1065 Hazel Nut Ln · Sidney, OH 45365

$35,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 53 Days on market

Built 1998 Good condition $33/sqft · 22% below area Est $45k · 22% under $440/mo HOA · 43% of rent ↓ 12% since listing

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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 +28.8/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This charming 2-bedroom, 2-bath 1998 SCHULT home in Country Meadows Park is packed with potential and personality. Step inside to a smart, functional layout that makes everyday living feel easy and comfortable. Enjoy added peace of mind with a newer furnace, plus appliances already included and a bonus shed for extra storage, making convenience truly unbeatable. Whether you're looking to settle in or add your own personal touches, this home is the perfect opportunity to build equity while creating a space that truly feels like yours.

Key facts

• Newer furnace
• Included appliances
• Bonus shed

Tags

• NEWER FURNACE
• BONUS SHED
• INCLUDED APPLIANCES

Property features AI

Finance

• Other: Located in the Country Meadows subdivision
• HOA & community: Monthly association fee of $440; Association covers grounds maintenance; Association present

Exterior

• Parking: Carport
• Utilities: Public sewer
• Home design: Residential mobile home; Built in 1998
• Construction: Vinyl siding construction; Built in 1998
• Exterior features: Vinyl siding; Leased lot; Supplied water

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: No basement

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 4.1% in Sidney — 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 (#220 in OH, #3,412 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment C-, amenities D.
• Sidney City (town): math 46% / reading 52% proficiency, ranked #454 of 656 in OH (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 145 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 337 units permitted in Shelby County in 2024 (216 in 5+ unit buildings).

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.
• Shelby County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 43% of rent.

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

Questions for the listing agent

1. It's been on market 53 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. 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: 2.89% ✓
• Cap rate: 10.33%
• Cash-on-cash: 14.41%
• DSCR: 1.64
• GRM: 2.9

CMA / ARV

• ARV (median comp): $45,000
• List price: $35,000
• Delta: -22.22%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1112 Hazel Nut	0.03mi	3/2.0 (+1)	1,200 (+14%)	4mo	$44,000	$37	67

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: 5.5%
• Equity multiple: 1.22×
• Total profit: $2,111
• Equity at exit: $5,219

10-year hold

• IRR: 15.5%
• Equity multiple: 2.29×
• Total profit: $12,653
• 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 45365

• Home prices YoY: -20.1%
• Active inventory: 145
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,012 high
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$440
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $118

Break-even live

Break-even rent $863

Max offer price $35,000

Occupancy floor 83%

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: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
776 Country Side Ln Sidney, OH	3.0	1.0	1001	$994	$0.99	2d	1	0.18mi
612 N Wagner Ave Sidney, OH	2.0	1.0	700	$975	$1.39	19d	1	0.30mi
600 N Wagner Ave Sidney, OH	2.0	1.0	729	$975	$1.34	14d	1	0.32mi
560 N Wagner Ave Sidney, OH	2.0	1.0	729	$975	$1.34	2d	1	0.34mi
522 Stonecastle Ct Sidney, OH	2.0	1.0	836	$900	$1.08	43d	1	0.85mi
552 Stonecastle Ct Sidney, OH	2.0	1.0	836	$900	$1.08	43d	1	0.85mi
552 Stonecastle Ct Unit B1 Sidney, OH	2.0	1.5	836	$900	$1.08	43d	1	0.85mi
113 N Ohio Ave Sidney, OH	1.0	1.0	671	$1,226	$1.83	2d	24	0.97mi
121 W Poplar St Sidney, OH	2.0	1.0	612	$1,125	$1.84	2d	3	0.98mi
751 Campbell Rd Sidney, OH	2.0	1.0	980	$1,100	$1.12	2d	1	1.10mi
314 Thompson St Sidney, OH	3.0	1.0	1352	$1,200	$0.89	2d	1	1.40mi
803 S Main Ave Sidney, OH	2.0	1.0	1104	$1,030	$0.93	2d	1	1.50mi
803 S Main Ave Sidney, OH	2.0	1.0	1104	$1,100	$1.00	43d	1	1.50mi
805 S Main Ave Sidney, OH	3.0	1.0	1423	$1,400	$0.98	21d	1	1.50mi

HOA detail

• Monthly dues: $440 · $5,280/yr

Listing history 16 events

1. 2026-06-18
   days on market $35,000 Active 53 DOM
2. 2026-06-17
   days on market $35,000 Active 52 DOM
3. 2026-06-16
   days on market $35,000 Active 51 DOM
4. 2026-06-15
   days on market $35,000 Active 50 DOM
5. 2026-06-14
   days on market $35,000 Active 48 DOM
6. 2026-06-13
   pricedays on market $35,000 Active 47 DOM
7. 2026-06-10
   days on market $37,000 Active 45 DOM
8. 2026-06-09
   days on market $37,000 Active 44 DOM
9. 2026-06-08
   days on market $37,000 Active 43 DOM
10. 2026-06-07
    days on market $37,000 Active 42 DOM
11. 2026-06-03
    days on market $37,000 Active 38 DOM
12. 2026-06-02
    days on market $37,000 Active 37 DOM
13. 2026-06-01
    days on market $37,000 Active 36 DOM
14. 2026-05-31
    days on market $37,000 Active 35 DOM
15. 2026-05-31
    pricedays on market $37,000 Active 34 DOM
16. 2026-04-26
    listed $39,900 Active 539-char remark

ⓘ 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 ≥100°F today · 18 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: $12,146
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$972
• − Management: −$972
• − HOA: −$5,280
• − Depreciation: −$1,018
• Taxable income: $1,244
• Est. tax owed @ 24.0%: −$298
• After-tax cash flow: $1,114/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 charming 2-bedroom, 2-bath home in Country Meadows Park is in good condition with minimal repairs needed. It's move-in ready and offers a great opportunity to add personal touches and increase its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and adds to overall home maintenance

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and adds to overall home maintenance ↑

ⓘ 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: Sidney City
• NCES district ID: 3910003
• Math proficiency: 46% ▼ -14.00%
• Reading proficiency: 52% ▼ -6.00%
• Median HH income: $45,974
• Composite: 41.55/100
• National rank: #3443
• State rank: #454 of 656 in OH

Livability — Sidney

• Score: 76/100
• State rank: #220
• US rank: #3412

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sidney, OH
• County: Shelby · 44,840 people
• City population: 28,955
• Population (ZIP): 28,955
• Household income: $66,044
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 5.7

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 47,264 people
• By 2030: 45,935 · -2.8%
• By 2040: 42,786 · -9.5%
• By 2050: 38,981 · -17.5%
• By 2075: 30,225 · -36.1%
• By 2100: 21,273 · -55.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+64.8) · D 17.2% · R 82.0%
• 2008→2024 swing: -28.5pp toward R · 2008: -36.4pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+63.2 2016: R+60.6 2012: R+46.0 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.62%
• Current HPI: 264.4532
• 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

-12.3% since first listed

3 events — show timeline

• 2026-06-11 Price Changed $35,000 WRIST
• 2026-05-30 Price Changed $37,000 WRIST
• 2026-04-26 Listed $39,900 WRIST