13673 County Rd E #10 · Bryan, OH 43506

$46,900

2 bd · 2.0 ba · 800 sqft · Manufactured · 129 Days on market

Built 2026 ↓ 24% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Brand-new 2026 manufactured home offering 800 square feet of efficient, low-maintenance living. This 2-bedroom, 2-bath home features modern finishes, an open kitchen and living area, and energy-efficient construction throughout. Professionally installed with skirting and steps and ready for immediate occupancy. Located in Northland Senior Community in Bryan, Ohio with monthly lot rent of $280, among the lowest in the area. The home includes a manufacturer warranty for added peace of mind. Convenient location with access to shopping, dining, and local services. Buyer must be park approved. Community guidelines allow a maximum of two dogs and/or cats; breed restrictions apply.

Key facts

• Move-in ready
• Open kitchen
• 2 parking spots

Tags

• OPEN KITCHEN
• MOVE-IN READY
• FUNCTIONAL FLOOR PLAN
• LOW-MAINTENANCE DESIGN
• ACCESS TO LOCAL AMENITIES

Property features AI

Exterior

• Parking: Off-street parking for 2 vehicles
• Security: Smoke detector(s)
• Utilities: Cable available; Electricity connected (200+ amp service); Public sewer connected; Public water connected; Internet available
• Home design: Residential mobile home; New construction / builder-supplied; One level
• Construction: Vinyl siding; Other foundation
• Exterior features: Shingle roof; County road frontage with asphalt surface

Interior

• Kitchen: Dishwasher; Electric range; Range hood; Refrigerator; Water heater
• Bedrooms: Primary bedroom (Main) — approximately 12 x 10; Bedroom 2 (Main) — approximately 8 x 10
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Ceiling fan(s); Primary bathroom; Shutters, screens and window coverings
• Laundry & utility: Electric dryer hookup on main level

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $47k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($831 rent vs $47k).
• Recommended offer: $41k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 4.1% in Bryan — 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 78/100 on livability (#170 in OH, #2,623 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Bryan City (town): math 60% / reading 65% proficiency, ranked #266 of 656 in OH (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Bryan Elementary (math 63% / reading 63%, grade B, #573 of 1,584 statewide, top 37%, 884 students, 31% FRL); Bryan Middle School/High School (math 57% / reading 66%, grade B-, #231 of 781 statewide, top 30%, 936 students, 32% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: 63 active listings in the ZIP; 40 units permitted in Williams County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($61k/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 $324 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Williams County population projected at -14% 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 $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $41,272 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.77% ✓
• Cap rate: 14.79%
• Cash-on-cash: 30.36%
• DSCR: 2.35
• GRM: 4.7

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: 25.0%
• Equity multiple: 2.03×
• Total profit: $13,572
• Equity at exit: $6,993

10-year hold

• IRR: 32.8%
• Equity multiple: 3.98×
• Total profit: $39,116
• Equity at exit: $4,055

Cash invested: $13,132 (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 43506

• Home prices YoY: -21.1%
• Active inventory: 63
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $831 medium
• Mortgage (P&I): −$246
• Tax est. 1.5%: −$59 /mo · $704/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $332

Break-even live

Break-even rent $410

Max offer price $46,900

Occupancy floor 55%

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: $11,725
• Closing costs: $1,407
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-28
   status Pending
2. 2026-04-05
   price $46,900
3. 2026-03-24
   price $52,900
4. 2026-03-02
   listed $55,900 Active
5. 2026-02-25
   soldstatus Closed
6. 2026-02-19
   price $55,900
7. 2026-01-30
   price $58,000
8. 2026-01-18
   price $60,900
9. 2025-12-15
   listed $62,000 Active

ⓘ 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 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 17 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: $9,970
• − Mortgage interest: −$2,627
• − Property taxes: −$704
• − Insurance: −$234
• − Repairs & maintenance: −$798
• − Management: −$798
• − Depreciation: −$1,364
• Taxable income: $3,445
• Est. tax owed @ 24.0%: −$827
• After-tax cash flow: $3,160/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: Bryan City
• NCES district ID: 3904367
• Math proficiency: 60% ▼ -8.00%
• Reading proficiency: 65% ▼ -2.00%
• Median HH income: $41,709
• Composite: 52.34/100
• National rank: #1587
• State rank: #266 of 656 in OH

Livability — Bryan

• Score: 78/100
• State rank: #170
• US rank: #2623

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Williams · 37,585 people
• City population: 14,691
• Population (ZIP): 14,691
• Household income: $60,705
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 3.6

Population outlook (Williams County) Hauer SSP2

• Today (2025): 36,125 people
• By 2030: 35,264 · -2.4%
• By 2040: 33,264 · -7.9%
• By 2050: 31,072 · -14.0%
• By 2075: 26,553 · -26.5%
• By 2100: 21,318 · -41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Williams

• 2024 margin: Solid R (+48.2) · D 25.4% · R 73.7%
• 2008→2024 swing: -39.0pp toward R · 2008: -9.3pp · 2024: -48.2pp
• All cycles: 2024: R+48.2 2020: R+46.2 2016: R+43.8 2012: R+16.3 2008: R+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.45%
• Current HPI: 211.2824
• 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

-24.4% since first listed

9 events — show timeline

• 2026-04-28 Pending — NORIS
• 2026-04-05 Price Changed $46,900 NORIS
• 2026-03-24 Price Changed $52,900 NORIS
• 2026-03-02 Listed $55,900 NORIS
• 2026-02-25 Sold (MLS) — NORIS
• 2026-02-19 Price Changed $55,900 NORIS
• 2026-01-30 Price Changed $58,000 NORIS
• 2026-01-18 Price Changed $60,900 NORIS
• 2025-12-15 Listed $62,000 NORIS