1247 Apple Blossom Ln · Sidney, OH 45365

$43,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 27 Days on market

Built 1996 Good condition Est $38k · 16% over

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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 +30.0/30.0
• 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
• ARV discount +0.1/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1247 Apple Blossom Lane, Sidney -- a spacious and well-maintained home offering affordable living in a convenient location. This inviting home features a desirable split-bedroom floor plan, providing added privacy with the primary bedroom and full bath located just off the kitchen area. The roomy eat-in kitchen offers plenty of space for dining and entertaining and features new vinyl flooring. Washer and dryer hookups are conveniently located in the laundry closet. Recent updates include newer carpeting in the bedrooms and living room, new ceiling fans throughout, fresh interior paint in most rooms, a new roof in 2025, and a new water heater in 2025 -- giving buyers peace of mind

Key facts

• New ceiling fans
• Newer carpeting
• Fresh interior paint

Tags

• SPLIT-BEDROOM FLOOR PLAN
• NEW VINYL FLOORING
• NEWER CARPETING
• NEW CEILING FANS
• FRESH INTERIOR PAINT
• NEW ROOF

Property features AI

Finance

• Other: Located in Country Meadows Homes subdivision
• HOA & community: Association maintains snow removal

Exterior

• Parking: Carport; 2-car garage
• Utilities: Public sewer; Natural gas connected
• Home design: Manufactured house; Residential (mobile home); Built in 1996
• Construction: Vinyl siding
• Exterior features: Deck; Shed(s); Leased lot; Supplied water

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $44k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($979 rent vs $44k).
• Recommended offer: $43k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.1% vs local median 4.0% 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: 146 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 337 units permitted in Shelby County in 2024 (216 in 5+ unit buildings).
• This rent is only 18% of the median local income ($66k/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 $304 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 $12k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($43k) is reasonable based on typical stale-listing flexibility.

Recommended offer $43,241 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.23% ✓
• Cap rate: 19.13%
• Cash-on-cash: 45.85%
• DSCR: 3.04
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $37,696
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1112 Hazel Nut	0.12mi	3/2.0	1,200 (-1%)	4mo	$44,000	$37	89
1141 Cinnamon Ridge Ln	0.09mi	3/2.0	1,216 (0%)	23mo	$37,800	$31	76
1090 Apple Blossom	0.11mi	3/2.0	1,280 (+5%)	22mo	$40,000	$31	68

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: 43.1%
• Equity multiple: 2.86×
• Total profit: $22,813
• Equity at exit: $6,546

10-year hold

• IRR: 49.1%
• Equity multiple: 5.75×
• Total profit: $58,441
• Equity at exit: $3,796

Cash invested: $12,292 (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: 146
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $979 high
• Mortgage (P&I): −$230
• Tax est. 1.5%: −$55 /mo · $658/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $470

Break-even live

Break-even rent $384

Max offer price $43,900

Occupancy floor 47%

Sensitivity live

Price	-10% $500	-5% $485	+0% $470	+5% $454	+10% $439
Rent	-10% $392	-5% $431	+0% $470	+5% $508	+10% $547
Rate	-1.0pp $492	-0.5pp $481	base $470	+0.5pp $458	+1.0pp $447

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: $10,975
• Closing costs: $1,317
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
776 Country Side Ln Sidney, OH	3.0	1.0	1001	$994	$0.99	3d	1	0.14mi
612 N Wagner Ave Sidney, OH	2.0	1.0	700	$975	$1.39	20d	1	0.45mi
600 N Wagner Ave Sidney, OH	2.0	1.0	729	$975	$1.34	15d	1	0.46mi
560 N Wagner Ave Sidney, OH	2.0	1.0	729	$975	$1.34	3d	1	0.49mi
552 Stonecastle Ct Sidney, OH	2.0	1.0	836	$900	$1.08	44d	1	0.73mi
552 Stonecastle Ct Unit B1 Sidney, OH	2.0	1.5	836	$900	$1.08	44d	1	0.73mi
522 Stonecastle Ct Sidney, OH	2.0	1.0	836	$900	$1.08	44d	1	0.73mi
121 W Poplar St Sidney, OH	2.0	1.0	612	$1,125	$1.84	3d	3	1.12mi
751 Campbell Rd Sidney, OH	2.0	1.0	980	$1,100	$1.12	3d	1	1.24mi

Listing history 16 events

1. 2026-06-18
   days on market $43,900 Active 27 DOM
2. 2026-06-17
   days on market $43,900 Active 26 DOM
3. 2026-06-16
   days on market $43,900 Active 25 DOM
4. 2026-06-15
   days on market $43,900 Active 24 DOM
5. 2026-06-14
   days on market $43,900 Active 22 DOM
6. 2026-06-13
   days on market $43,900 Active 21 DOM
7. 2026-06-10
   days on market $43,900 Active 19 DOM
8. 2026-06-09
   days on market $43,900 Active 18 DOM
9. 2026-06-08
   days on market $43,900 Active 17 DOM
10. 2026-06-07
    days on market $43,900 Active 16 DOM
11. 2026-06-03
    days on market $43,900 Active 12 DOM
12. 2026-06-02
    days on market $43,900 Active 11 DOM
13. 2026-06-01
    days on market $43,900 Active 10 DOM
14. 2026-05-31
    days on market $43,900 Active 9 DOM
15. 2026-05-31
    days on market $43,900 Active 8 DOM
16. 2026-05-20
    listed $43,900 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 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: $11,742
• − Mortgage interest: −$2,459
• − Property taxes: −$658
• − Insurance: −$220
• − Repairs & maintenance: −$939
• − Management: −$939
• − Depreciation: −$1,277
• Taxable income: $5,249
• Est. tax owed @ 24.0%: −$1,260
• After-tax cash flow: $4,376/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 · 5 photos

Good 75/100 Cosmetic rehab

This well-maintained mobile home is in good condition with recent updates, making it a solid investment opportunity.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and home value
• Rental Replace outdoor lighting — Improves safety and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and home value ↑
• Rental Replace outdoor lighting — Improves safety and curb appeal ↑

ⓘ 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

1 event — show timeline

• 2026-05-20 Listed $43,900 WRIST