930 E Broadway St #23 · North Baltimore, OH 45872

$65,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured · 9 Days on market

Built 1999 Est $80k · 19% under ↓ 4% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Double wide on corner lot in Eagle Landing. Well cared for manufactured home with split wing and open floor concept. Newer luxury vinyl plank flooring, paint, updated baths, master bed includes walk in closet, deck, 2 sheds stay and carport for 2 vehicles. Lot rent $300 includes trash.

Key facts

• 2 parking spots
• Built 1999
• Listed 9 days

Property features AI

Finance

• HOA & community: Located in Eagle Landing park

Exterior

• Parking: Detached carport (2 spaces); Concrete parking pad; Off-street parking
• Security: Security system
• Utilities: Electricity connected (100 amp service); Natural gas connected; Public water; Public sewer; Internet available
• Home design: Residential mobile home (double wide); One level / single-story
• Construction: Vinyl siding; Asphalt roof; Vinyl skirting; 56' x 27' double-wide mobile home; Foundation: Other
• Exterior features: Deck; Shed(s); Corner lot

Interior

• Kitchen: Gas range; Dishwasher; Microwave; Refrigerator; Range hood
• Bedrooms: Bedroom 2 (main level); Bedroom 3 (main level); Additional room (main level) with carpet
• Flooring: Carpet; Laminate; Vinyl; Porcelain tile; Luxury vinyl plank in living and dining areas
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Open floorplan; Ceiling fans; Separate shower; Storm door(s)
• Laundry & utility: Washer and dryer included; Main-level laundry; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $675 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 18.8% vs local median 5.9% in North Baltimore — 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 78/100 on livability (#159 in OH, #2,395 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• North Baltimore Local (town): math 45% / reading 58% proficiency, ranked #424 of 656 in OH (top 65%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: E A Powell Elementary School (math 47% / reading 57%, grade C-, #851 of 1,584 statewide, top 56%, 367 students, 46% FRL); North Baltimore Middle School (math 52% / reading 57%, grade B-, #342 of 654 statewide, top 54%, 95 students, 0% FRL); North Baltimore High School (math 34% / reading 74%, grade C-, #303 of 781 statewide, top 42%, 136 students, 84% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: 33 active listings in the ZIP; 493 units permitted in Wood County in 2024 (48 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Wood County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $65,000

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 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?
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: 2.19% ✓
• Cap rate: 18.76%
• Cash-on-cash: 44.54%
• DSCR: 2.98
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $80,136
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
930 E Broadway St Lot 43	0.16mi	3/2.0	1,352 (-11%)	2mo	$72,000	$53	73

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: 41.6%
• Equity multiple: 2.79×
• Total profit: $32,510
• Equity at exit: $9,692

10-year hold

• IRR: 47.8%
• Equity multiple: 5.60×
• Total profit: $83,792
• Equity at exit: $5,620

Cash invested: $18,200 (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 45872

• Home prices YoY: -11.5%
• Active inventory: 33
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,424 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $675

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 48%

Sensitivity live

Price	-10% $720	-5% $698	+0% $675	+5% $653	+10% $631
Rent	-10% $563	-5% $619	+0% $675	+5% $732	+10% $788
Rate	-1.0pp $708	-0.5pp $692	base $675	+0.5pp $659	+1.0pp $641

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $65,000 Active 9 DOM
2. 2026-06-21
   days on market $65,000 Active 8 DOM
3. 2026-06-18
   days on market $65,000 Active 6 DOM
4. 2026-06-17
   days on market $65,000 Active 5 DOM
5. 2026-06-16
   days on market $65,000 Active 4 DOM
6. 2026-06-16
   remarks 606-char remark
7. 2026-06-15
   days on market $65,000 Active 3 DOM
8. 2026-06-12
   listed $65,000 Active 1 DOM

ⓘ 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 ≥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: $17,084
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$1,891
• Taxable income: $7,518
• Est. tax owed @ 24.0%: −$1,804
• After-tax cash flow: $6,301/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: North Baltimore Local
• NCES district ID: 3905070
• Math proficiency: 45% ▼ -21.00%
• Reading proficiency: 58% ▼ -12.00%
• Median HH income: $47,242
• Composite: 43.72/100
• National rank: #2951
• State rank: #424 of 656 in OH

Livability — North Baltimore

• Score: 78/100
• State rank: #159
• US rank: #2395

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wood · 127,168 people
• City population: 4,572
• Metro: Toledo, OH
• Population (ZIP): 4,572
• Household income: $62,380
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 3.8

Population outlook (Wood County) Hauer SSP2

• Today (2025): 138,744 people
• By 2030: 143,189 · +3.2%
• By 2040: 150,896 · +8.8%
• By 2050: 158,589 · +14.3%
• By 2075: 182,166 · +31.3%
• By 2100: 196,533 · +41.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 2% Black 2%
• Common ancestry: Iranian 4% Romanian 2% Slovak 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Wood

• 2024 margin: R (+10.2) · D 44.4% · R 54.6%
• 2008→2024 swing: -17.3pp toward R · 2008: 7.1pp · 2024: -10.2pp
• All cycles: 2024: R+10.2 2020: R+7.6 2016: R+8.5 2012: D+4.2 2008: D+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.19%
• Current HPI: 225.1072
• 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

-4.3% since first listed

7 events — show timeline

• 2026-06-11 Listed $65,000 NORIS
• 2025-10-14 Price Changed $65,100 NORIS
• 2023-09-27 Pending — NORIS
• 2023-09-25 Price Changed $67,900 NORIS
• 2023-09-25 Sold (MLS) $65,100 NORIS
• 2023-08-21 Contingent — NORIS
• 2023-08-13 Listed $67,900 NORIS