3350 S Dixie Hwy #302 · Fort Shawnee, OH 45804

$42,900

2 bd · 1.0 ba · 900 sqft · SingleFamily · 16 Days on market

Built 1997 Good condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Newly refurbished dutch mobile home. Newer appliances, central air, in quiet setting. Off street parking, nice rented lot. All appliances stay. Owner open to offers.

Key facts

• Off street parking
• Newer appliances
• Quiet setting

Tags

• NEWER APPLIANCES
• CENTRAL AIR
• OFF STREET PARKING
• QUIET SETTING

Property features AI

Exterior

• Parking: Parking pad
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Water connected
• Home design: Single-family residence; One level; Updated/remodeled
• Construction: Vinyl siding; Other foundation
• Exterior features: Deck; Level lot; Residential zoning

Interior

• Kitchen: Built-in range and oven; Dishwasher; Refrigerator
• Bedrooms: 5 total rooms (includes bedrooms and other rooms)
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Dishwasher; Dryer; Oven; Range; Refrigerator; Washer; Water Heater
• Laundry & utility: Washer and dryer included; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $43k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $518 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $43k).
• Recommended offer: $42k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#344 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Shawnee Local (suburban): math 71% / reading 77% proficiency, ranked #100 of 656 in OH (top 15%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Elmwood Elementary School (516 students, 30% FRL); Shawnee Middle School (math 67% / reading 77%, grade A, #115 of 654 statewide, top 18%, 727 students, 30% FRL); Shawnee High School (math 67% / reading 82%, grade B+, #69 of 781 statewide, top 10%, 707 students, 19% FRL) — zoned schools at 26% FRL track the district average.
• 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $297 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($42k) is reasonable based on typical stale-listing flexibility.

Recommended offer $42,256 (1.5% below list)

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: 2.40% ✓
• Cap rate: 20.77%
• Cash-on-cash: 51.72%
• DSCR: 3.30
• GRM: 3.5

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: 49.6%
• Equity multiple: 3.17×
• Total profit: $26,037
• Equity at exit: $6,397

10-year hold

• IRR: 55.1%
• Equity multiple: 6.43×
• Total profit: $65,194
• Equity at exit: $3,709

Cash invested: $12,012 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$225
• Tax est. 1.5%: −$54 /mo · $644/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $518

Break-even live

Break-even rent $375

Max offer price $42,900

Occupancy floor 45%

Sensitivity live

Price	-10% $547	-5% $533	+0% $518	+5% $503	+10% $488
Rent	-10% $436	-5% $477	+0% $518	+5% $558	+10% $599
Rate	-1.0pp $539	-0.5pp $529	base $518	+0.5pp $507	+1.0pp $495

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: $10,725
• Closing costs: $1,287
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $42,900 Active 16 DOM
2. 2026-06-21
   days on market $42,900 Active 15 DOM
3. 2026-06-18
   days on market $42,900 Active 13 DOM
4. 2026-06-17
   days on market $42,900 Active 12 DOM
5. 2026-06-16
   days on market $42,900 Active 11 DOM
6. 2026-06-15
   days on market $42,900 Active 10 DOM
7. 2026-06-13
   days on market $42,900 Active 8 DOM
8. 2026-06-12
   days on market $42,900 Active 7 DOM
9. 2026-06-09
   days on market $42,900 Active 4 DOM
10. 2026-06-08
    days on market $42,900 Active 3 DOM
11. 2026-06-08
    days on market $42,900 Active 2 DOM
12. 2026-06-07
    remarks 165-char remark
13. 2026-06-07
    listed $42,900 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 · 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: $12,367
• − Mortgage interest: −$2,403
• − Property taxes: −$644
• − Insurance: −$214
• − Repairs & maintenance: −$989
• − Management: −$989
• − Depreciation: −$1,248
• Taxable income: $5,879
• Est. tax owed @ 24.0%: −$1,411
• After-tax cash flow: $4,801/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 · 10 photos

Good 75/100 Cosmetic rehab

A good condition mobile home with cosmetic updates needed to enhance its curb appeal and resale value.

Repairs flagged

• Minor Kitchen cabinets — Dated and could be updated
• Minor Bathroom fixtures — Dated and could be updated

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace carpet in living areas — Fresh carpet improves aesthetics and rental appeal
• Both Update kitchen cabinets — Modernizes kitchen and improves resale value
• Both Update bathroom fixtures — Modernizes bathroom and improves resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Dated and could be updated	Minor	$500–3,000
Bathroom fixtures · Dated and could be updated	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace carpet in living areas — Fresh carpet improves aesthetics and rental appeal ↑
• Both Update kitchen cabinets — Modernizes kitchen and improves resale value ↑
• Both Update bathroom fixtures — Modernizes bathroom and improves resale value ↑

ⓘ 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: Shawnee Local
• NCES district ID: 3904579
• Math proficiency: 71% ▼ -9.00%
• Reading proficiency: 77% ▼ -4.00%
• Median HH income: $61,634
• Composite: 63.78/100
• National rank: #597
• State rank: #100 of 656 in OH

Livability — Fort Shawnee

• Score: 73/100
• State rank: #344
• US rank: #5610

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Shawnee, OH
• County: Allen · 98,169 people
• City population: 10,978
• 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

1 event — show timeline

• 2026-06-04 Listed $42,900 WCARE