573 Waterview Cir · Lima, OH 45804

$80,000

3 bd · 2.0 ba · 1,232 sqft · Manufactured · 76 Days on market

Built 2000 Good condition 6,050 sqft lot $520/mo HOA · 38% 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 +14.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready and thoughtfully updated, this 3-bedroom home at 573 Waterview Circle offers comfortable, low-maintenance living in a peaceful setting. The open-concept layout creates a natural flow between living, dining, and kitchen spaces--perfect for everyday living or entertaining. Recent updates include a newer roof, brand new LVP flooring in the owner's suite, kitchen, and utility areas, along with a new water heater (2026), giving buyers confidence from day one. The owner's suite is privately situated on its own side of the home and features a walk-in closet and full bath. Step outside to enjoy a covered deck overlooking a spacious backyard that backs to a tree line--offering added privacy and a relaxing outdoor space. Additional features include a carport and storage shed for added convenience. A well-cared-for home with updates already in place--schedule your showing and see the value for yourself. Park approval required for all adult occupants.

Key facts

• Newer roof
• Walk-in closet
• New water heater

Tags

• OPEN-CONCEPT LAYOUT
• NEWER ROOF
• NEW LVP FLOORING
• NEW WATER HEATER
• WALK-IN CLOSET
• FULL BATH

Property features AI

Finance

• Other: Located in Eastwoods Community
• HOA & community: Association with monthly fee of $520 (fee covers other items)

Exterior

• Parking: Attached carport; Additional asphalt parking; 1 carport space (1 total parking)
• Utilities: Public water; Sanitary sewer connected; Natural gas connected; 100 amp electric service
• Home design: Residential mobile home; Single-story (one level); 44 x 27 mobile dimensions; Made by SCHULT, model 4428-308
• Construction: Vinyl siding; Asphalt roof; Other foundation
• Exterior features: Deck; Shed(s)

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator; Eat-in layout
• Bedrooms: Bedroom 2 on main level (approx. 12 x 12.11); Bedroom 3 on main level (approx. 8.6 x 12.6)
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Open floorplan; Eat-in kitchen; No interior steps; 6 total rooms
• Laundry & utility: Washer hookup on main level; Electric dryer hookup on main level; Washer and dryer included; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-57 ($-680/yr) — negative.
• To cash-flow at today's rent, offer at most $72k (10.3% below list).
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $72k (10.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 64/100 on livability (#787 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime F, amenities F, commute F.
• Perry Local (rural): math 42% / reading 57% proficiency, ranked #460 of 656 in OH (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Perry Elementary School (math 51% / reading 55%, grade C, #840 of 1,584 statewide, top 53%, 406 students, 73% FRL); Perry High School (math 32% / reading 57%, grade F, #470 of 781 statewide, top 62%, 317 students, 63% FRL).
• Market conditions: 79 active listings in the ZIP; lower-income renter base — watch delinquency; 88 units permitted in Allen County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($43k/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 $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Allen County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y ago; this cycle's ask has dropped $30k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 38% of rent.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $71,797 (10.3% 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 76 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 1.71% ✓
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 4.9

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: -20.7%
• Equity multiple: 0.28×
• Total profit: $-16,193
• Equity at exit: $11,928

10-year hold

• IRR: -12.7%
• Equity multiple: 0.23×
• Total profit: $-17,201
• Equity at exit: $6,917

Cash invested: $22,400 (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 45804

• Active inventory: 79
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,370 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$520
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $-57

Break-even live

Break-even rent $1,442

Max offer price $71,797

Occupancy floor 99%

Sensitivity live

Price	-10% $-1	-5% $-29	+0% $-57	+5% $-84	+10% $-112
Rent	-10% $-165	-5% $-111	+0% $-57	+5% $-3	+10% $52
Rate	-1.0pp $-16	-0.5pp $-36	base $-57	+0.5pp $-77	+1.0pp $-99

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $520 · $6,240/yr
• Likely covers: water

Listing history 42 events

1. 2026-06-21
   days on market $80,000 Active 76 DOM
2. 2026-06-18
   days on market $80,000 Active 73 DOM
3. 2026-06-17
   days on market $80,000 Active 72 DOM
4. 2026-06-16
   days on market $80,000 Active 71 DOM
5. 2026-06-15
   days on market $80,000 Active 70 DOM
6. 2026-06-14
   days on market $80,000 Active 68 DOM
7. 2026-06-13
   days on market $80,000 Active 67 DOM
8. 2026-06-10
   pricedays on market $80,000 Active 65 DOM
9. 2026-06-09
   days on market $88,500 Active 64 DOM
10. 2026-06-08
    days on market $88,500 Active 63 DOM
11. 2026-06-07
    days on market $88,500 Active 62 DOM
12. 2026-06-02
    days on market $88,500 Active 57 DOM
13. 2026-06-01
    days on market $88,500 Active 56 DOM
14. 2026-05-31
    days on market $88,500 Active 55 DOM
15. 2026-05-30
    days on market $88,500 Active 54 DOM
16. 2026-05-08
    price $88,500 967-char remark

    Show marketing remark (967 chars)

    Move-in ready and thoughtfully updated, this 3-bedroom home at 573 Waterview Circle offers comfortable, low-maintenance living in a peaceful setting. The open-concept layout creates a natural flow between living, dining, and kitchen spaces--perfect for everyday living or entertaining. Recent updates include a newer roof, brand new LVP flooring in the owner's suite, kitchen, and utility areas, along with a new water heater (2026), giving buyers confidence from day one. The owner's suite is privately situated on its own side of the home and features a walk-in closet and full bath. Step outside to enjoy a covered deck overlooking a spacious backyard that backs to a tree line--offering added privacy and a relaxing outdoor space. Additional features include a carport and storage shed for added convenience. A well-cared-for home with updates already in place--schedule your showing and see the value for yourself. Park approval required for all adult occupants.

17. 2026-05-08
    price $88,500

    Show marketing remark (967 chars)

    Move-in ready and thoughtfully updated, this 3-bedroom home at 573 Waterview Circle offers comfortable, low-maintenance living in a peaceful setting. The open-concept layout creates a natural flow between living, dining, and kitchen spaces--perfect for everyday living or entertaining. Recent updates include a newer roof, brand new LVP flooring in the owner's suite, kitchen, and utility areas, along with a new water heater (2026), giving buyers confidence from day one. The owner's suite is privately situated on its own side of the home and features a walk-in closet and full bath. Step outside to enjoy a covered deck overlooking a spacious backyard that backs to a tree line--offering added privacy and a relaxing outdoor space. Additional features include a carport and storage shed for added convenience. A well-cared-for home with updates already in place--schedule your showing and see the value for yourself. Park approval required for all adult occupants.

18. 2026-04-23
    price $95,000 967-char remark

    Show marketing remark (967 chars)

    Move-in ready and thoughtfully updated, this 3-bedroom home at 573 Waterview Circle offers comfortable, low-maintenance living in a peaceful setting. The open-concept layout creates a natural flow between living, dining, and kitchen spaces--perfect for everyday living or entertaining. Recent updates include a newer roof, brand new LVP flooring in the owner's suite, kitchen, and utility areas, along with a new water heater (2026), giving buyers confidence from day one. The owner's suite is privately situated on its own side of the home and features a walk-in closet and full bath. Step outside to enjoy a covered deck overlooking a spacious backyard that backs to a tree line--offering added privacy and a relaxing outdoor space. Additional features include a carport and storage shed for added convenience. A well-cared-for home with updates already in place--schedule your showing and see the value for yourself. Park approval required for all adult occupants.

19. 2026-04-23
    price $95,000

    Show marketing remark (967 chars)

    Move-in ready and thoughtfully updated, this 3-bedroom home at 573 Waterview Circle offers comfortable, low-maintenance living in a peaceful setting. The open-concept layout creates a natural flow between living, dining, and kitchen spaces--perfect for everyday living or entertaining. Recent updates include a newer roof, brand new LVP flooring in the owner's suite, kitchen, and utility areas, along with a new water heater (2026), giving buyers confidence from day one. The owner's suite is privately situated on its own side of the home and features a walk-in closet and full bath. Step outside to enjoy a covered deck overlooking a spacious backyard that backs to a tree line--offering added privacy and a relaxing outdoor space. Additional features include a carport and storage shed for added convenience. A well-cared-for home with updates already in place--schedule your showing and see the value for yourself. Park approval required for all adult occupants.

20. 2026-04-13
    price $105,000 967-char remark

    Show marketing remark (967 chars)

    Move-in ready and thoughtfully updated, this 3-bedroom home at 573 Waterview Circle offers comfortable, low-maintenance living in a peaceful setting. The open-concept layout creates a natural flow between living, dining, and kitchen spaces--perfect for everyday living or entertaining. Recent updates include a newer roof, brand new LVP flooring in the owner's suite, kitchen, and utility areas, along with a new water heater (2026), giving buyers confidence from day one. The owner's suite is privately situated on its own side of the home and features a walk-in closet and full bath. Step outside to enjoy a covered deck overlooking a spacious backyard that backs to a tree line--offering added privacy and a relaxing outdoor space. Additional features include a carport and storage shed for added convenience. A well-cared-for home with updates already in place--schedule your showing and see the value for yourself. Park approval required for all adult occupants.

21. 2026-04-13
    price $105,000

    Show marketing remark (967 chars)

    Move-in ready and thoughtfully updated, this 3-bedroom home at 573 Waterview Circle offers comfortable, low-maintenance living in a peaceful setting. The open-concept layout creates a natural flow between living, dining, and kitchen spaces--perfect for everyday living or entertaining. Recent updates include a newer roof, brand new LVP flooring in the owner's suite, kitchen, and utility areas, along with a new water heater (2026), giving buyers confidence from day one. The owner's suite is privately situated on its own side of the home and features a walk-in closet and full bath. Step outside to enjoy a covered deck overlooking a spacious backyard that backs to a tree line--offering added privacy and a relaxing outdoor space. Additional features include a carport and storage shed for added convenience. A well-cared-for home with updates already in place--schedule your showing and see the value for yourself. Park approval required for all adult occupants.

22. 2026-04-06
    listed $110,000 Active 967-char remark

    Show marketing remark (967 chars)

    Move-in ready and thoughtfully updated, this 3-bedroom home at 573 Waterview Circle offers comfortable, low-maintenance living in a peaceful setting. The open-concept layout creates a natural flow between living, dining, and kitchen spaces--perfect for everyday living or entertaining. Recent updates include a newer roof, brand new LVP flooring in the owner's suite, kitchen, and utility areas, along with a new water heater (2026), giving buyers confidence from day one. The owner's suite is privately situated on its own side of the home and features a walk-in closet and full bath. Step outside to enjoy a covered deck overlooking a spacious backyard that backs to a tree line--offering added privacy and a relaxing outdoor space. Additional features include a carport and storage shed for added convenience. A well-cared-for home with updates already in place--schedule your showing and see the value for yourself. Park approval required for all adult occupants.

23. 2026-04-06
    listed $110,000 Active

    Show marketing remark (967 chars)

    Move-in ready and thoughtfully updated, this 3-bedroom home at 573 Waterview Circle offers comfortable, low-maintenance living in a peaceful setting. The open-concept layout creates a natural flow between living, dining, and kitchen spaces--perfect for everyday living or entertaining. Recent updates include a newer roof, brand new LVP flooring in the owner's suite, kitchen, and utility areas, along with a new water heater (2026), giving buyers confidence from day one. The owner's suite is privately situated on its own side of the home and features a walk-in closet and full bath. Step outside to enjoy a covered deck overlooking a spacious backyard that backs to a tree line--offering added privacy and a relaxing outdoor space. Additional features include a carport and storage shed for added convenience. A well-cared-for home with updates already in place--schedule your showing and see the value for yourself. Park approval required for all adult occupants.

24. 2026-01-06
    historical
25. 2025-11-07
    price $95,000
26. 2025-10-20
    listed $105,000 Active
27. 2025-03-27
    soldstatus $93,500 Closed
28. 2025-02-26
    historical Active Under Contract
29. 2025-02-19
    listed $109,500 Active
30. 2024-11-13
    price $99,900
31. 2024-10-10
    price $112,500
32. 2024-09-28
    price $119,900
33. 2024-09-05
    price $124,900
34. 2024-08-19
    listed $129,900 Active
35. 2022-05-12
    soldstatus $60,450
36. 2022-05-05
    soldstatus $60,450 Closed
37. 2022-04-06
    historical Contingent Finance and Inspection
38. 2022-03-21
    price $59,900
39. 2022-03-08
    listed $62,500 Active
40. 2022-03-08
    listed $59,900
41. 2021-05-24
    soldstatus $49,900
42. 2021-04-01
    listed $49,900

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 18 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: $16,445
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$1,198
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − HOA: −$6,240
• − Depreciation: −$2,327
• Taxable loss: −$1,632
• Est. tax savings @ 24.0%: +$392
• After-tax cash flow: $-289/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready 3-bedroom home offers a good condition with recent updates, making it an attractive option for buyers seeking a low-maintenance living space.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and value
• Resale Replace ceiling fans — Modernizes the home and improves air circulation

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and value ↑
• Resale Replace ceiling fans — Modernizes the home and improves air circulation ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Perry Local
• NCES district ID: 3904578
• Math proficiency: 42% ▼ -15.00%
• Reading proficiency: 57% ▼ -5.00%
• Median HH income: $39,879
• Composite: 41.34/100
• National rank: #3501
• State rank: #460 of 656 in OH

Livability — Lima

• Score: 64/100
• State rank: #787
• US rank: #14288

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allen · 98,169 people
• City population: 21,739
• Metro: Lima, OH
• Population (ZIP): 14,197
• Household income: $42,594
• Rent vs Own: 42.7% rent · 57.3% own
• Severe rent burden: 8.1

Population outlook (Allen County) Hauer SSP2

• Today (2025): 100,321 people
• By 2030: 97,693 · -2.6%
• By 2040: 91,802 · -8.5%
• By 2050: 86,152 · -14.1%
• By 2075: 73,659 · -26.6%
• By 2100: 58,716 · -41.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 19% Two or more races 8% Hispanic / Latino 2%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Allen

• 2024 margin: Solid R (+44.1) · D 27.5% · R 71.6%
• 2008→2024 swing: -23.4pp toward R · 2008: -20.7pp · 2024: -44.1pp
• All cycles: 2024: R+44.1 2020: R+39.5 2016: R+38.2 2012: R+25.7 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -124.39%
• Current HPI: 126.4189
• 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

+77.4% since first listed

27 events — show timeline

• 2026-05-08 Price Changed $88,500 WCARE
• 2026-05-08 Price Changed $88,500 NORIS
• 2026-04-23 Price Changed $95,000 WCARE
• 2026-04-23 Price Changed $95,000 NORIS
• 2026-04-13 Price Changed $105,000 WCARE
• 2026-04-13 Price Changed $105,000 NORIS
• 2026-04-06 Listed $110,000 WCARE
• 2026-04-06 Listed $110,000 NORIS
• 2026-01-06 Listing Removed — NORIS
• 2025-11-07 Price Changed $95,000 NORIS
• 2025-10-20 Listed $105,000 NORIS
• 2025-03-27 Sold (MLS) $93,500 WCARE
• 2025-02-26 Contingent — WCARE
• 2025-02-19 Listed $109,500 WCARE
• 2024-11-13 Price Changed $99,900 WCARE
• 2024-10-10 Price Changed $112,500 WCARE
• 2024-09-28 Price Changed $119,900 WCARE
• 2024-09-05 Price Changed $124,900 WCARE
• 2024-08-19 Listed $129,900 WCARE
• 2022-05-12 Sold (MLS) $60,450 WCARE
• 2022-05-05 Sold (MLS) $60,450 CBRMLS
• 2022-04-06 Contingent — CBRMLS
• 2022-03-21 Price Changed $59,900 CBRMLS
• 2022-03-08 Listed $59,900 WCARE
• 2022-03-08 Listed $62,500 CBRMLS
• 2021-05-24 Sold (MLS) $49,900 WCARE
• 2021-04-01 Listed $49,900 WCARE