9741 Yoder Rd · Orrville, OH 44276

$89,900

3 bd · 2.0 ba · 1,148 sqft · Manufactured public records · 6 Days on market

Built 1997 $78/sqft · 29% below area Est $137k · 35% under

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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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +6.8/10.0
• Schools +6.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is an absolutely, adorable 3 bedroom, 2 full bath home that sits on a beautiful, leased lot in rural Wayne county! The back yard is peaceful with a nice deck for relaxing. There is large shed for storage. Nearly everything has been upgraded over the last few years including a new roof, gutters & downspouts, New A/C and new carpet throughout, all interior painted. The kitchen cabinets and countertops replaced in 2022 as well as bathroom vanities and fixtures, master bath flooring. Some ceiling fans and light fixtures replaced. The washer & dryer stay with other kitchen appliances. There is a transferrable water softener contract with Culligan available. There is virtually n

Key facts

• Back yard
• New carpet
• Nice deck

Tags

• BACK YARD
• NICE DECK
• LARGE SHED
• NEW ROOF
• NEW A/C
• NEW CARPET

Property features AI

Finance

• Financial info: Annual tax information not included per instructions
• HOA & community: Property has a land lease of $350

Exterior

• Parking: Additional parking area; Gravel parking
• Utilities: Well water; Septic tank
• Home design: Single-story home; Vinyl siding
• Construction: Built by Skyline; Asphalt roof
• Exterior features: Deck

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Updated/remodeled condition; Total of 5 rooms
• Laundry & utility: In-unit laundry; Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 10.0% vs local median 3.3% in Orrville — 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 (#161 in OH, #2,403 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Norwayne Local (rural): math 70% / reading 75% proficiency, ranked #122 of 656 in OH (top 19%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 4 active listings in the ZIP; solid renter incomes; 284 units permitted in Wayne County in 2024 (42 in 5+ unit buildings).
• This rent is only 17% of the median local income ($75k/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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Wayne County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $29k; list at $90k implies a 210% gain — meaningful room to come down on a strong offer.

Recommended offer $89,900

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 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?
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: 1.18% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.18%
• DSCR: 1.59
• GRM: 7.1

CMA / ARV

• ARV (median comp): $137,490
• List price: $89,900
• Delta: -34.61%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.1%
• Equity multiple: 1.12×
• Total profit: $3,014
• Equity at exit: $13,404

10-year hold

• IRR: 12.6%
• Equity multiple: 2.00×
• Total profit: $25,206
• Equity at exit: $7,773

Cash invested: $25,172 (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 44276

• Home prices YoY: -24.6%
• Active inventory: 4
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,060 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$52 /mo · $629/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $276

Break-even live

Break-even rent $710

Max offer price $89,900

Occupancy floor 69%

Sensitivity live

Price	-10% $327	-5% $302	+0% $276	+5% $251	+10% $225
Rent	-10% $193	-5% $234	+0% $276	+5% $318	+10% $360
Rate	-1.0pp $322	-0.5pp $299	base $276	+0.5pp $253	+1.0pp $229

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-11
   status Pending 753-char remark
2. 2026-05-05
   listed $89,900 Active 753-char remark
3. 2014-01-16
   soldstatus $29,000

ⓘ 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: $629 · $52/mo
• Projected year-2 tax: $1,016 · $85/mo
• Expected delta: +$387/yr (+$32/mo · 61.5%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,724
• − Mortgage interest: −$5,036
• − Property taxes: −$629
• − Insurance: −$450
• − Repairs & maintenance: −$1,018
• − Management: −$1,018
• − Depreciation: −$2,615
• Taxable income: $1,959
• Est. tax owed @ 24.0%: −$470
• After-tax cash flow: $2,846/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: Norwayne Local
• NCES district ID: 3905056
• Math proficiency: 70% ▼ -14.00%
• Reading proficiency: 75% ▼ -7.00%
• Median HH income: $53,750
• Composite: 61.78/100
• National rank: #735
• State rank: #122 of 656 in OH

Livability — Orrville

• Score: 78/100
• State rank: #161
• US rank: #2403

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wayne · 117,095 people
• City population: 13,688
• Population (ZIP): 1,725
• Household income: $75,000
• Rent vs Own: 14.1% rent · 85.9% own

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 116,616 people
• By 2030: 116,214 · -0.3%
• By 2040: 113,891 · -2.3%
• By 2050: 109,009 · -6.5%
• By 2075: 94,622 · -18.9%
• By 2100: 70,577 · -39.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2%
• Common ancestry: Lithuanian 2% Italian 1% Romanian 1%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+39.3) · D 29.9% · R 69.2%
• 2008→2024 swing: -24.6pp toward R · 2008: -14.6pp · 2024: -39.3pp
• All cycles: 2024: R+39.3 2020: R+37.0 2016: R+34.9 2012: R+21.3 2008: R+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.29%
• Current HPI: 233.9079
• 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

+210.0% since first listed

3 events — show timeline

• 2026-05-11 Pending — MLSNOW
• 2026-05-05 Listed $89,900 MLSNOW
• 2014-01-16 Sold (Public Records) $29,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $629 · -0.7% YoY. Source: county tax records.