2614 Tiffin Ave #103 · Sandusky, OH 44870

$59,900

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 93 Days on market

Built 1999 Average condition ↓ 19% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +4.2/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully renovated, Move-In Ready, and Fully Furnished. .. this home has it all! Brand new metal roof, dedicated laundry room, central air, spacious open concept eat-in kitchen and living room, large en-suite primary bed/bath w/ separate soaker tub and stand up shower, 2nd full bath with tub/shower combo. .. the list goes on and on! Perfectly and centrally located just off Route 2 near Marinas, Cedar Point, the Islands, shopping, etc, this home boasts quick and easy access to everything the beautiful North Coast has to offer! Situated on the very edge of Greenfield Village close to the front entrance, enjoy a feeling of seclusion that is very difficult to find in a park setting. Perfect for year round or seasonal/vacation use. What more could you want? Book your showing today before it's gone!

Key facts

• Built 1999
• Listed 92 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.6% vs local median 5.4% in Sandusky — 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 83/100 on livability (#63 in OH, #929 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D-, employment F.
• Margaretta Local (other): math 47% / reading 64% proficiency, ranked #351 of 656 in OH (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 210 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 128 units permitted in Erie County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Erie County population projected at -15% 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 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. Crime grade is D 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?
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: 2.07% ✓
• Cap rate: 17.62%
• Cash-on-cash: 40.45%
• DSCR: 2.80
• GRM: 4.0

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: 36.9%
• Equity multiple: 2.57×
• Total profit: $26,318
• Equity at exit: $8,931

10-year hold

• IRR: 43.5%
• Equity multiple: 5.14×
• Total profit: $69,356
• Equity at exit: $5,179

Cash invested: $16,772 (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 44870

• Active inventory: 210
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,240 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $565

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 49%

Sensitivity live

Price	-10% $607	-5% $586	+0% $565	+5% $545	+10% $524
Rent	-10% $467	-5% $516	+0% $565	+5% $614	+10% $663
Rate	-1.0pp $595	-0.5pp $581	base $565	+0.5pp $550	+1.0pp $534

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1515 W Perkins Ave Sandusky, OH	2.0	1.0	925	$925	$1.00	44d	1	1.10mi

Listing history 32 events

1. 2026-06-19
   days on market $59,900 Active 93 DOM
2. 2026-06-18
   days on market $59,900 Active 92 DOM
3. 2026-06-17
   days on market $59,900 Active 91 DOM
4. 2026-06-16
   days on market $59,900 Active 90 DOM
5. 2026-06-15
   days on market $59,900 Active 89 DOM
6. 2026-06-14
   days on market $59,900 Active 87 DOM
7. 2026-06-12
   days on market $59,900 Active 86 DOM
8. 2026-06-09
   days on market $59,900 Active 83 DOM
9. 2026-06-08
   days on market $59,900 Active 82 DOM
10. 2026-06-07
    days on market $59,900 Active 81 DOM
11. 2026-06-05
    pricedays on market $59,900 Active 78 DOM
12. 2026-06-03
    days on market $64,900 Active 77 DOM
13. 2026-06-02
    days on market $64,900 Active 76 DOM
14. 2026-06-01
    days on market $64,900 Active 75 DOM
15. 2026-05-31
    days on market $64,900 Active 74 DOM
16. 2026-05-30
    days on market $64,900 Active 73 DOM
17. 2026-03-19
    listed $64,900 Active 811-char remark

    Show marketing remark (811 chars)

    Beautifully renovated, Move-In Ready, and Fully Furnished. .. this home has it all! Brand new metal roof, dedicated laundry room, central air, spacious open concept eat-in kitchen and living room, large en-suite primary bed/bath w/ separate soaker tub and stand up shower, 2nd full bath with tub/shower combo. .. the list goes on and on! Perfectly and centrally located just off Route 2 near Marinas, Cedar Point, the Islands, shopping, etc, this home boasts quick and easy access to everything the beautiful North Coast has to offer! Situated on the very edge of Greenfield Village close to the front entrance, enjoy a feeling of seclusion that is very difficult to find in a park setting. Perfect for year round or seasonal/vacation use. What more could you want? Book your showing today before it's gone!

18. 2026-03-14
    historical $64,900 811-char remark

    Show marketing remark (811 chars)

    Beautifully renovated, Move-In Ready, and Fully Furnished. .. this home has it all! Brand new metal roof, dedicated laundry room, central air, spacious open concept eat-in kitchen and living room, large en-suite primary bed/bath w/ separate soaker tub and stand up shower, 2nd full bath with tub/shower combo. .. the list goes on and on! Perfectly and centrally located just off Route 2 near Marinas, Cedar Point, the Islands, shopping, etc, this home boasts quick and easy access to everything the beautiful North Coast has to offer! Situated on the very edge of Greenfield Village close to the front entrance, enjoy a feeling of seclusion that is very difficult to find in a park setting. Perfect for year round or seasonal/vacation use. What more could you want? Book your showing today before it's gone!

19. 2025-12-31
    historical
20. 2025-12-06
    status Active
21. 2025-11-12
    historical Contingent
22. 2025-09-28
    status Active
23. 2025-09-12
    historical Contingent
24. 2025-08-01
    price $59,900
25. 2025-08-01
    price $59,900
26. 2025-07-08
    price $64,900
27. 2025-07-08
    price $64,900
28. 2025-06-22
    price $69,900
29. 2025-06-22
    price $69,900
30. 2025-06-05
    price $74,900
31. 2025-06-05
    price $74,900
32. 2025-05-13
    listed $79,900 Active

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 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: $14,875
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$1,743
• Taxable income: $6,199
• Est. tax owed @ 24.0%: −$1,488
• After-tax cash flow: $5,296/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 · 13 photos

Average 55/100 Cosmetic rehab

This mobile home is in average condition with cosmetic updates needed. Painting and landscaping would significantly enhance its curb appeal and value.

Repairs flagged

• Minor Siding — Weathered appearance
• Minor Windows — Need cleaning or replacement

Value-add opportunities

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping and adding curb appeal elements — Improves property's visual appeal and value
• Both Reorganizing and updating the kitchen and bathrooms — Modernizes spaces and improves functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Siding · Weathered appearance	Minor	$500–3,000
Windows · Need cleaning or replacement	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and adding curb appeal elements — Improves property's visual appeal and value ↑
• Both Reorganizing and updating the kitchen and bathrooms — Modernizes spaces and improves functionality ↑

ⓘ 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: Margaretta Local
• NCES district ID: 3904680
• Math proficiency: 47% ▼ -15.00%
• Reading proficiency: 64% ▼ -4.00%
• Median HH income: $53,697
• Composite: 47.63/100
• National rank: #2252
• State rank: #351 of 656 in OH

Livability — Sandusky

• Score: 83/100
• State rank: #63
• US rank: #929

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Erie County · 39,883 people
• City population: 39,883
• Metro: Sandusky, OH
• Population (ZIP): 39,883
• Household income: $62,082
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 1602.0

Population outlook (Erie County) Hauer SSP2

• Today (2025): 73,204 people
• By 2030: 71,341 · -2.5%
• By 2040: 66,771 · -8.8%
• By 2050: 62,512 · -14.6%
• By 2075: 56,154 · -23.3%
• By 2100: 49,045 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 15% Two or more races 8% Hispanic / Latino 5%
• Common ancestry: Romanian 3% Slovak 2% Subsaharan African 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Erie

• 2024 margin: R (+14.1) · D 42.5% · R 56.6%
• 2008→2024 swing: -28.0pp toward R · 2008: 13.9pp · 2024: -14.1pp
• All cycles: 2024: R+14.1 2020: R+11.6 2016: R+9.8 2012: D+11.3 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -151.99%
• Current HPI: 209.6383
• Rent YoY: —
• Metro: Sandusky, OH
• 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

-18.8% since first listed

16 events — show timeline

• 2026-03-19 Listed $64,900 FAOR
• 2026-03-14 Coming Soon $64,900 FAOR
• 2025-12-31 Listing Removed — NORIS
• 2025-12-06 Relisted — NORIS
• 2025-11-12 Contingent — NORIS
• 2025-09-28 Relisted — NORIS
• 2025-09-12 Contingent — NORIS
• 2025-08-01 Price Changed $59,900 FAOR
• 2025-08-01 Price Changed $59,900 NORIS
• 2025-07-08 Price Changed $64,900 FAOR
• 2025-07-08 Price Changed $64,900 NORIS
• 2025-06-22 Price Changed $69,900 FAOR
• 2025-06-22 Price Changed $69,900 NORIS
• 2025-06-05 Price Changed $74,900 FAOR
• 2025-06-05 Price Changed $74,900 NORIS
• 2025-05-13 Listed $79,900 NORIS