Amelia Plan · Cleveland, OH 44130

$66,900

2 bd · 2.0 ba · 784 sqft · Manufactured · 553 Days on market

Poor condition

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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 +5.0/10.0
• Livability +3.6/5.0
• Rent growth +3.2/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Key facts

• Listed 553 days

🏗️ 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 $67k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 3.6% in Cleveland — 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 71/100 on livability (#403 in OH) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools D-, crime F, employment F.
• Market conditions: Rents rising (+2.7%/yr); 151 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $463 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Cuyahoga County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 2.7% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 553 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Recommended offer $58,872 (12.0% below list)

Questions for the listing agent

1. It's been on market 553 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.85% ✓
• Cap rate: 15.50%
• Cash-on-cash: 32.90%
• DSCR: 2.46
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.69% rent growth · sell at horizon

5-year hold

• IRR: 27.7%
• Equity multiple: 2.15×
• Total profit: $21,501
• Equity at exit: $9,975

10-year hold

• IRR: 35.0%
• Equity multiple: 4.17×
• Total profit: $59,349
• Equity at exit: $5,784

Cash invested: $18,732 (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 44130

• Rents YoY: 2.7%
• Active inventory: 151
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,235 high
• Mortgage (P&I): −$351
• Tax est. 1.5%: −$84 /mo · $1,004/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $514

Break-even live

Break-even rent $585

Max offer price $66,900

Occupancy floor 53%

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: $16,725
• Closing costs: $2,007
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5253 Hauserman Rd Parma, OH	1.0–2.0	1.0	755	$1,150	$1.52	4d	3	0.67mi
5691 Chevrolet Blvd Parma, OH	1.0–2.0	1.0	700	$995	$1.42	43d	1	0.73mi
9755 Westview Dr Parma, OH	2.0	1.0	625	$985	$1.58	21d	1	0.94mi
5930 Stumph Rd Cleveland, OH	1.0–2.0	1.0–2.0	905	$1,470	$1.62	1d	9	1.13mi
9703 Snow Rd Cleveland, OH	3.0	1.0	1103	$1,675	$1.52	2d	1	1.28mi
11540 Apache Dr Parma Heights, OH	2.0–3.0	1.0–2.0	1232	$1,545	$1.25	1d	23	1.29mi
6040 Stumph Rd Cleveland, OH	2.0–3.0	1.0–1.5	981	$895	$0.91	43d	1	1.36mi
6128 Stumph Rd Cleveland, OH	2.0	2.0	1075	$1,832	$1.70	1d	8	1.44mi

Listing history 14 events

1. 2026-06-18
   days on market $66,900 Active 553 DOM
2. 2026-06-17
   days on market $66,900 Active 552 DOM
3. 2026-06-16
   days on market $66,900 Active 551 DOM
4. 2026-06-15
   days on market $66,900 Active 550 DOM
5. 2026-06-13
   days on market $66,900 Active 548 DOM
6. 2026-06-13
   days on market $66,900 Active 547 DOM
7. 2026-06-09
   days on market $66,900 Active 544 DOM
8. 2026-06-08
   days on market $66,900 Active 543 DOM
9. 2026-06-07
   days on market $66,900 Active 542 DOM
10. 2026-06-03
    days on market $66,900 Active 538 DOM
11. 2026-06-02
    days on market $66,900 Active 537 DOM
12. 2026-06-01
    days on market $66,900 Active 536 DOM
13. 2026-05-31
    days on market $66,900 Active 535 DOM
14. 2024-12-13
    listed $66,900 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: $14,823
• − Mortgage interest: −$3,747
• − Property taxes: −$1,004
• − Insurance: −$334
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$1,946
• Taxable income: $5,420
• Est. tax owed @ 24.0%: −$1,301
• After-tax cash flow: $4,862/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 · 0 photos

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and renovations across multiple systems and areas, including the kitchen, bathrooms, and exterior. Significant value can be added through a comprehensive renovation, particularly in the kitchen and bathrooms, as well as updating the HVAC system and exterior appearance.

Repairs flagged

• Major Kitchen cabinetry — The cabinets are visibly worn and need replacement or repair.
• Major Bathroom fixtures — The fixtures in the bathrooms are old and may need replacement.
• Major Flooring — The carpeted flooring is dirty and may need cleaning or replacement.
• Major Interior walls — The walls show significant discoloration and potential water damage.
• Major Roof — The roof shows signs of wear and potential leaks.
• Major Exterior siding — The siding is peeling and may need repainting or replacement.
• Major Windows — The windows are old and may not be energy-efficient.
• Major Foundation — The foundation shows signs of settling and potential structural issues.
• Major HVAC system — The HVAC system appears old and may need replacement or repair.

Value-add opportunities

• Resale Kitchen renovation — A new kitchen with updated appliances and cabinets will significantly increase the home's appeal to potential buyers.
• Resale Bathroom renovation — Renovating the bathrooms with new fixtures and finishes will improve the home's overall appeal and functionality.
• Both HVAC system replacement — A new HVAC system will improve comfort and energy efficiency, benefiting both resale and rental value.
• Resale Exterior siding and painting — Updating the exterior with new siding and fresh paint will significantly enhance the home's curb appeal and resale value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinetry · The cabinets are visibly worn and need replacement or repair.	Major	$15,000–50,000
Bathroom fixtures · The fixtures in the bathrooms are old and may need replacement.	Major	$15,000–50,000
Flooring · The carpeted flooring is dirty and may need cleaning or replacement.	Major	$15,000–50,000
Interior walls · The walls show significant discoloration and potential water damage.	Major	$15,000–50,000
Roof · The roof shows signs of wear and potential leaks.	Major	$15,000–50,000
Exterior siding · The siding is peeling and may need repainting or replacement.	Major	$15,000–50,000
Windows · The windows are old and may not be energy-efficient.	Major	$15,000–50,000
Foundation · The foundation shows signs of settling and potential structural issues.	Major	$15,000–50,000
HVAC system · The HVAC system appears old and may need replacement or repair.	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Resale Kitchen renovation — A new kitchen with updated appliances and cabinets will significantly increase the home's appeal to potential buyers. ↑
• Resale Bathroom renovation — Renovating the bathrooms with new fixtures and finishes will improve the home's overall appeal and functionality. ↑
• Both HVAC system replacement — A new HVAC system will improve comfort and energy efficiency, benefiting both resale and rental value. ↑
• Resale Exterior siding and painting — Updating the exterior with new siding and fresh paint will significantly enhance the home's curb appeal and resale 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)

No district data.

Livability — Cleveland

• Score: 71/100
• State rank: #403
• US rank: #6673

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cleveland, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 326,883
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 49,679
• Household income: $69,655
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 1758.0

Population outlook (Cuyahoga County) Hauer SSP2

• Today (2025): 1,244,621 people
• By 2030: 1,230,093 · -1.2%
• By 2040: 1,189,108 · -4.5%
• By 2050: 1,145,706 · -7.9%
• By 2075: 1,076,557 · -13.5%
• By 2100: 978,987 · -21.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 8% Hispanic / Latino 6% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 13% Lithuanian 2% Subsaharan African 2%
• Foreign-born: 10% · Canada, India
• Languages at home: 85% English-only · Other Indo-European 5% Spanish 3% Russian/Polish/Slavic 2%

Political lean MEDSL · Cuyahoga

• 2024 margin: Solid D (+31.5) · D 65.4% · R 33.9%
• 2008→2024 swing: -7.4pp toward R · 2008: 38.9pp · 2024: 31.5pp
• All cycles: 2024: D+31.5 2020: D+34.1 2016: D+35.0 2012: D+38.7 2008: D+38.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -231.10%
• Current HPI: 188.8415
• Rent YoY: ▲ 2.69%
• Metro: Cleveland-Elyria, 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

1 event — show timeline

• 2024-12-13 Listed $66,900 Zillow