404 N Main St · Bloomdale, OH 44817

$95,000

2 bd · 1.0 ba · 784 sqft · Other · 61 Days on market

Built 2017 9,209 sqft lot

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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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Schools +5.9/10.0
• Appreciation +5.5/10.0
• 1% rule +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Move in ready! One of a kind property found in a rural community. 2017 Mojave manufactured home is adorable and affordable, like new, two bedrooms, one bath on a single lot includes a well maintained classic quonset two bay garage. You will appreciate the newer concrete and simplified yard maintenance. All appliances and window treatments stay. City water and sewer. Manufactured home annual tax $478.76. Property may not qualify for certain types of loans. Don't miss out on this affordable unique property! So many possibilities! Call today for your personal tour.

Key facts

• 9,209 sq ft lot
• 2 garage spots
• Built 2017

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $95k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $86k (9.1% below list).
• Recommended offer: $86k (9.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#649 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• Elmwood Local (rural): math 67% / reading 71% proficiency, ranked #154 of 656 in OH (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 3 active listings in the ZIP; 493 units permitted in Wood County in 2024 (48 in 5+ unit buildings).
• This rent is only 15% of the median local income ($70k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $2k of equity ($657 loan paydown + $1k appreciation (1.1% local appreciation)).
• Wood County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Recommended offer $86,355 (9.1% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.78%
• DSCR: 1.26
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.39×
• Total profit: $10,272
• Equity at exit: $32,845

10-year hold

• IRR: 11.5%
• Equity multiple: 2.41×
• Total profit: $37,564
• Equity at exit: $43,971

Cash invested: $26,600 (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 44817

• Home prices YoY: 0.6%
• Active inventory: 3
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $864 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$16 /mo · $196/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $128

Break-even live

Break-even rent $701

Max offer price $95,000

Occupancy floor 80%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-15
   status $95,000 Pending 61 DOM
2. 2026-06-15
   days on market $95,000 Contingent 61 DOM
3. 2026-06-14
   days on market $95,000 Contingent 59 DOM
4. 2026-06-10
   days on market $95,000 Contingent 56 DOM
5. 2026-06-09
   days on market $95,000 Contingent 55 DOM
6. 2026-06-08
   days on market $95,000 Contingent 54 DOM
7. 2026-06-07
   days on market $95,000 Contingent 53 DOM
8. 2026-06-03
   days on market $95,000 Contingent 49 DOM
9. 2026-06-02
   days on market $95,000 Contingent 48 DOM
10. 2026-06-01
    days on market $95,000 Contingent 47 DOM
11. 2026-05-31
    days on market $95,000 Contingent 46 DOM
12. 2026-05-30
    days on market $95,000 Contingent 45 DOM
13. 2026-04-15
    listed $95,000 Active 568-char remark

    Show marketing remark (568 chars)

    Move in ready! One of a kind property found in a rural community. 2017 Mojave manufactured home is adorable and affordable, like new, two bedrooms, one bath on a single lot includes a well maintained classic quonset two bay garage. You will appreciate the newer concrete and simplified yard maintenance. All appliances and window treatments stay. City water and sewer. Manufactured home annual tax $478.76. Property may not qualify for certain types of loans. Don't miss out on this affordable unique property! So many possibilities! Call today for your personal tour.

14. 2026-04-13
    historical $95,000 568-char remark

    Show marketing remark (568 chars)

    Move in ready! One of a kind property found in a rural community. 2017 Mojave manufactured home is adorable and affordable, like new, two bedrooms, one bath on a single lot includes a well maintained classic quonset two bay garage. You will appreciate the newer concrete and simplified yard maintenance. All appliances and window treatments stay. City water and sewer. Manufactured home annual tax $478.76. Property may not qualify for certain types of loans. Don't miss out on this affordable unique property! So many possibilities! Call today for your personal tour.

ⓘ 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: $196 · $16/mo
• Projected year-2 tax: $839 · $70/mo
• Expected delta: +$643/yr (+$54/mo · 327.1%)

ⓘ 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 ≥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: $10,363
• − Mortgage interest: −$5,321
• − Property taxes: −$196
• − Insurance: −$475
• − Repairs & maintenance: −$829
• − Management: −$829
• − Depreciation: −$2,764
• Taxable loss: −$52
• Est. tax savings @ 24.0%: +$12
• After-tax cash flow: $1,549/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: Elmwood Local
• NCES district ID: 3905068
• Math proficiency: 67% ▼ -7.00%
• Reading proficiency: 71% ▼ -1.00%
• Median HH income: $56,598
• Composite: 59.16/100
• National rank: #949
• State rank: #154 of 656 in OH

Livability — Bloomdale

• Score: 66/100
• State rank: #649
• US rank: #11484

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

• Census place: Bloomdale, OH
• County: Wood · 127,168 people
• Metro: Toledo, OH
• Population (ZIP): 1,606
• Household income: $69,688
• Rent vs Own: 12.9% rent · 87.1% own

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 (87%)
• Race & ethnicity: White 87% Two or more races 8% Hispanic / Latino 8% Pacific Islander 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 6% Slovak 3% Scottish 2%
• Foreign-born: 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: ▲ 1.08%
• Current HPI: 178.2395
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-15 Listed $95,000 NORIS
• 2026-04-13 Coming Soon $95,000 NORIS

Property tax history

-0.7%/yr

Latest (2025): $196 · +0.4% YoY. Source: county tax records.