Skyline 32 Fohl Village Plan · North Industry, OH 44706

$149,900

3 bd · 2.0 ba · 1,417 sqft · Manufactured · 22 Days on market

Good condition

---

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 +14.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Schools +4.5/10.0
• 1% rule +4.1/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Take the tour! This lovely 2021 Skyline 3-bed, 2-bath double wide home at Fohl Village is fully equipped with an open-concept living room, a beautiful open kitchen with wood cbinets, a full kitchen appliance package, a kitchen island, a hot water heater, included washer and dryer, a deck, a storage shed, and a garage. This home is loccated on a beautiful front facing lot. Community amenities include the clubhouse, swimming pool, and playground.

Key facts

• Deck
• Kitchen island
• Open kitchen

Tags

• OPEN CONCEPT LIVING ROOM
• OPEN KITCHEN
• FULL KITCHEN APPLIANCE PACKAGE
• KITCHEN ISLAND
• INCLUDED WASHER AND DRYER
• DECK

Property features AI

Finance

• Financial info: List price $149,900

Exterior

• Utilities: Electric heating; Central air conditioning
• Home design: Plan: Skyline 32 Fohl Village; Inventory type: Plan; Active status
• Construction: Living area: 1417
• Exterior features: Shake roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: 2 total bathrooms

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $41 ($489/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (9.1% below list).
• Recommended offer: $136k (9.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Canton Local (suburban): math 54% / reading 52% proficiency, ranked #401 of 656 in OH (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Faircrest Memorial Elementary School (math 65% / reading 56%, grade B-, #657 of 1,584 statewide, top 42%, 765 students, 0% FRL); Canton South Middle School (math 56% / reading 51%, grade C+, #362 of 654 statewide, top 57%, 391 students, 0% FRL); Canton South High School (math 32% / reading 52%, grade F, #497 of 781 statewide, top 66%, 815 students, 41% FRL) — zoned schools average 14% FRL vs 50% district-wide (36 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 91 active listings in the ZIP; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Stark County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Recommended offer $136,285 (9.1% 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. 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?
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: 0.91% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 9.2

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: -14.4%
• Equity multiple: 0.48×
• Total profit: $-21,676
• Equity at exit: $22,351

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-15,451
• Equity at exit: $12,961

Cash invested: $41,972 (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 44706

• Active inventory: 91
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,363 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $41

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 92%

Sensitivity live

Price	-10% $144	-5% $93	+0% $41	+5% $-11	+10% $-63
Rent	-10% $-67	-5% $-13	+0% $41	+5% $95	+10% $148
Rate	-1.0pp $116	-0.5pp $79	base $41	+0.5pp $2	+1.0pp $-38

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-22
   days on market $149,900 Active 22 DOM
2. 2026-06-18
   days on market $149,900 Active 19 DOM
3. 2026-06-17
   days on market $149,900 Active 18 DOM
4. 2026-06-16
   days on market $149,900 Active 17 DOM
5. 2026-06-15
   days on market $149,900 Active 16 DOM
6. 2026-06-14
   days on market $149,900 Active 14 DOM
7. 2026-06-13
   days on market $149,900 Active 13 DOM
8. 2026-06-10
   days on market $149,900 Active 11 DOM
9. 2026-06-09
   days on market $149,900 Active 10 DOM
10. 2026-06-08
    days on market $149,900 Active 9 DOM
11. 2026-06-07
    days on market $149,900 Active 8 DOM
12. 2026-06-03
    days on market $149,900 Active 4 DOM
13. 2026-06-03
    remarks 448-char remark
14. 2026-06-03
    listed $149,900 Active 3 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: $16,354
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − Depreciation: −$4,361
• Taxable loss: −$2,018
• Est. tax savings @ 24.0%: +$484
• After-tax cash flow: $973/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 · 12 photos

Good 80/100 Cosmetic rehab

This 2021 Skyline 3-bedroom, 2-bath double-wide home is in excellent condition with a good condition score of 80. It features a modern kitchen, good exterior, and neutral paint. The home is located on a beautiful front-facing lot with community amenities. The highest-ROI updates would be painting the exterior siding and updating the flooring in the bathrooms.

Value-add opportunities

• Resale paint exterior siding — enhances curb appeal and value
• Both update flooring in bathrooms — improves aesthetics and functionality
• Both install smart home features — attracts tech-savvy buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior siding — enhances curb appeal and value ↑
• Both update flooring in bathrooms — improves aesthetics and functionality ↑
• Both install smart home features — attracts tech-savvy 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: Canton Local
• NCES district ID: 3904983
• Math proficiency: 54% ▼ -12.00%
• Reading proficiency: 52% ▼ -11.00%
• Median HH income: $46,980
• Composite: 45.0/100
• National rank: #2699
• State rank: #401 of 656 in OH

Livability — North Industry

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Stark County · 272,865 people
• Metro: Canton-Massillon, OH
• Population (ZIP): 16,496
• Household income: $58,228
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 502.0

Population outlook (Stark County) Hauer SSP2

• Today (2025): 373,708 people
• By 2030: 371,245 · -0.7%
• By 2040: 361,331 · -3.3%
• By 2050: 345,290 · -7.6%
• By 2075: 302,669 · -19.0%
• By 2100: 238,870 · -36.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 8% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Italian 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Stark

• 2024 margin: Strong R (+21.9) · D 38.6% · R 60.5%
• 2008→2024 swing: -27.4pp toward R · 2008: 5.5pp · 2024: -21.9pp
• All cycles: 2024: R+21.9 2020: R+18.5 2016: R+17.4 2012: R+0.4 2008: D+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -156.35%
• Current HPI: 239.851
• Rent YoY: —
• Metro: Canton-Massillon, 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