10430 Airport Hwy #183 · Whitehouse, OH 43558

$35,000

2 bd · 2.0 ba · 1,013 sqft · Manufactured · 36 Days on market

Built 1996 5,227 sqft lot $580/mo HOA · 58% 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 +14.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.9/10.0
• DSCR +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable homeownership in the highly sought-after Anthony Wayne School District! This well-maintained single wide in Chateau Estates offers the chance to own your own space for far less than the cost of renting. Enjoy a quiet community atmosphere with amenities including a clubhouse, playground, basketball court, sidewalks, and professional management. With today's housing prices, manufactured homes are a good alternative option for buyers who want affordability without sacrificing comfort or location. Whether you're looking to downsize, buy your first home, or lower your monthly expenses, this is an opportunity to build equity instead of continuing to rent. Conveniently located near shop

Key facts

• Chateau estates
• Clubhouse
• Basketball court

Tags

• CHATEAU ESTATES
• CLUBHOUSE
• PLAYGROUND
• BASKETBALL COURT
• SIDEWALKS
• PROFESSIONAL MANAGEMENT

Property features AI

Finance

• HOA & community: Has association; monthly fee of $580; association provides other amenities; Community includes park and playground (Chateau Estates)

Exterior

• Parking: Three parking spaces; Driveway and on-street parking
• Utilities: Public water; Septic sewer; Electricity available and connected (100 Amp service); Internet available
• Home design: Single-wide mobile home; One story
• Construction: Aluminum siding; Aluminum skirting; Estimated year built; Other foundation
• Exterior features: Garden; Outdoor storage; Shed(s); Front and rear patios; Shingle roof

Interior

• Kitchen: Kitchen on main level (approx. 10 x 15)
• Bedrooms: Two bedrooms on the main level (one approx. 10 x 10, second approx. 10 x 15)
• Flooring: Carpet; Linoleum
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Open floor plan with breakfast bar; Cathedral and vaulted ceilings; Built-in features; Primary bathroom with separate shower
• Laundry & utility: In-unit laundry with accessible utilities

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $4 ($54/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($999 rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 2.2% in Whitehouse — 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 76/100 on livability (#233 in OH, #3,667 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Anthony Wayne Local (suburban): math 77% / reading 81% proficiency, ranked #49 of 656 in OH (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Monclova Elementary School (math 85% / reading 82%, grade A+, #96 of 1,584 statewide, top 6%, 492 students, 10% FRL); Fallen Timbers Middle School (math 82% / reading 84%, grade A+, #29 of 654 statewide, top 5%, 647 students, 11% FRL); Anthony Wayne High School (math 56% / reading 79%, grade B, #136 of 781 statewide, top 17%, 1,324 students, 12% FRL) — zoned schools at 11% FRL track the district average.
• Market conditions: 46 active listings in the ZIP; 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• This rent is only 16% of the median local income ($75k/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 $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Lucas County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 58% of rent.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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.
6. 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.
7. 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: 2.85% ✓
• Cap rate: 6.45%
• Cash-on-cash: 0.55%
• DSCR: 1.02
• GRM: 2.9

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-5,038
• Equity at exit: $5,219

10-year hold

• IRR: -3.8%
• Equity multiple: 0.73×
• Total profit: $-2,604
• Equity at exit: $3,026

Cash invested: $9,800 (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 43558

• Home prices YoY: -20.1%
• Active inventory: 46
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $999 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$7 /mo · $80/yr
• Insurance: −$15
• HOA: −$580
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $4

Break-even live

Break-even rent $993

Max offer price $35,000

Occupancy floor 95%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $580 · $6,960/yr

Listing history 16 events

1. 2026-06-18
   days on market $35,000 Active 36 DOM
2. 2026-06-17
   days on market $35,000 Active 35 DOM
3. 2026-06-16
   days on market $35,000 Active 34 DOM
4. 2026-06-15
   days on market $35,000 Active 33 DOM
5. 2026-06-14
   days on market $35,000 Active 31 DOM
6. 2026-06-10
   days on market $35,000 Active 28 DOM
7. 2026-06-09
   days on market $35,000 Active 27 DOM
8. 2026-06-08
   days on market $35,000 Active 26 DOM
9. 2026-06-07
   days on market $35,000 Active 25 DOM
10. 2026-06-05
    days on market $35,000 Active 22 DOM
11. 2026-06-03
    days on market $35,000 Active 21 DOM
12. 2026-06-02
    days on market $35,000 Active 20 DOM
13. 2026-06-01
    days on market $35,000 Active 19 DOM
14. 2026-05-31
    days on market $35,000 Active 18 DOM
15. 2026-05-30
    days on market $35,000 Active 17 DOM
16. 2026-05-13
    listed $35,000 Active 813-char remark

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

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $80 · $7/mo
• Projected year-2 tax: $313 · $26/mo
• Expected delta: +$233/yr (+$19/mo · 289.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,989
• − Mortgage interest: −$1,961
• − Property taxes: −$80
• − Insurance: −$175
• − Repairs & maintenance: −$959
• − Management: −$959
• − HOA: −$6,960
• − Depreciation: −$1,018
• Taxable loss: −$123
• Est. tax savings @ 24.0%: +$30
• After-tax cash flow: $83/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: Anthony Wayne Local
• NCES district ID: 3904820
• Math proficiency: 77% ▼ -9.00%
• Reading proficiency: 81% ▼ -6.00%
• Median HH income: $77,345
• Composite: 69.43/100
• National rank: #311
• State rank: #49 of 656 in OH

Livability — Whitehouse

• Score: 76/100
• State rank: #233
• US rank: #3667

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lucas · 437,818 people
• City population: 7,166
• Metro: Toledo, OH
• Population (ZIP): 12,961
• Household income: $74,612
• Rent vs Own: 11.9% rent · 88.1% own
• Severe rent burden: 8.7

Population outlook (Lucas County) Hauer SSP2

• Today (2025): 420,751 people
• By 2030: 410,187 · -2.5%
• By 2040: 384,019 · -8.7%
• By 2050: 355,125 · -15.6%
• By 2075: 291,683 · -30.7%
• By 2100: 233,670 · -44.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 7% Lithuanian 4% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Lucas

• 2024 margin: D (+12.6) · D 55.8% · R 43.2%
• 2008→2024 swing: -18.9pp toward R · 2008: 31.4pp · 2024: 12.6pp
• All cycles: 2024: D+12.6 2020: D+16.8 2016: D+17.4 2012: D+30.4 2008: D+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.57%
• Current HPI: 240.8978
• 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

1 event — show timeline

• 2026-05-13 Listed $35,000 NORIS

Property tax history

-3.3%/yr

Latest (2018): $80 · -41.1% YoY. Source: county tax records.