1876 Huntington Dr · Findlay, OH 45840

$42,000

0 bd · 1.0 ba · 180 sqft · Manufactured public records · 43 Days on market

Built 1985

---

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 +4.7/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great Buy!!! Don't miss out on this spacious priced to sell mobile home nestled in the heart of Findlay with easy access to all the towns amenities. Fresh paint throughout. New light fixtures & new carpeting in the livingroom. Move-in ready!!!

Key facts

• Move-in ready
• Easy access
• Fresh paint

Tags

• HEART OF FINDLAY
• EASY ACCESS
• FRESH PAINT
• NEW LIGHT FIXTURES
• NEW CARPETING
• MOVE-IN READY

Property features AI

Finance

• Other: Living area reported as 1,076 (source: public records)
• HOA & community: Community includes EastTowne park; Community features curbs, street lights, and sidewalks

Exterior

• Parking: 2 parking spaces; Accessible parking; Off-street parking; Shared driveway
• Utilities: Public water; Public sewer; Electricity connected (circuit breakers); Natural gas connected; Cable/internet available
• Home design: Residential single-wide mobile home; One level
• Construction: Aluminum siding; Metal roof; Aluminum skirting; Slab / other foundation; Manufacturer: carleton, Model: 3BF; Approximately 64 ft by 14 ft
• Exterior features: Front porch; Curbs; Street lights; Sidewalks

Interior

• Kitchen: Electric cooktop; Electric oven; Range hood; Exhaust fan; Refrigerator
• Bedrooms: Primary bedroom with carpet and fresh paint; Bedroom 2 with carpet; Bedroom 3 with carpet and new lighting
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wall furnace; Central air conditioning; Ceiling fan(s)
• Interior features: Eat-in kitchen; Ceiling fan(s); Window treatments; Window screens
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer; Water heater

What this means for you Summary

Snapshot

• This is a ?-bed/1.0-bath manufactured listed at $42k.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $41k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.2% 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.
• Zoned schools: Whittier Primary School (math 44% / reading 54%, grade D, #906 of 1,584 statewide, top 59%, 385 students, 47% FRL); Glenwood Middle School (math 47% / reading 41%, grade D, #484 of 654 statewide, top 74%, 535 students, 45% FRL); Findlay High School (math 51% / reading 60%, grade C, #296 of 781 statewide, top 39%, 1,915 students, 31% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: Rents rising fast (+5.7%/yr); 219 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $290 of loan paydown is wiped out by about $1k 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $40,740 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.66% ✓
• Cap rate: 23.24%
• Cash-on-cash: 60.52%
• DSCR: 3.69
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.68% rent growth · sell at horizon

5-year hold

• IRR: 62.3%
• Equity multiple: 3.90×
• Total profit: $34,081
• Equity at exit: $6,262

10-year hold

• IRR: 67.8%
• Equity multiple: 8.81×
• Total profit: $91,807
• Equity at exit: $3,631

Cash invested: $11,760 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,118 high
• Mortgage (P&I): −$220
• Tax est. 1.5%: −$52 /mo · $630/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $593

Break-even live

Break-even rent $367

Max offer price $42,000

Occupancy floor 42%

Sensitivity live

Price	-10% $622	-5% $608	+0% $593	+5% $579	+10% $564
Rent	-10% $505	-5% $549	+0% $593	+5% $637	+10% $681
Rate	-1.0pp $614	-0.5pp $604	base $593	+0.5pp $582	+1.0pp $571

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1810 Queenswood Dr Apt J Findlay, OH	3.0	1.0	—	$1,200	—	24d	1	0.60mi
1800 Queenswood Dr Findlay, OH	3.0	1.0	—	$1,200	—	5d	1	0.62mi
2111 Milestone Dr Findlay, OH	1.0–3.0	1.0–2.0	965	$1,200	$1.24	13d	1	0.63mi
840 Bright Rd Findlay, OH	3.0	1.5	1760	$1,600	$0.91	18d	1	0.67mi
2070 Breckenridge Rd Findlay, OH	2.0	1.0	810	$1,060	$1.31	24d	3	0.88mi
1231 Crystal Glen Blvd Findlay, OH	1.0–2.0	1.0–1.5	753	$1,110	$1.47	14d	13	0.91mi

Listing history 7 events

1. 2026-05-19
   status Pending
2. 2026-04-09
   historical Contingent
3. 2026-04-03
   listed $42,000 Active
4. 2014-02-07
   historical
5. 2014-02-07
   historical
6. 2013-09-03
   listed $19,975
7. 2013-09-03
   listed $19,975

ⓘ 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 · 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: $13,418
• − Mortgage interest: −$2,353
• − Property taxes: −$630
• − Insurance: −$210
• − Repairs & maintenance: −$1,073
• − Management: −$1,073
• − Depreciation: −$1,222
• Taxable income: $6,856
• Est. tax owed @ 24.0%: −$1,646
• After-tax cash flow: $5,471/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.

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

+110.3% since first listed

7 events — show timeline

• 2026-05-19 Pending — NORIS
• 2026-04-09 Contingent — NORIS
• 2026-04-03 Listed $42,000 NORIS
• 2014-02-07 Listing Removed — NORIS
• 2014-02-07 Listing Removed — NORIS
• 2013-09-03 Listed $19,975 NORIS
• 2013-09-03 Listed $19,975 NORIS