1920 S Bayshore Rd #52 · Lakeside, OH 43440

$85,000

2 bd · 1.0 ba · 699 sqft · Manufactured · 62 Days on market

Built 2014 Good condition $122/sqft · 15% above area Est $74k · 15% over

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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 +19.7/30.0
• DSCR +6.2/10.0
• Schools +5.6/10.0
• 1% rule +5.2/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Make unforgettable Lake Erie memories with this charming Marblehead getaway! This 2014 Fairmont Country Park Model with 2nd bedroom loft has been well maintained and is offered nearly fully furnished in Meadows by the Bay Seasonal Park. Set on a spacious corner lot, this property includes a 10' x 30' deck, 11' x 30' awning, and a shed with wood platformperfect for relaxing and enjoying the lake-area lifestyle! Updates include; NEW Flooring (2025), Room Addition (2024). Ideally located near beaches, Historic Marblehead Lighthouse, Leased dockage, nature trails, restaurants, breweries, wineries, and ferries to the Islands, this property also gives you access to excellent park amenities, including; an outdoor pool, playground, basketball court, pickle ball court, clubhouse with Wi-Fi, kitchen, showers, cable TV, fire pit, exercise facility, boat and trailer parking, plus laundry facility. Don't miss this opportunity to own your own seasonal retreat near Lake Erie! (Square feet includes other room'' unheated room addition, Room sizes approximate, Furnished excluding personal items, all televisions, some knick-knacks/pictures, pets permitted, taxes may have been updated, annual fee/lot rent $3850 plus a $200 winter storage fee, park open mid April-Mid Oct).

Key facts

• Built 2014
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($870 rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 0.6% in Lakeside — 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 72/100 on livability (#355 in OH) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A; Watch: health & safety C-, amenities F, commute F.
• Danbury Local (town): math 60% / reading 71% proficiency, ranked #203 of 656 in OH (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 138 active listings in the ZIP; solid renter incomes; 128 units permitted in Ottawa County in 2024 (0 in 5+ unit buildings).
• This rent is only 14% of the median local income ($77k/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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Ottawa County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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. Schools are A-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?
5. 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?
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: 1.02% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.03%
• DSCR: 1.22
• GRM: 8.1

CMA / ARV

• ARV (median comp): $73,624
• List price: $85,000
• Delta: 15.45%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8696 E Bayshore Road Rd #13	0.64mi	2/1.0	672 (-4%)	20mo	$98,500	$147	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.69×
• Total profit: $-7,412
• Equity at exit: $12,674

10-year hold

• IRR: 1.1%
• Equity multiple: 1.07×
• Total profit: $1,774
• Equity at exit: $7,349

Cash invested: $23,800 (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 43440

• Active inventory: 138
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $870 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $100

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 84%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $85,000 Active 62 DOM
2. 2026-06-17
   days on market $85,000 Active 61 DOM
3. 2026-06-16
   days on market $85,000 Active 60 DOM
4. 2026-06-15
   days on market $85,000 Active 59 DOM
5. 2026-06-13
   days on market $85,000 Active 57 DOM
6. 2026-06-12
   pricedays on market $85,000 Active 56 DOM
7. 2026-06-09
   days on market $90,000 Active 53 DOM
8. 2026-06-08
   days on market $90,000 Active 52 DOM
9. 2026-06-08
   days on market $90,000 Active 51 DOM
10. 2026-06-07
    days on market $90,000 Active 50 DOM
11. 2026-06-04
    days on market $90,000 Active 47 DOM
12. 2026-06-02
    days on market $90,000 Active 46 DOM
13. 2026-06-01
    days on market $90,000 Active 45 DOM
14. 2026-05-31
    days on market $90,000 Active 44 DOM
15. 2026-04-17
    listed $90,000 Active 1272-char remark

    Show marketing remark (1272 chars)

    Make unforgettable Lake Erie memories with this charming Marblehead getaway! This 2014 Fairmont Country Park Model with 2nd bedroom loft has been well maintained and is offered nearly fully furnished in Meadows by the Bay Seasonal Park. Set on a spacious corner lot, this property includes a 10' x 30' deck, 11' x 30' awning, and a shed with wood platformperfect for relaxing and enjoying the lake-area lifestyle! Updates include; NEW Flooring (2025), Room Addition (2024). Ideally located near beaches, Historic Marblehead Lighthouse, Leased dockage, nature trails, restaurants, breweries, wineries, and ferries to the Islands, this property also gives you access to excellent park amenities, including; an outdoor pool, playground, basketball court, pickle ball court, clubhouse with Wi-Fi, kitchen, showers, cable TV, fire pit, exercise facility, boat and trailer parking, plus laundry facility. Don't miss this opportunity to own your own seasonal retreat near Lake Erie! (Square feet includes other room'' unheated room addition, Room sizes approximate, Furnished excluding personal items, all televisions, some knick-knacks/pictures, pets permitted, taxes may have been updated, annual fee/lot rent $3850 plus a $200 winter storage fee, park open mid April-Mid Oct).

16. 2025-09-03
    price $90,000

ⓘ 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 ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,437
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$835
• − Management: −$835
• − Depreciation: −$2,473
• Taxable loss: −$167
• Est. tax savings @ 24.0%: +$40
• After-tax cash flow: $1,236/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 well-maintained and updated manufactured home is ready for a new owner. It offers a good condition with minimal repairs needed.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both replace worn-out flooring — improves comfort and resale value
• Both update kitchen appliances — modernizes the space and increases appeal

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both replace worn-out flooring — improves comfort and resale value ↑
• Both update kitchen appliances — modernizes the space and increases appeal ↑

ⓘ 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: Danbury Local
• NCES district ID: 3904893
• Math proficiency: 60% ▼ -15.00%
• Reading proficiency: 71% ▼ -9.00%
• Median HH income: $50,130
• Composite: 55.61/100
• National rank: #1233
• State rank: #203 of 656 in OH

Livability — Lakeside

• Score: 72/100
• State rank: #355
• US rank: #5739

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ottawa · 37,113 people
• Metro: Sandusky, OH
• Population (ZIP): 4,133
• Household income: $76,627
• Rent vs Own: 11.9% rent · 88.1% own

Population outlook (Ottawa County) Hauer SSP2

• Today (2025): 39,548 people
• By 2030: 38,297 · -3.2%
• By 2040: 35,070 · -11.3%
• By 2050: 31,956 · -19.2%
• By 2075: 27,454 · -30.6%
• By 2100: 23,596 · -40.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Romanian 9% Lithuanian 3% Slovak 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Ottawa

• 2024 margin: Strong R (+25.1) · D 37.0% · R 62.1%
• 2008→2024 swing: -31.3pp toward R · 2008: 6.3pp · 2024: -25.1pp
• All cycles: 2024: R+25.1 2020: R+23.4 2016: R+19.6 2012: D+4.1 2008: D+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -193.21%
• Current HPI: 237.7628
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-17 Listed $90,000 FAOR
• 2025-09-03 Price Changed $90,000 FAOR