256 Blackberry · Dayton, OH 45431

$15,000

1 bd · 1.0 ba · 480 sqft · Manufactured · 50 Days on market

Manufactured home Built 1988 Average condition $31/sqft · 32% below area Est $22k · 32% under $685/mo HOA · 74% of rent ↓ 25% since listing

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.9/5.0
• Livability +3.2/5.0
• Condition / age +2.8/5.0
• Appreciation +2.5/10.0
• Schools +1.4/10.0
• Manufactured-home adj. -4.3

Listing remarks

Welcome home to this charming 1-bedroom, 1-bath mobile home conveniently located in Woods Mobile Home Park. Recent updates include new carpet in the living room and new flooring in the bathroom. The open-concept kitchen flows seamlessly into the living room, creating a comfortable and functional living space. The bedroom is privately situated at the rear of the home, offering a quiet retreat. This home is conveniently located across from the Dayton Metro Library Burkhardt Branch and just minutes from local dining, shopping, and everyday amenities. Property being sold AS-IS.

Key facts

• New carpet
• Open-concept kitchen
• New flooring

Tags

• OPEN-CONCEPT KITCHEN
• NEW CARPET
• NEW FLOORING
• QUIET RETREAT
• CONVENIENTLY LOCATED
• ACROSS FROM LIBRARY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $15k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-57 ($-683/yr) — negative.
• To cash-flow at today's rent, offer at most $7k (54.9% below list).
• Meets the 1% rule at list price ($926 rent vs $15k).
• Recommended offer: $7k (54.9% below list) — sets the bar for cash-flow.
• Cap rate 1.7% vs local median 5.6% in Dayton — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 65/100 on livability (#716 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities C-, crime F, commute F.
• Dayton City (urban): math 12% / reading 21% proficiency, ranked #641 of 656 in OH (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: River'S Edge Montessori Elementary School (math 22% / reading 32%, grade F, #1,193 of 1,584 statewide, top 76%, 494 students, 0% FRL); Belmont High School (math 5% / reading 20%, grade F, #720 of 781 statewide, top 93%, 1,100 students, 0% FRL) — zoned schools average 0% FRL vs 74% district-wide (74 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.8%/yr); 178 active listings in the ZIP; solid renter incomes; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent is only 13% of the median local income ($83k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $104 of loan paydown is wiped out by about $450 of value loss. Plan a longer hold.
• Montgomery County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 5.8% rent growth), your $4k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($15k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 74% of rent.

Recommended offer $6,762 (54.9% 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 50 days. Have you received any prior offers? Is the seller open to a 55% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 6.17% ✓
• Cap rate: 1.74%
• Cash-on-cash: -16.27%
• DSCR: 0.28
• GRM: 1.3

CMA / ARV

• ARV (median comp): $22,000
• List price: $15,000
• Delta: -31.82%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Blackberry Ct	0.14mi	1/1.0	560 (+17%)	1mo	$22,000	$39	67
4318 Airway Rd	0.40mi	2/1.0 (+1)	620 (+29%)	10mo	$85,000	$137	43
4313 Byesville Blvd	1.22mi	1/1.0	458 (-5%)	39mo	$81,500	$178	37
516 Watervliet Ave Unit D	1.94mi	1/1.0	456 (-5%)	26mo	$63,000	$138	37
1619 Gondert Ave	0.47mi	1/1.0	624 (+30%)	39mo	$78,125	$125	33
20 More Ave	0.93mi	1/1.0	602 (+25%)	11mo	$48,000	$80	31
1034 Dodgson Ct	2.20mi	2/1.0 (+1)	600 (+25%)	11mo	$60,000	$100	26
1181 Highridge Ave	2.01mi	1/1.0	580 (+21%)	19mo	$93,000	$160	24
3210 Mesmer Ave	1.20mi	1/1.0	612 (+28%)	33mo	$95,000	$155	20
4227 Farnham Ave	1.56mi	1/1.0	600 (+25%)	38mo	$106,000	$177	20
318 Sheridan Ave	0.97mi	2/1.0 (+1)	572 (+19%)	32mo	$43,000	$75	15
254 N Garland Ave	1.01mi	2/1.0 (+1)	576 (+20%)	38mo	$72,500	$126	15

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 · 5.79% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.30×
• Total profit: $-2,949
• Equity at exit: $2,237

10-year hold

• IRR: 10.3%
• Equity multiple: 2.46×
• Total profit: $6,143
• Equity at exit: $1,297

Cash invested: $4,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 1 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $29,000 ($50/sqft)
• Median days on market: 64 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -8.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 45431

• Home prices YoY: -35.0%
• Rents YoY: 5.8%
• Active inventory: 178
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $926 medium
• Mortgage (P&I): −$79
• Tax est. 1.5%: −$19 /mo · $225/yr
• Insurance: −$6
• HOA: −$685
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $-57

Break-even live

Break-even rent $998

Max offer price $6,762

Occupancy floor —

Sensitivity live

Price	-10% $-47	-5% $-52	+0% $-57	+5% $-62	+10% $-67
Rent	-10% $-130	-5% $-94	+0% $-57	+5% $-20	+10% $16
Rate	-1.0pp $-49	-0.5pp $-53	base $-57	+0.5pp $-61	+1.0pp $-65

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: $3,750
• Closing costs: $450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: For sale
• HOA & community: Part of Wood Mobile Home Park HOAHOA fee $685 per month

Exterior

• Parking: No garage
• Utilities: Central airElectric heating
• Home design: Single-story homeVinyl sidingModel: Shamrock
• Construction: Vinyl siding construction
• Exterior features: Residential zoning

Interior

• Kitchen: Main-level kitchen (approx. 16 x 12)
• Bedrooms: 1 bedroom on the main level (approx. 8 x 12)
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central air conditioningElectric heating
• Interior features: Crawl space basement

Listing history 39 events

1. 2026-08-08
   days on market $15,000 Active 50 DOM
2. 2026-08-07
   days on market $15,000 Active 49 DOM
3. 2026-08-06
   days on market $15,000 Active 48 DOM
4. 2026-08-05
   days on market $15,000 Active 47 DOM
5. 2026-08-04
   days on market $15,000 Active 46 DOM
6. 2026-08-03
   days on market $15,000 Active 45 DOM
7. 2026-07-31
   days on market $15,000 Active 42 DOM
8. 2026-07-30
   days on market $15,000 Active 41 DOM
9. 2026-07-30
   days on market $15,000 Active 40 DOM
10. 2026-07-28
    days on market $15,000 Active 39 DOM
11. 2026-07-26
    days on market $15,000 Active 37 DOM
12. 2026-07-25
    days on market $15,000 Active 36 DOM
13. 2026-07-24
    days on market $15,000 Active 35 DOM
14. 2026-07-23
    days on market $15,000 Active 34 DOM
15. 2026-07-22
    days on market $15,000 Active 33 DOM
16. 2026-07-21
    pricedays on market $15,000 Active 32 DOM
17. 2026-07-18
    days on market $18,000 Active 29 DOM
18. 2026-07-16
    days on market $18,000 Active 27 DOM
19. 2026-07-16
    days on market $18,000 Active 26 DOM
20. 2026-07-14
    days on market $18,000 Active 25 DOM
21. 2026-07-13
    days on market $18,000 Active 24 DOM
22. 2026-07-12
    days on market $18,000 Active 23 DOM
23. 2026-07-10
    days on market $18,000 Active 21 DOM
24. 2026-07-09
    days on market $18,000 Active 20 DOM
25. 2026-07-07
    days on market $18,000 Active 18 DOM
26. 2026-07-06
    days on market $18,000 Active 17 DOM
27. 2026-07-05
    days on market $18,000 Active 16 DOM
28. 2026-07-03
    days on market $18,000 Active 14 DOM
29. 2026-07-02
    days on market $18,000 Active 13 DOM
30. 2026-07-01
    days on market $18,000 Active 12 DOM
31. 2026-06-30
    days on market $18,000 Active 11 DOM
32. 2026-06-29
    days on market $18,000 Active 10 DOM
33. 2026-06-28
    days on market $18,000 Active 9 DOM
34. 2026-06-28
    pricedays on market $18,000 Active 8 DOM
35. 2026-06-27
    days on market $20,000 Active 7 DOM
36. 2026-06-25
    days on market $20,000 Active 5 DOM
37. 2026-06-23
    days on market $20,000 Active 3 DOM
38. 2026-06-22
    remarks 580-char remark
39. 2026-06-22
    listed $20,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $11,115
• − Mortgage interest: −$840
• − Property taxes: −$225
• − Insurance: −$75
• − Repairs & maintenance: −$889
• − Management: −$889
• − HOA: −$8,220
• − Depreciation: −$436
• Taxable loss: −$460
• Est. tax savings @ 24.0%: +$110
• After-tax cash flow: $-573/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 · 7 photos

Average 55/100 Cosmetic rehab Est. rehab $2,400–$7,200 screening

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

Repairs flagged

• Minor Exterior siding — Weathered appearance.
• Minor Interior paint — Faded appearance.
• Minor Landscaping — Overgrown grass and weeds need trimming.

Value-add opportunities

• Both Painting and repainting exterior siding — Enhances curb appeal and value. ↑
• Both Landscaping and yard maintenance — Improves curb appeal and rental value. ↑
• Both Interior painting — Enhances interior appearance and value. ↑
• Rental HVAC maintenance — Ensures comfort and reduces utility costs. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 14/100

Zoned Schools

Elementary Kemp Elementary School F OH #1,400/1,584 Nat'l #36,758/41,679 High Belmont High School F OH #720/781 Nat'l #15,707/17,239

Schools (NCES district)

• District: Dayton City
• NCES district ID: 3904384
• Math proficiency: 12% ▼ -12.00%
• Reading proficiency: 21% ▼ -11.00%
• Median HH income: $28,688
• Composite: 12.94/100
• National rank: #9579
• State rank: #641 of 656 in OH

C Composite livability gradescore 65/100

Livability — Dayton

• Score: 65/100
• State rank: #716
• US rank: #12895

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dayton, OH
• County: Greene County · 523,241 people
• City population: 164,387
• Metro: Dayton-Kettering, OH
• Population (ZIP): 27,951
• Household income: $83,175
• Rent vs Own: 49.6% rent · 50.4% own
• Severe rent burden: 7% of renters

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Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 523,241 people
• By 2030: 514,948 · -1.6%
• By 2040: 493,378 · -5.7%
• By 2050: 469,639 · -10.2%
• By 2075: 418,360 · -20.0%
• By 2100: 353,315 · -32.5%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 8% Hispanic / Latino 6% Asian 5% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 6% · South Korea, Canada, Jamaica
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2% Korean 1%

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Political lean MEDSL · Montgomery

• 2024 margin: Toss-up / Even · D 49.8% · R 49.3%
• 2008→2024 swing: -5.8pp toward R · 2008: 6.2pp · 2024: 0.5pp
• All cycles: 2024: D+0.5 2020: D+2.2 2016: R+1.2 2012: D+3.1 2008: D+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -148.58%
• Current HPI: 276.444
• Rent YoY: ▲ 5.79%
• Metro: Dayton-Kettering, OH
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

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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

Property features AI

Finance

• Other: For sale
• HOA & community: Part of Wood Mobile Home Park HOAHOA fee $685 per month

Exterior

• Parking: No garage
• Utilities: Central airElectric heating
• Home design: Single-story homeVinyl sidingModel: Shamrock
• Construction: Vinyl siding construction
• Exterior features: Residential zoning

Interior

• Kitchen: Main-level kitchen (approx. 16 x 12)
• Bedrooms: 1 bedroom on the main level (approx. 8 x 12)
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central air conditioningElectric heating
• Interior features: Crawl space basement

Price history

-25.0% since first listed

3 events — show timeline

• 2026-07-21 Price Changed $15,000 Dayton MLS
• 2026-06-27 Price Changed $18,000 Dayton MLS
• 2026-06-18 Listed $20,000 Dayton MLS