1015 N Main St · Clyde, OH 43410

$35,900

3 bd · 2.5 ba · 1,360 sqft · Manufactured public records · 50 Days on market

Built 2011

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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 +4.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Shady Acres Mobile Home ParkWell-maintained mobile home featuring 3 bedrooms and 2.5 bathrooms, with each bedroom offering convenient access to its own bathroom for added privacy and comfort. The home also includes two parking spaces, located at both the front and rear of the property. Lot rent is $400 per month and includes trash service. Buyer must complete an application and be approved by park management.

Key facts

• Built 2011
• Listed 50 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; 100 amp electric service
• Home design: Residential mobile home
• Construction: Vinyl siding; Wood siding
• Exterior features: Asphalt roof

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: Crawl space basement; 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $36k.

Deal economics

• At list price, monthly cash flow is $668 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $36k).
• Recommended offer: $35k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#299 in OH, #4,829 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Clyde-Green Springs Exempted Village (town): math 53% / reading 61% proficiency, ranked #337 of 656 in OH (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 21 active listings in the ZIP; 23 units permitted in Sandusky County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $248 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Sandusky County population projected at -17% 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 ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Recommended offer $34,823 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
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: 3.23% ✓
• Cap rate: 28.61%
• Cash-on-cash: 79.72%
• DSCR: 4.55
• GRM: 2.6

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: 79.9%
• Equity multiple: 4.65×
• Total profit: $36,733
• Equity at exit: $5,353

10-year hold

• IRR: 83.3%
• Equity multiple: 9.64×
• Total profit: $86,824
• Equity at exit: $3,104

Cash invested: $10,052 (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 43410

• Home prices YoY: -24.4%
• Active inventory: 21
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,159 medium
• Mortgage (P&I): −$188
• Tax est. 1.5%: −$45 /mo · $538/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $668

Break-even live

Break-even rent $314

Max offer price $35,900

Occupancy floor 37%

Sensitivity live

Price	-10% $693	-5% $680	+0% $668	+5% $655	+10% $643
Rent	-10% $576	-5% $622	+0% $668	+5% $714	+10% $759
Rate	-1.0pp $686	-0.5pp $677	base $668	+0.5pp $658	+1.0pp $649

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: $8,975
• Closing costs: $1,077
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-12
   remarks 412-char remark
2. 2026-06-12
   listed $35,900 Pending 50 DOM

ⓘ 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 ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,912
• − Mortgage interest: −$2,011
• − Property taxes: −$538
• − Insurance: −$180
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$1,044
• Taxable income: $7,913
• Est. tax owed @ 24.0%: −$1,899
• After-tax cash flow: $6,114/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.

Schools (NCES district)

• District: Clyde-Green Springs Exempted Village
• NCES district ID: 3910020
• Math proficiency: 53% ▼ -15.00%
• Reading proficiency: 61% ▼ -4.00%
• Median HH income: $49,119
• Composite: 48.48/100
• National rank: #2125
• State rank: #337 of 656 in OH

Livability — Clyde

• Score: 74/100
• State rank: #299
• US rank: #4829

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clyde, OH
• County: Sandusky · 51,886 people
• Population (ZIP): 10,365
• Household income: $54,635
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 2.9

Population outlook (Sandusky County) Hauer SSP2

• Today (2025): 57,409 people
• By 2030: 55,791 · -2.8%
• By 2040: 51,837 · -9.7%
• By 2050: 47,712 · -16.9%
• By 2075: 39,908 · -30.5%
• By 2100: 33,171 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Romanian 5% Slovak 3% Lithuanian 3%
• Foreign-born: 1% · Canada, Dominican Republic
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Sandusky

• 2024 margin: Solid R (+30.9) · D 34.1% · R 65.0%
• 2008→2024 swing: -35.5pp toward R · 2008: 4.6pp · 2024: -30.9pp
• All cycles: 2024: R+30.9 2020: R+27.6 2016: R+23.0 2012: D+1.9 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.59%
• Current HPI: 197.1954
• 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

2 events — show timeline

• 2026-06-11 Pending — FAOR
• 2026-04-21 Listed $35,900 FAOR

Property tax history

+1.2%/yr

Latest (2025): $10,406 · +103.3% YoY. Source: county tax records.