1736 Woodridge · Findlay, OH 45840

$109,900

0 bd · 2.0 ba · 1,836 sqft · Manufactured public records · 23 Days on market

Built 2000

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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
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Extremely nice large double wide in Deer Ridge Mobile Home Park. Split bedroom design with huge Master Suite! Walk-in closet and giant Master Bath. Foyer with storage/coat closet, Living room open to Dining room with patio door. Family room has gas fireplace and built-ins surrounding. Nice open kitchen with ample cabinetry, stainless steel appliances and eating bar. Good sized 2nd and 3rd bedrooms with large closets as well. Deck and storage shed. Lot rent includes trash.

Key facts

• Cozy fireplace
• Granite countertops
• 2 parking spots

Tags

• BAMBOO HARDWOOD FLOORING
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SEMI OPEN-CONCEPT LAYOUT
• COZY FIREPLACE
• FULLY RENOVATED MASTER SUITE

Property features AI

Finance

• HOA & community: Community features: sidewalks; Park/Community name: Deer Ridge

Exterior

• Parking: 2 parking spaces; Concrete off-street parking
• Utilities: Cable, electricity, natural gas, sewer, water, and internet connected; 200+ amp electrical service; Public water and public sewer
• Home design: Residential double-wide mobile home; One level / single-story; Located on a city street with asphalt road frontage
• Construction: Vinyl siding; Shingle roof; Vinyl skirting; Built by Redman (Eaton Park model); Mobile home dimensions approximately 68' x 27'; Foundation: Other
• Exterior features: Front porch; Shed(s)

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Refrigerator
• Bedrooms: Bedroom 2 (main level) — approx. 9 x 11; Bedroom 3 (main level) — approx. 11 x 13; Additional main-level bedroom/primary suite (dimensions not listed)
• Flooring: Hardwood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (forced air, natural gas); Central air; Ceiling fan(s)
• Interior features: Breakfast bar; Double vanity; Walk-in closet(s); Ceiling fan(s); Primary bathroom; Double-pane windows with screens; Sliding doors, storm door(s), and door screens; 7 total rooms
• Laundry & utility: Washer hookup (main level); Electric dryer hookup (main level)

What this means for you Summary

Snapshot

• This is a ?-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 5.0% in Findlay — 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 (#98 in OH, #1,496 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment D+, commute F.
• Findlay City (town): math 56% / reading 56% proficiency, ranked #357 of 656 in OH (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Jefferson Primary School (393 students, 34% FRL); Glenwood Middle School (math 47% / reading 41%, grade D, #484 of 654 statewide, top 74%, 535 students, 45% FRL); Findlay High School (math 51% / reading 60%, grade C, #296 of 781 statewide, top 39%, 1,915 students, 31% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: Rents rising fast (+5.7%/yr); 219 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 257 units permitted in Hancock County in 2024 (150 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hancock County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 5.7% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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.
• Current owner paid $57k; list at $110k implies a 93% gain — meaningful room to come down on a strong offer.

Recommended offer $108,251 (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. 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: 1.23% ✓
• Cap rate: 10.93%
• Cash-on-cash: 16.56%
• DSCR: 1.74
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.68% rent growth · sell at horizon

5-year hold

• IRR: 10.4%
• Equity multiple: 1.42×
• Total profit: $12,944
• Equity at exit: $16,386

10-year hold

• IRR: 21.3%
• Equity multiple: 3.02×
• Total profit: $62,161
• Equity at exit: $9,502

Cash invested: $30,772 (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 45840

• Rents YoY: 5.7%
• Active inventory: 219
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,354 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$23 /mo · $278/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $425

Break-even live

Break-even rent $817

Max offer price $109,900

Occupancy floor 64%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
840 Bright Rd Findlay, OH	3.0	1.5	1760	$1,600	$0.91	17d	1	1.37mi

Listing history 27 events

1. 2026-06-19
   days on market $109,900 Active 23 DOM
2. 2026-06-18
   days on market $109,900 Active 22 DOM
3. 2026-06-17
   days on market $109,900 Active 21 DOM
4. 2026-06-16
   days on market $109,900 Active 20 DOM
5. 2026-06-15
   days on market $109,900 Active 19 DOM
6. 2026-06-14
   days on market $109,900 Active 17 DOM
7. 2026-06-12
   days on market $109,900 Active 16 DOM
8. 2026-06-09
   days on market $109,900 Active 13 DOM
9. 2026-06-08
   days on market $109,900 Active 12 DOM
10. 2026-06-07
    days on market $109,900 Active 11 DOM
11. 2026-06-05
    days on market $109,900 Active 8 DOM
12. 2026-06-02
    days on market $109,900 Active 6 DOM
13. 2026-06-01
    days on market $109,900 Active 5 DOM
14. 2026-05-31
    days on market $109,900 Active 4 DOM
15. 2026-05-30
    days on market $109,900 Active 3 DOM
16. 2026-05-27
    listed $109,900 Active
17. 2025-12-03
    historical
18. 2025-10-16
    price $109,900
19. 2025-09-27
    listed $119,900 Active
20. 2019-10-08
    soldstatus $57,000 476-char remark

    Show marketing remark (476 chars)

    Extremely nice large double wide in Deer Ridge Mobile Home Park. Split bedroom design with huge Master Suite! Walk-in closet and giant Master Bath. Foyer with storage/coat closet, Living room open to Dining room with patio door. Family room has gas fireplace and built-ins surrounding. Nice open kitchen with ample cabinetry, stainless steel appliances and eating bar. Good sized 2nd and 3rd bedrooms with large closets as well. Deck and storage shed. Lot rent includes trash.

21. 2019-10-08
    soldstatus $57,000

    Show marketing remark (476 chars)

    Extremely nice large double wide in Deer Ridge Mobile Home Park. Split bedroom design with huge Master Suite! Walk-in closet and giant Master Bath. Foyer with storage/coat closet, Living room open to Dining room with patio door. Family room has gas fireplace and built-ins surrounding. Nice open kitchen with ample cabinetry, stainless steel appliances and eating bar. Good sized 2nd and 3rd bedrooms with large closets as well. Deck and storage shed. Lot rent includes trash.

22. 2019-09-09
    listed $64,900 476-char remark

    Show marketing remark (476 chars)

    Extremely nice large double wide in Deer Ridge Mobile Home Park. Split bedroom design with huge Master Suite! Walk-in closet and giant Master Bath. Foyer with storage/coat closet, Living room open to Dining room with patio door. Family room has gas fireplace and built-ins surrounding. Nice open kitchen with ample cabinetry, stainless steel appliances and eating bar. Good sized 2nd and 3rd bedrooms with large closets as well. Deck and storage shed. Lot rent includes trash.

23. 2019-09-09
    listed $57,000

    Show marketing remark (476 chars)

    Extremely nice large double wide in Deer Ridge Mobile Home Park. Split bedroom design with huge Master Suite! Walk-in closet and giant Master Bath. Foyer with storage/coat closet, Living room open to Dining room with patio door. Family room has gas fireplace and built-ins surrounding. Nice open kitchen with ample cabinetry, stainless steel appliances and eating bar. Good sized 2nd and 3rd bedrooms with large closets as well. Deck and storage shed. Lot rent includes trash.

24. 2017-06-21
    soldstatus $47,000
25. 2017-06-21
    soldstatus $47,000
26. 2017-05-05
    listed $49,900
27. 2017-05-05
    listed $47,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $278 · $23/mo
• Projected year-2 tax: $996 · $83/mo
• Expected delta: +$718/yr (+$60/mo · 258.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥99°F today · 17 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: $16,254
• − Mortgage interest: −$6,156
• − Property taxes: −$278
• − Insurance: −$550
• − Repairs & maintenance: −$1,300
• − Management: −$1,300
• − Depreciation: −$3,197
• Taxable income: $3,472
• Est. tax owed @ 24.0%: −$833
• After-tax cash flow: $4,264/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: Findlay City
• NCES district ID: 3910000
• Math proficiency: 56% ▼ -11.00%
• Reading proficiency: 56% ▼ -9.00%
• Median HH income: $45,261
• Composite: 47.31/100
• National rank: #2300
• State rank: #357 of 656 in OH

Livability — Findlay

• Score: 81/100
• State rank: #98
• US rank: #1496

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Findlay, OH
• County: Hancock County · 54,559 people
• City population: 54,559
• Metro: Findlay, OH
• Population (ZIP): 54,559
• Household income: $68,083
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1540.0

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 77,526 people
• By 2030: 77,777 · +0.3%
• By 2040: 76,976 · -0.7%
• By 2050: 74,479 · -3.9%
• By 2075: 65,741 · -15.2%
• By 2100: 52,942 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Two or more races 5% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Other Asian/Pacific 1% Arabic 1%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+38.4) · D 30.2% · R 68.7% · Other 1.1%
• 2008→2024 swing: -15.3pp toward R · 2008: -23.1pp · 2024: -38.4pp
• All cycles: 2024: R+38.4 2020: R+37.5 2016: R+40.8 2012: R+28.3 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -250.43%
• Current HPI: 194.9132
• Rent YoY: ▲ 5.68%
• Metro: Findlay, 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

+120.2% since first listed

12 events — show timeline

• 2026-05-27 Listed $109,900 NORIS
• 2025-12-03 Listing Removed — NORIS
• 2025-10-16 Price Changed $109,900 NORIS
• 2025-09-27 Listed $119,900 NORIS
• 2019-10-08 Sold (MLS) $57,000 NORIS
• 2019-10-08 Sold (MLS) $57,000 NORIS
• 2019-09-09 Listed $57,000 NORIS
• 2019-09-09 Listed $64,900 NORIS
• 2017-06-21 Sold (MLS) $47,000 NORIS
• 2017-06-21 Sold (MLS) $47,000 NORIS
• 2017-05-05 Listed $47,000 NORIS
• 2017-05-05 Listed $49,900 NORIS