60 N State Route 101 #127 · Tiffin, OH 44883

$59,500

2 bd · 2.0 ba · 1,404 sqft · Manufactured · 10 Days on market

Built 1994 Good condition Est $62k · at est.

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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 +9.2/15.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move right in and enjoy low-maintenance living in this beautifully maintained 55+ community. This 2-bedroom, 2-bath home features a bright and air, open-concept layout with spacious living and dining areas, a functional kitchen with eat-up bar and appliances included, and a private owner's suite. A generous storage shed provides plenty of room for tools, seasonal items, or hobbies. Residents enjoy lawn care, snow removal, a peaceful pond, and an in-ground pool, making it easy to relax and enjoy the community. Sale is subject to park approval.

Key facts

• Functional kitchen
• In-ground pool
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• FUNCTIONAL KITCHEN
• PRIVATE OWNER'S SUITE
• GENEROUS STORAGE SHED
• IN-GROUND POOL

Property features AI

Exterior

• Parking: Off-street paved parking
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Residential mobile home
• Construction: Vinyl siding
• Exterior features: Asphalt roof; Pets allowed

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating; Heat pump
• Interior features: Dishwasher; Dryer; Range; Refrigerator; Crawl space basement
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 15.0% vs local median 3.7% in Tiffin — 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 81/100 on livability (#88 in OH, #1,313 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime C-, employment D, commute F.
• Tiffin City (town): math 49% / reading 60% proficiency, ranked #393 of 656 in OH (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 65 active listings in the ZIP; 45 units permitted in Seneca County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $411 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Seneca 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $59,500

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. 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?
3. 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.
4. 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.
5. 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: 1.80% ✓
• Cap rate: 15.03%
• Cash-on-cash: 31.21%
• DSCR: 2.39
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $61,776
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 N State Route 101	0.00mi	2/2.0	1,248 (-11%)	7mo	$54,900	$44	75
60 N State Route 101 Lot 115	0.00mi	3/2.0 (+1)	1,560 (+11%)	5mo	$51,000	$33	72
60 N St. Rt. 101 #142	0.13mi	2/2.0	1,300 (-7%)	14mo	$48,000	$37	70
60 N State Route 101 #145	0.38mi	2/2.0	1,248 (-11%)	7mo	$54,900	$44	58

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: 26.1%
• Equity multiple: 2.08×
• Total profit: $17,975
• Equity at exit: $8,872

10-year hold

• IRR: 33.7%
• Equity multiple: 4.08×
• Total profit: $51,259
• Equity at exit: $5,144

Cash invested: $16,660 (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 44883

• Active inventory: 65
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,069 medium
• Mortgage (P&I): −$312
• Tax est. 1.5%: −$74 /mo · $892/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $433

Break-even live

Break-even rent $520

Max offer price $59,500

Occupancy floor 54%

Sensitivity live

Price	-10% $474	-5% $454	+0% $433	+5% $413	+10% $392
Rent	-10% $349	-5% $391	+0% $433	+5% $476	+10% $518
Rate	-1.0pp $463	-0.5pp $448	base $433	+0.5pp $418	+1.0pp $402

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: $14,875
• Closing costs: $1,785
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-19
   days on market $59,500 Active 10 DOM
2. 2026-06-18
   days on market $59,500 Active 9 DOM
3. 2026-06-17
   days on market $59,500 Active 8 DOM
4. 2026-06-16
   days on market $59,500 Active 7 DOM
5. 2026-06-15
   days on market $59,500 Active 6 DOM
6. 2026-06-14
   days on market $59,500 Active 4 DOM
7. 2026-06-12
   days on market $59,500 Active 3 DOM
8. 2026-06-09
   remarks 548-char remark
9. 2026-06-09
   listed $59,500 Active 1 DOM

ⓘ 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: $12,829
• − Mortgage interest: −$3,333
• − Property taxes: −$892
• − Insurance: −$298
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$1,731
• Taxable income: $4,522
• Est. tax owed @ 24.0%: −$1,085
• After-tax cash flow: $4,115/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 · 6 photos

Good 75/100 Cosmetic rehab

This 2-bedroom, 2-bath mobile home is in good condition with minor repairs needed. It offers a bright and open-concept layout, making it an attractive option for buyers and renters seeking low-maintenance living.

Repairs flagged

• Minor kitchen cabinets — Dated cabinetry needs updating.
• Minor kitchen countertops — Older countertops need replacement.
• Minor paint — Paint on interior walls could be refreshed for a fresh look.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replace kitchen cabinets and countertops — Modernizing the kitchen will attract more buyers and renters.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value.
• Both HVAC maintenance — A clean and efficient HVAC system improves comfort and energy efficiency, attracting more buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Dated cabinetry needs updating.	Minor	$500–3,000
kitchen countertops · Older countertops need replacement.	Minor	$500–3,000
paint · Paint on interior walls could be refreshed for a fresh look.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace kitchen cabinets and countertops — Modernizing the kitchen will attract more buyers and renters. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both HVAC maintenance — A clean and efficient HVAC system improves comfort and energy efficiency, attracting more buyers and renters. ↑

ⓘ 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: Tiffin City
• NCES district ID: 3904489
• Math proficiency: 49% ▼ -17.00%
• Reading proficiency: 60% ▼ -7.00%
• Median HH income: $39,074
• Composite: 45.43/100
• National rank: #2621
• State rank: #393 of 656 in OH

Livability — Tiffin

• Score: 81/100
• State rank: #88
• US rank: #1313

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Seneca County · 28,102 people
• City population: 28,102
• Metro: Tiffin, OH
• Population (ZIP): 28,102
• Household income: $62,692
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 772.0

Population outlook (Seneca County) Hauer SSP2

• Today (2025): 54,243 people
• By 2030: 52,947 · -2.4%
• By 2040: 49,842 · -8.1%
• By 2050: 46,689 · -13.9%
• By 2075: 39,889 · -26.5%
• By 2100: 32,155 · -40.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 3% Black 3%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Seneca

• 2024 margin: Solid R (+37.5) · D 30.7% · R 68.2% · Other 1.0%
• 2008→2024 swing: -34.8pp toward R · 2008: -2.7pp · 2024: -37.5pp
• All cycles: 2024: R+37.5 2020: R+34.2 2016: R+31.2 2012: R+8.4 2008: R+2.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -186.24%
• Current HPI: 215.4289
• Rent YoY: —
• Metro: Tiffin, 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

• 2026-06-08 Listed $59,500 FAOR