833 W Skye View Dr · Findlay, OH 45840

$68,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 64 Days on market

Built 2025 Good condition $57/sqft · 38% above area Est $50k · 38% over $523/mo HOA · 38% of rent ↓ 7% since listing

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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 +21.1/30.0
• 1% rule +10.0/10.0
• DSCR +6.7/10.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why rent when you could own this beautiful like-new 2025 home in Findlay instead? This 3-bedroom, 2-bath home offers over 1,200 sq ft of bright, modern living space with an open-concept layout designed for comfortable everyday living. The spacious kitchen flows seamlessly into the main living area, creating a warm and functional space perfect for relaxing or entertaining. Situated on a desirable corner lot in Highland Estates, this move-in-ready home combines low-maintenance living with the updated finishes buyers are looking for — without the high price tag of traditional homes. Whether you're a first-time buyer, downsizing, or simply looking for a smart alternative to renting, this home offers an affordable opportunity to own something truly modern and turnkey!!

Key facts

• Spacious kitchen
• Centrally located
• Corner lot

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS KITCHEN
• PRIVATE PRIMARY SUITE
• CORNER LOT
• CENTRALLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $69k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 5.0% in Findlay — 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 81/100 on livability (#98 in OH, #1,496 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment D+, commute F.
• Findlay City (town): math 56% / reading 56% proficiency, ranked #357 of 656 in OH (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+5.7%/yr); 219 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 257 units permitted in Hancock County in 2024 (150 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $476 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hancock County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 5.7% rent growth), your $19k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.

Recommended offer $64,765 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.02% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.10%
• DSCR: 1.27
• GRM: 4.1

CMA / ARV

• ARV (median comp): $49,950
• List price: $68,900
• Delta: 37.94%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
932 Skye Dr	0.09mi	2/2.0 (-1)	1,216 (0%)	5mo	$29,900	$25	87
1928 Deer Ridge Dr Unit L-133	0.42mi	3/2.0	1,200 (-1%)	5mo	$91,800	$77	74
1474 Southwood Ave	0.56mi	3/2.0	1,184 (-3%)	4mo	$70,000	$59	66

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 · 5.68% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.96×
• Total profit: $-728
• Equity at exit: $10,273

10-year hold

• IRR: 13.4%
• Equity multiple: 2.32×
• Total profit: $25,476
• Equity at exit: $5,957

Cash invested: $19,292 (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 45840

• Rents YoY: 5.7%
• Active inventory: 219
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,389 medium
• Mortgage (P&I): −$361
• Tax est. 1.5%: −$86 /mo · $1,034/yr
• Insurance: −$29
• HOA: −$523
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $98

Break-even live

Break-even rent $1,265

Max offer price $68,900

Occupancy floor 88%

Sensitivity live

Price	-10% $146	-5% $122	+0% $98	+5% $74	+10% $51
Rent	-10% $-12	-5% $43	+0% $98	+5% $153	+10% $208
Rate	-1.0pp $133	-0.5pp $116	base $98	+0.5pp $80	+1.0pp $62

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: $17,225
• Closing costs: $2,067
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1231 Crystal Glen Blvd Findlay, OH	1.0–2.0	1.0–1.5	753	$1,110	$1.47	15d	13	0.31mi
2070 Breckenridge Rd Findlay, OH	2.0	1.0	810	$1,060	$1.31	24d	3	0.32mi

HOA detail

• Monthly dues: $523 · $6,276/yr

Listing history 18 events

1. 2026-06-19
   days on market $68,900 Active 64 DOM
2. 2026-06-18
   days on market $68,900 Active 63 DOM
3. 2026-06-17
   days on market $68,900 Active 62 DOM
4. 2026-06-16
   days on market $68,900 Active 61 DOM
5. 2026-06-15
   days on market $68,900 Active 60 DOM
6. 2026-06-14
   days on market $68,900 Active 58 DOM
7. 2026-06-12
   days on market $68,900 Active 57 DOM
8. 2026-06-09
   days on market $68,900 Active 54 DOM
9. 2026-06-08
   days on market $68,900 Active 53 DOM
10. 2026-06-07
    days on market $68,900 Active 52 DOM
11. 2026-06-05
    days on market $68,900 Active 49 DOM
12. 2026-06-02
    days on market $68,900 Active 47 DOM
13. 2026-06-01
    days on market $68,900 Active 46 DOM
14. 2026-05-31
    days on market $68,900 Active 45 DOM
15. 2026-05-30
    days on market $68,900 Active 44 DOM
16. 2026-05-12
    price $71,900 783-char remark

    Show marketing remark (783 chars)

    Why rent when you could own this beautiful like-new 2025 home in Findlay instead? This 3-bedroom, 2-bath home offers over 1,200 sq ft of bright, modern living space with an open-concept layout designed for comfortable everyday living. The spacious kitchen flows seamlessly into the main living area, creating a warm and functional space perfect for relaxing or entertaining. Situated on a desirable corner lot in Highland Estates, this move-in-ready home combines low-maintenance living with the updated finishes buyers are looking for — without the high price tag of traditional homes. Whether you're a first-time buyer, downsizing, or simply looking for a smart alternative to renting, this home offers an affordable opportunity to own something truly modern and turnkey!!

17. 2026-05-05
    price $74,900 783-char remark

    Show marketing remark (783 chars)

    Why rent when you could own this beautiful like-new 2025 home in Findlay instead? This 3-bedroom, 2-bath home offers over 1,200 sq ft of bright, modern living space with an open-concept layout designed for comfortable everyday living. The spacious kitchen flows seamlessly into the main living area, creating a warm and functional space perfect for relaxing or entertaining. Situated on a desirable corner lot in Highland Estates, this move-in-ready home combines low-maintenance living with the updated finishes buyers are looking for — without the high price tag of traditional homes. Whether you're a first-time buyer, downsizing, or simply looking for a smart alternative to renting, this home offers an affordable opportunity to own something truly modern and turnkey!!

18. 2026-04-16
    listed $76,900 Active 783-char remark

    Show marketing remark (783 chars)

    Why rent when you could own this beautiful like-new 2025 home in Findlay instead? This 3-bedroom, 2-bath home offers over 1,200 sq ft of bright, modern living space with an open-concept layout designed for comfortable everyday living. The spacious kitchen flows seamlessly into the main living area, creating a warm and functional space perfect for relaxing or entertaining. Situated on a desirable corner lot in Highland Estates, this move-in-ready home combines low-maintenance living with the updated finishes buyers are looking for — without the high price tag of traditional homes. Whether you're a first-time buyer, downsizing, or simply looking for a smart alternative to renting, this home offers an affordable opportunity to own something truly modern and turnkey!!

ⓘ 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: $16,667
• − Mortgage interest: −$3,859
• − Property taxes: −$1,034
• − Insurance: −$344
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − HOA: −$6,276
• − Depreciation: −$2,004
• Taxable income: $483
• Est. tax owed @ 24.0%: −$116
• After-tax cash flow: $1,062/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 · 8 photos

Good 80/100 Cosmetic rehab

This move-in-ready home offers a modern and functional living space with an open-concept layout. It is in good condition with minimal maintenance required.

Value-add opportunities

• Both Paint the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Replace the kitchen faucet — A new faucet can improve functionality and add a modern touch.
• Both Install new window treatments — New curtains or blinds can improve energy efficiency and add a fresh look.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Replace the kitchen faucet — A new faucet can improve functionality and add a modern touch. ↑
• Both Install new window treatments — New curtains or blinds can improve energy efficiency and add a fresh look. ↑

ⓘ 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: Findlay City
• NCES district ID: 3910000
• Math proficiency: 56% ▼ -11.00%
• Reading proficiency: 56% ▼ -9.00%
• Median HH income: $45,261
• Composite: 47.31/100
• National rank: #2300
• State rank: #357 of 656 in OH

Livability — Findlay

• Score: 81/100
• State rank: #98
• US rank: #1496

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Findlay, OH
• County: Hancock County · 54,559 people
• City population: 54,559
• Metro: Findlay, OH
• Population (ZIP): 54,559
• Household income: $68,083
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1540.0

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 77,526 people
• By 2030: 77,777 · +0.3%
• By 2040: 76,976 · -0.7%
• By 2050: 74,479 · -3.9%
• By 2075: 65,741 · -15.2%
• By 2100: 52,942 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Two or more races 5% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Other Asian/Pacific 1% Arabic 1%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+38.4) · D 30.2% · R 68.7% · Other 1.1%
• 2008→2024 swing: -15.3pp toward R · 2008: -23.1pp · 2024: -38.4pp
• All cycles: 2024: R+38.4 2020: R+37.5 2016: R+40.8 2012: R+28.3 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -250.43%
• Current HPI: 194.9132
• Rent YoY: ▲ 5.68%
• Metro: Findlay, 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

-6.5% since first listed

3 events — show timeline

• 2026-05-12 Price Changed $71,900 NORIS
• 2026-05-05 Price Changed $74,900 NORIS
• 2026-04-16 Listed $76,900 NORIS