1735 S Heritage St · Bay View, OH 43452

$182,500

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 3 Days on market

Built 1990 0.55 ac lot

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Why this score? — see what drove the B- 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
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a full-time residence or a seasonal getaway this property delivers. 3 BR/2 Bath modular home with THREE car garage situated on a peaceful half acre lot. Livingroom AND family room provides comfort for family or guests. Patio for a fire pit on chilly days and above ground pool for when temperatures rise.

Key facts

• Three car garage
• Above ground pool
• Family room

Tags

• THREE CAR GARAGE
• HALF ACRE LOT
• LIVINGROOM
• FAMILY ROOM
• PATIO
• ABOVE GROUND POOL

Property features AI

Exterior

• Parking: Attached garage with 3 parking spaces; Paved driveway; Garage door opener
• Utilities: Public water; 100 amp electric service with circuit breakers
• Home design: Single-family residence; Residential property; Lot dimensions approximately 108 x 221 (0.55 acre)
• Construction: Vinyl siding; Asphalt roof; Crawl space foundation
• Exterior features: Patio; Above-ground outdoor pool; Shed(s); Satellite dish

Interior

• Kitchen: Range; Refrigerator; Garbage disposal
• Bedrooms: 7 total rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane forced-air heating; Central air conditioning; Ceiling fans
• Interior features: Insulated windows; Sump pump in basement; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $182k.

Deal economics

• At list price, monthly cash flow is $744 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $182k).

Location & tenants

• Location reads 63/100 on livability (#838 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, 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.
• Market conditions: 224 active listings in the ZIP; 128 units permitted in Ottawa County in 2024 (0 in 5+ unit buildings).
• This rent runs 45% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $51k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $72k; list at $182k implies a 152% gain — meaningful room to come down on a strong offer.

Recommended offer $182,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.30% ✓
• Cap rate: 11.18%
• Cash-on-cash: 17.46%
• DSCR: 1.78
• GRM: 6.4

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: 8.8%
• Equity multiple: 1.35×
• Total profit: $17,750
• Equity at exit: $27,211

10-year hold

• IRR: 18.0%
• Equity multiple: 2.49×
• Total profit: $76,278
• Equity at exit: $15,779

Cash invested: $51,100 (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 43452

• Active inventory: 224
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,379 medium
• Mortgage (P&I): −$957
• Tax from tax record: −$103 /mo · $1,234/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $744

Break-even live

Break-even rent $1,438

Max offer price $182,500

Occupancy floor 64%

Sensitivity live

Price	-10% $847	-5% $795	+0% $744	+5% $692	+10% $640
Rent	-10% $556	-5% $650	+0% $744	+5% $838	+10% $932
Rate	-1.0pp $836	-0.5pp $790	base $744	+0.5pp $696	+1.0pp $648

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: $45,625
• Closing costs: $5,475
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-01
   status Pending
2. 2026-04-28
   listed $182,500 Active
3. 1990-12-21
   soldstatus $72,494

ⓘ 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: $1,234 · $103/mo
• Projected year-2 tax: $2,040 · $170/mo
• Expected delta: +$807/yr (+$67/mo · 65.4%)

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

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 ≥96°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: $28,550
• − Mortgage interest: −$10,223
• − Property taxes: −$1,234
• − Insurance: −$912
• − Repairs & maintenance: −$2,284
• − Management: −$2,284
• − Depreciation: −$5,309
• Taxable income: $6,304
• Est. tax owed @ 24.0%: −$1,513
• After-tax cash flow: $7,411/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: 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 — Bay View

• Score: 63/100
• State rank: #838
• US rank: #15683

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment C+ Housing A+ Health & safety F 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): 14,052
• Household income: $63,815
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 5.6

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4% Black 2%
• Common ancestry: Romanian 5% Lithuanian 3% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -145.50%
• Current HPI: 219.0624
• 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

+151.7% since first listed

3 events — show timeline

• 2026-05-01 Pending — FAOR
• 2026-04-28 Listed $182,500 FAOR
• 1990-12-21 Sold (Public Records) $72,494 Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,234 · +0.5% YoY. Source: county tax records.