4739 County Road 1575 · Bryan, OH 43506

$15,000

2 bd · 1.0 ba · 960 sqft · Manufactured · 100 Days on market

Built 1966 $16/sqft · 87% below area $450/mo HOA · 50% of rent

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NICE AFFORDABLE 2 BEDROOM HOME WITH 1 BATH. ALL BUYERS MUST BE APPROVED WITH PARK TO PURCHASE. SET YOUR APPOINTMENT UP TODAY.

Key facts

• 2 parking spots
• Built 1966
• Listed 100 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $15k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($897 rent vs $15k).
• Recommended offer: $14k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.7% 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.
• 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 18% 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 $104 of loan paydown is wiped out by about $450 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 $4k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($14k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 50% of rent.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $13,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 5.98% ✓
• Cap rate: 18.72%
• Cash-on-cash: 44.37%
• DSCR: 2.97
• GRM: 1.4

CMA / ARV

• ARV (median comp): $116,850
• List price: $15,000
• Delta: -87.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 20.4%
• Equity multiple: 1.85×
• Total profit: $3,559
• Equity at exit: $2,237

10-year hold

• IRR: 29.5%
• Equity multiple: 3.79×
• Total profit: $11,729
• Equity at exit: $1,297

Cash invested: $4,200 (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: 1.4×

Monthly cashflow live

• Estimated rent: $897 medium
• Mortgage (P&I): −$79
• Tax est. 1.5%: −$19 /mo · $225/yr
• Insurance: −$6
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$450
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $89

Break-even live

Break-even rent $785

Max offer price $15,000

Occupancy floor 85%

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $450 · $5,400/yr

Listing history 21 events

1. 2026-06-18
   days on market $15,000 Active 100 DOM
2. 2026-06-17
   days on market $15,000 Active 99 DOM
3. 2026-06-16
   days on market $15,000 Active 98 DOM
4. 2026-06-15
   days on market $15,000 Active 97 DOM
5. 2026-06-13
   days on market $15,000 Active 95 DOM
6. 2026-06-12
   days on market $15,000 Active 94 DOM
7. 2026-06-09
   days on market $15,000 Active 91 DOM
8. 2026-06-08
   days on market $15,000 Active 90 DOM
9. 2026-06-07
   days on market $15,000 Active 89 DOM
10. 2026-06-07
    days on market $15,000 Active 88 DOM
11. 2026-06-04
    days on market $15,000 Active 85 DOM
12. 2026-06-02
    days on market $15,000 Active 84 DOM
13. 2026-06-01
    days on market $15,000 Active 83 DOM
14. 2026-05-31
    days on market $15,000 Active 82 DOM
15. 2026-03-06
    listed $15,000 Active 127-char remark

    Show marketing remark (127 chars)

    NICE AFFORDABLE 2 BEDROOM HOME WITH 1 BATH. ALL BUYERS MUST BE APPROVED WITH PARK TO PURCHASE. SET YOUR APPOINTMENT UP TODAY.

16. 2025-11-05
    soldstatus $26,500 Closed 226-char remark

    Show marketing remark (226 chars)

    UPDATED 3 BEDROOM 2 BATH HOME WITH AN OPEN FLOOR PLAN. KITCHEN COMES WITH STOVE AND REFRIGERATOR. NEW FLOORING AND PAINT. ALL BUYERS MUST BE APPORVED WITH PARK MANAGER AND FILL OUT PAPERWORK. SET YOUR APPOINTMENT UP TODAY.

17. 2025-10-29
    status Pending 226-char remark

    Show marketing remark (226 chars)

    UPDATED 3 BEDROOM 2 BATH HOME WITH AN OPEN FLOOR PLAN. KITCHEN COMES WITH STOVE AND REFRIGERATOR. NEW FLOORING AND PAINT. ALL BUYERS MUST BE APPORVED WITH PARK MANAGER AND FILL OUT PAPERWORK. SET YOUR APPOINTMENT UP TODAY.

18. 2025-10-22
    historical Contingent 226-char remark

    Show marketing remark (226 chars)

    UPDATED 3 BEDROOM 2 BATH HOME WITH AN OPEN FLOOR PLAN. KITCHEN COMES WITH STOVE AND REFRIGERATOR. NEW FLOORING AND PAINT. ALL BUYERS MUST BE APPORVED WITH PARK MANAGER AND FILL OUT PAPERWORK. SET YOUR APPOINTMENT UP TODAY.

19. 2025-09-19
    listed $29,900 Active 226-char remark

    Show marketing remark (226 chars)

    UPDATED 3 BEDROOM 2 BATH HOME WITH AN OPEN FLOOR PLAN. KITCHEN COMES WITH STOVE AND REFRIGERATOR. NEW FLOORING AND PAINT. ALL BUYERS MUST BE APPORVED WITH PARK MANAGER AND FILL OUT PAPERWORK. SET YOUR APPOINTMENT UP TODAY.

20. 2003-08-08
    historical
21. 2003-05-22
    listed $13,250

ⓘ 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 8/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,769
• − Mortgage interest: −$840
• − Property taxes: −$225
• − Insurance: −$872
• − Repairs & maintenance: −$862
• − Management: −$862
• − HOA: −$5,400
• − Depreciation: −$436
• Taxable income: $1,272
• Est. tax owed @ 24.0%: −$305
• After-tax cash flow: $761/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

+13.2% since first listed

7 events — show timeline

• 2026-03-06 Listed $15,000 NORIS
• 2025-11-05 Sold (MLS) $26,500 NORIS
• 2025-10-29 Pending — NORIS
• 2025-10-22 Contingent — NORIS
• 2025-09-19 Listed $29,900 NORIS
• 2003-08-08 Listing Removed — NORIS
• 2003-05-22 Listed $13,250 NORIS