full bath mobile home with 8x8 shed and concrete parking area. Must be park approved for purchase. Bring a toolbelt and a vision!

Key facts

• 8x8 shed
• 2 parking spots
• Built 1999

Tags

• CONCRETE PARKING AREA
• 8X8 SHED

Property features AI

Finance

• Other: Located in Henry County, Napoleon township; Address: 128 Bradford Avenue, Napoleon, OH 43545
• HOA & community: Association fee $315 monthly; Located in Glenwood Estates park

Exterior

• Parking: Off-street parking; Concrete parking; Additional on-street parking available; Total parking for 2 vehicles
• Utilities: Cable available; Electricity connected (100 amp service, circuit breakers); Natural gas connected; Public water; Public sewer
• Home design: Residential single-wide mobile home; One level / single story; Four Seasons S16 model (76' x 15'); Aluminum skirting
• Construction: Vinyl siding; Shingle roof; Other foundation type; Year built per public records
• Exterior features: Side porch; Shed(s)

Interior

• Kitchen: Eat-in kitchen; Water heater (appliance listed)
• Bedrooms: Bedroom 2 on main level; Bedroom 3 on main level
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Eat-in kitchen; Wood-burning fireplace; 6 total rooms
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $10k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($965 rent vs $10k).
• Recommended offer: $10k (3.0% below list) — sets the bar for market timing.
• Cap rate 51.7% vs local median 3.8% in Napoleon — 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 70/100 on livability (#484 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Napoleon Area City (town): math 62% / reading 69% proficiency, ranked #208 of 656 in OH (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Napoleon Elementary School (math 75% / reading 74%, grade A, #272 of 1,584 statewide, top 19%, 975 students, 37% FRL); Napoleon Junior/Senior High School (math 49% / reading 64%, grade C, #291 of 781 statewide, top 37%, 787 students, 30% FRL).
• Market conditions: 49 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 18 units permitted in Henry County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($78k/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 $69 of loan paydown is wiped out by about $300 of value loss. Plan a longer hold.
• Henry County population projected at -14% 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($10k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.

Recommended offer $9,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 9.65% ✓
• Cap rate: 51.68%
• Cash-on-cash: 162.10%
• DSCR: 8.21
• GRM: 0.9

CMA / ARV

• ARV (median comp): $28,917
• List price: $10,000
• Delta: -65.42%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 9.10×
• Total profit: $22,678
• Equity at exit: $1,491

10-year hold

• IRR: —
• Equity multiple: 19.43×
• Total profit: $51,614
• Equity at exit: $865

Cash invested: $2,800 (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 43545

• Home prices YoY: -19.6%
• Active inventory: 49
• Price-to-rent: 0.9×

Monthly cashflow live

• Estimated rent: $965 medium
• Mortgage (P&I): −$52
• Tax est. 1.5%: −$12 /mo · $150/yr
• Insurance: −$4
• HOA: −$315
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $378

Break-even live

Break-even rent $486

Max offer price $10,000

Occupancy floor 56%

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
780 Sheffield Ave Napoleon, OH	2.0	1.0	700	$965	$1.38	43d	1	1.03mi

HOA detail

• Monthly dues: $315 · $3,780/yr

Listing history 15 events

1. 2026-06-18
   days on market $10,000 Active 34 DOM
2. 2026-06-17
   days on market $10,000 Active 33 DOM
3. 2026-06-16
   days on market $10,000 Active 32 DOM
4. 2026-06-15
   days on market $10,000 Active 31 DOM
5. 2026-06-13
   days on market $10,000 Active 29 DOM
6. 2026-06-12
   days on market $10,000 Active 28 DOM
7. 2026-06-09
   days on market $10,000 Active 25 DOM
8. 2026-06-08
   days on market $10,000 Active 24 DOM
9. 2026-06-08
   days on market $10,000 Active 23 DOM
10. 2026-06-07
    days on market $10,000 Active 22 DOM
11. 2026-06-04
    days on market $10,000 Active 19 DOM
12. 2026-06-02
    days on market $10,000 Active 18 DOM
13. 2026-06-01
    days on market $10,000 Active 17 DOM
14. 2026-05-31
    days on market $10,000 Active 16 DOM
15. 2026-05-14
    listed $10,000 Active 165-char remark

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,580
• − Mortgage interest: −$560
• − Property taxes: −$150
• − Insurance: −$50
• − Repairs & maintenance: −$926
• − Management: −$926
• − HOA: −$3,780
• − Depreciation: −$291
• Taxable income: $4,896
• Est. tax owed @ 24.0%: −$1,175
• After-tax cash flow: $3,364/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: Napoleon Area City
• NCES district ID: 3904443
• Math proficiency: 62% ▼ -14.00%
• Reading proficiency: 69% ▼ -4.00%
• Median HH income: $49,144
• Composite: 55.53/100
• National rank: #1243
• State rank: #208 of 656 in OH

Livability — Napoleon

• Score: 70/100
• State rank: #484
• US rank: #8082

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Napoleon, OH
• County: Henry · 27,211 people
• City population: 14,388
• Population (ZIP): 14,388
• Household income: $78,165
• Rent vs Own: 21.0% rent · 79.0% own
• Severe rent burden: 4.0

Population outlook (Henry County) Hauer SSP2

• Today (2025): 27,204 people
• By 2030: 26,657 · -2.0%
• By 2040: 25,149 · -7.6%
• By 2050: 23,361 · -14.1%
• By 2075: 20,409 · -25.0%
• By 2100: 18,199 · -33.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+46.7) · D 26.2% · R 72.9%
• 2008→2024 swing: -33.8pp toward R · 2008: -12.9pp · 2024: -46.7pp
• All cycles: 2024: R+46.7 2020: R+43.5 2016: R+39.8 2012: R+18.6 2008: R+12.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.90%
• Current HPI: 212.3599
• 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

1 event — show timeline

• 2026-05-14 Listed $10,000 NORIS