320 Rudbeckia Ct · Toledo, OH 48133

$59,900

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 201 Days on market

Built 2000 Good condition 3,600 sqft lot $499/mo HOA · 39% of rent

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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 +22.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• Schools +3.8/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 3 bedroom manufactured home with 2 full baths, appliances included. Move in at closing. Interior of home has recently been painted, all new flooring in complete home. This home is located in North Towne Meadows mobile home park on a rented lot. The community has an inground pool, playgrounds, dog park, community room, etc. Great location in Bedford Township, MI, with easy access to shopping, schools, I-75 and other amenities.

Key facts

• New flooring
• Appliances included
• Inground pool

Tags

• APPLIANCES INCLUDED
• RECENTLY BEEN PAINTED
• NEW FLOORING
• INGROUND POOL
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $104 ($1k/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: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#645 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, schools D-, crime F.
• Bedford Public Schools (suburban): math 33% / reading 53% proficiency, ranked #150 of 540 in MI (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 1 comparable units currently listed for rent nearby; 264 units permitted in Monroe County in 2024 (40 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.
• Monroe County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y 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.
• Current owner paid $39k; list at $60k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 days. Have you received any prior offers? Is the seller open to a 12% 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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: 2.15% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.45%
• DSCR: 1.33
• GRM: 3.9

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: -4.4%
• Equity multiple: 0.84×
• Total profit: $-2,746
• Equity at exit: $8,931

10-year hold

• IRR: 5.9%
• Equity multiple: 1.45×
• Total profit: $7,477
• Equity at exit: $5,179

Cash invested: $16,772 (down + closing). Projections, not guarantees.

Monthly cashflow live

• Estimated rent: $1,288 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$499
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $104

Break-even live

Break-even rent $1,156

Max offer price $59,900

Occupancy floor 87%

Sensitivity live

Price	-10% $146	-5% $125	+0% $104	+5% $83	+10% $63
Rent	-10% $2	-5% $53	+0% $104	+5% $155	+10% $206
Rate	-1.0pp $134	-0.5pp $119	base $104	+0.5pp $89	+1.0pp $73

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
6255 S Telegraph Erie, MI	3.0	2.0	1184	$1,288	$1.09	15d	3	0.13mi

HOA detail

• Monthly dues: $499 · $5,988/yr
• Likely covers: landscapingpool

Listing history 18 events

1. 2026-05-04
   status Pending 434-char remark

   Show marketing remark (434 chars)

   Nice 3 bedroom manufactured home with 2 full baths, appliances included. Move in at closing. Interior of home has recently been painted, all new flooring in complete home. This home is located in North Towne Meadows mobile home park on a rented lot. The community has an inground pool, playgrounds, dog park, community room, etc. Great location in Bedford Township, MI, with easy access to shopping, schools, I-75 and other amenities.

2. 2026-05-04
   status Pending 434-char remark

   Show marketing remark (434 chars)

   Nice 3 bedroom manufactured home with 2 full baths, appliances included. Move in at closing. Interior of home has recently been painted, all new flooring in complete home. This home is located in North Towne Meadows mobile home park on a rented lot. The community has an inground pool, playgrounds, dog park, community room, etc. Great location in Bedford Township, MI, with easy access to shopping, schools, I-75 and other amenities.

3. 2025-10-15
   listed $59,900 Active 434-char remark

   Show marketing remark (434 chars)

   Nice 3 bedroom manufactured home with 2 full baths, appliances included. Move in at closing. Interior of home has recently been painted, all new flooring in complete home. This home is located in North Towne Meadows mobile home park on a rented lot. The community has an inground pool, playgrounds, dog park, community room, etc. Great location in Bedford Township, MI, with easy access to shopping, schools, I-75 and other amenities.

4. 2025-10-15
   listed $59,900 Active 434-char remark

   Show marketing remark (434 chars)

   Nice 3 bedroom manufactured home with 2 full baths, appliances included. Move in at closing. Interior of home has recently been painted, all new flooring in complete home. This home is located in North Towne Meadows mobile home park on a rented lot. The community has an inground pool, playgrounds, dog park, community room, etc. Great location in Bedford Township, MI, with easy access to shopping, schools, I-75 and other amenities.

5. 2024-08-14
   soldstatus $39,000 Sold
6. 2024-08-14
   soldstatus $39,000 Closed
7. 2024-08-14
   soldstatus $39,000
8. 2024-06-28
   status Pending
9. 2024-06-28
   status Pending
10. 2024-05-29
    listed $39,900 Active
11. 2024-05-28
    listed $39,900 Active
12. 2024-05-28
    listed $39,900
13. 2020-10-16
    soldstatus $34,000 Sold
14. 2020-10-16
    soldstatus $34,000 Closed
15. 2020-08-26
    status Pending
16. 2020-08-26
    status Pending
17. 2020-07-31
    listed $34,900 Active
18. 2020-07-31
    listed $34,900 Active

ⓘ 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: $15,450
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − HOA: −$5,988
• − Depreciation: −$1,743
• Taxable income: $694
• Est. tax owed @ 24.0%: −$167
• After-tax cash flow: $1,083/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 · 1 photo

Good 75/100 Cosmetic rehab

This well-maintained, recently painted, and newly floored manufactured home is move-in ready and located in a desirable community with amenities.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and property value
• Both Painting exterior — Fresh paint can improve curb appeal and property value
• Both Landscaping improvements — Enhances curb appeal and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and property value ↑
• Both Painting exterior — Fresh paint can improve curb appeal and property value ↑
• Both Landscaping improvements — Enhances curb appeal and property value ↑

ⓘ 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: Bedford Public Schools
• NCES district ID: 2604470
• Math proficiency: 33% ▼ -14.00%
• Reading proficiency: 53% ▼ -3.00%
• Median HH income: $63,784
• Composite: 38.22/100
• National rank: #4252
• State rank: #150 of 540 in MI

Livability — Toledo

• Score: 66/100
• State rank: #645
• US rank: #11442

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Monroe · 13,010 people
• City population: 280,811
• Metro: Monroe, MI
• Population (ZIP): 6,711
• Household income: $65,867
• Rent vs Own: 8.5% rent · 91.5% own
• Severe rent burden: 33.5

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 144,439 people
• By 2030: 140,033 · -3.1%
• By 2040: 128,408 · -11.1%
• By 2050: 115,024 · -20.4%
• By 2075: 87,273 · -39.6%
• By 2100: 63,110 · -56.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 11% Romanian 9% Slovak 2%
• Foreign-born: 0%

Political lean MEDSL · Monroe

• 2024 margin: Strong R (+27.1) · D 35.7% · R 62.9% · Other 1.4%
• 2008→2024 swing: -31.5pp toward R · 2008: 4.3pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+22.6 2016: R+22.1 2012: D+1.0 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -126.33%
• Current HPI: 152.4502
• 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

+71.6% since first listed

18 events — show timeline

• 2026-05-04 Pending — MiRealSource-MiMLS
• 2026-05-04 Pending — REALCOMP
• 2025-10-15 Listed $59,900 REALCOMP
• 2025-10-15 Listed $59,900 MiRealSource-MiMLS
• 2024-08-14 Sold (MLS) $39,000 MiRealSource-MiMLS
• 2024-08-14 Sold (MLS) $39,000 MiRealSource-MiMLS
• 2024-08-14 Sold (MLS) $39,000 REALCOMP
• 2024-06-28 Pending — MiRealSource-MiMLS
• 2024-06-28 Pending — REALCOMP
• 2024-05-29 Listed $39,900 REALCOMP
• 2024-05-28 Listed $39,900 MiRealSource-MiMLS
• 2024-05-28 Listed $39,900 MiRealSource-MiMLS
• 2020-10-16 Sold (MLS) $34,000 MiRealSource-MiMLS
• 2020-10-16 Sold (MLS) $34,000 REALCOMP
• 2020-08-26 Pending — MiRealSource-MiMLS
• 2020-08-26 Pending — REALCOMP
• 2020-07-31 Listed $34,900 MiRealSource-MiMLS
• 2020-07-31 Listed $34,900 REALCOMP