6953 Ohio 219 #36 · Montezuma, OH 45822

$54,900

2 bd · 2.0 ba · 1,122 sqft · Manufactured · 33 Days on market

Built 1990 Good condition $49/sqft · 58% above area

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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 +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Mobile Home located in the desirable Grand Lake Estates community at Grand Lake St. Mary's, this well maintained 1990 Palm Harbor 14x80 mobile home offers comfortable, low maintenance living in a 55 + setting.. The home comes partially furnished and features 2 bedrooms and 2 full bathrooms, with all appliances conveying (not warranted). Enjoy outdoor living with several valuable extras included: two air-conditioning units, shed with electric, gazebo, a Blackstone griddle, lawnmower, hose reel, and dock access. The east side of the home is equipped with tinted glass for added sun protection and energy efficiency, there has been upgraded skirting installed better insulation. Residents of Grand Lake Estates benefit from a private pool and beautiful community shelter house available for gatherings. Monthly lot rent is $355 and includes water, sewer ,trash and road snow removal. There is a patio, and Large driveway for parking.This home is the perfect weekend get away or year round living. Buyer must be approved by park management,/ owner, please review park rules and regulations. Occupancy is limited to approved residents within this 55 + community.

Key facts

• Shed with electric
• Gazebo
• Blackstone grill

Tags

• GRAND LAKE ESTATES COMMUNITY
• OUTDOOR LIVING
• TWO AIR-CONDITIONING UNITS
• SHED WITH ELECTRIC
• GAZEBO
• BLACKSTONE GRILL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $55k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $863 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#785 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, schools D, amenities F.
• Celina City (town): math 64% / reading 55% proficiency, ranked #299 of 656 in OH (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 67 active listings in the ZIP; 92 units permitted in Mercer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Mercer County population projected at -13% 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Recommended offer $53,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.86% ✓
• Cap rate: 25.15%
• Cash-on-cash: 67.34%
• DSCR: 4.00
• GRM: 2.9

CMA / ARV

• ARV (median comp): $34,778
• List price: $54,900
• Delta: 57.86%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6953 Ohio 219 #36	0.00mi	2/2.0	1,122 (0%)	1mo	$44,900	$40	99
6953 State Route 219 #76	0.01mi	2/2.0	1,152 (+3%)	14mo	$50,000	$43	83
6953 State Route 219 Lot 39	0.01mi	3/2.0 (+1)	1,280 (+14%)	13mo	$70,000	$55	60

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: 66.7%
• Equity multiple: 4.00×
• Total profit: $46,065
• Equity at exit: $8,186

10-year hold

• IRR: 70.9%
• Equity multiple: 8.22×
• Total profit: $110,950
• Equity at exit: $4,747

Cash invested: $15,372 (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 45822

• Active inventory: 67
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,572 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $863

Break-even live

Break-even rent $480

Max offer price $54,900

Occupancy floor 40%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-04-21
   listed $54,900 Active 1167-char remark

   Show marketing remark (1167 chars)

   Mobile Home located in the desirable Grand Lake Estates community at Grand Lake St. Mary's, this well maintained 1990 Palm Harbor 14x80 mobile home offers comfortable, low maintenance living in a 55 + setting.. The home comes partially furnished and features 2 bedrooms and 2 full bathrooms, with all appliances conveying (not warranted). Enjoy outdoor living with several valuable extras included: two air-conditioning units, shed with electric, gazebo, a Blackstone griddle, lawnmower, hose reel, and dock access. The east side of the home is equipped with tinted glass for added sun protection and energy efficiency, there has been upgraded skirting installed better insulation. Residents of Grand Lake Estates benefit from a private pool and beautiful community shelter house available for gatherings. Monthly lot rent is $355 and includes water, sewer ,trash and road snow removal. There is a patio, and Large driveway for parking.This home is the perfect weekend get away or year round living. Buyer must be approved by park management,/ owner, please review park rules and regulations. Occupancy is limited to approved residents within this 55 + community.

ⓘ 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,865
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$1,509
• − Management: −$1,509
• − Depreciation: −$1,597
• Taxable income: $10,077
• Est. tax owed @ 24.0%: −$2,418
• After-tax cash flow: $7,932/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 · 14 photos

Good 75/100 Cosmetic rehab

This well-maintained mobile home in Grand Lake Estates offers comfortable, low-maintenance living with a good condition score and minimal repairs needed. Fresh paint and new carpet would significantly enhance its value for both resale and rental.

Repairs flagged

• Minor Kitchen cabinets — Slight wear and tear, but not major damage.
• Minor Bathroom fixtures — Slight wear and tear, but not major damage.

Value-add opportunities

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replace worn carpet — New carpet improves comfort and adds value for both resale and rental.
• Both Clean HVAC unit — A clean HVAC unit ensures efficient operation and adds to the home's appeal.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Slight wear and tear, but not major damage.	Minor	$500–3,000
Bathroom fixtures · Slight wear and tear, but not major damage.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace worn carpet — New carpet improves comfort and adds value for both resale and rental. ↑
• Both Clean HVAC unit — A clean HVAC unit ensures efficient operation and adds to the home's 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: Celina City
• NCES district ID: 3910030
• Math proficiency: 64% ▼ -9.00%
• Reading proficiency: 55% ▼ -9.00%
• Median HH income: $47,168
• Composite: 50.44/100
• National rank: #1864
• State rank: #299 of 656 in OH

Livability — Montezuma

• Score: 64/100
• State rank: #785
• US rank: #14269

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Mercer · 42,068 people
• City population: 100
• Population (ZIP): 20,170
• Household income: $72,106
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 15.9

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 40,163 people
• By 2030: 39,367 · -2.0%
• By 2040: 37,406 · -6.9%
• By 2050: 34,917 · -13.1%
• By 2075: 28,969 · -27.9%
• By 2100: 21,338 · -46.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Lithuanian 3% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Mercer

• 2024 margin: Solid R (+66.7) · D 16.3% · R 83.0%
• 2008→2024 swing: -23.2pp toward R · 2008: -43.5pp · 2024: -66.7pp
• All cycles: 2024: R+66.7 2020: R+64.9 2016: R+65.0 2012: R+54.8 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -211.25%
• Current HPI: 204.0486
• 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

• 2026-04-21 Listed $54,900 WRIST