780 W Jackson St · Paulding, OH 45879

$49,900

2 bd · 2.0 ba · 980 sqft · Manufactured · 99 Days on market

Built 1995 Fair condition 8,712 sqft lot

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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 +4.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity in Paulding, Ohio! This 0.20 acre corner lot features two separate mobile homes, both tenant occupied and currently generating rental income. Each home has separate water and electric meters, offering flexibility for investors or those seeking an income-producing property. Located on the west side of Paulding, this property offers convenient access to local shopping, dining, parks, and other community amenities while still maintaining a neighborhood setting. The first home is a 1995 Commodore mobile home offering approximately 980 sq ft with 2 bedrooms and 2 full bathrooms. Features include vinyl siding, natural gas furnace, original shingle roof, and gravel driveway. Home is tenant occupied, home in need of some repairs, and is being sold as-is. The second home is a 1977 Arlington mobile home offering approximately 720 sq ft with 3 bedrooms and 1 bathroom. Exterior features aluminum siding and a small storage shed, gravel drive, with electric furnace heat. Property is tenant occupied with a month-to-month lease, home in need of repairs, and is being sold as-is. Both homes have clean titles and separate utilities. Great potential for investors looking to add an income-producing property to their portfolio.

Key facts

• Corner lot
• Aluminum siding
• Small storage shed

Tags

• CORNER LOT
• TWO SEPARATE MOBILE HOMES
• ALUMINUM SIDING
• SMALL STORAGE SHED
• GRAVEL DRIVEWAY
• ELECTRIC FURNACE HEAT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($879 rent vs $50k).
• Recommended offer: $45k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#610 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Paulding Exempted Village (town): math 57% / reading 60% proficiency, ranked #319 of 656 in OH (top 49%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 16 active listings in the ZIP; 22 units permitted in Paulding County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($62k/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 $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Paulding County population projected at -27% 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 $14k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($45k) is reasonable based on typical stale-listing flexibility.

Recommended offer $45,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.76% ✓
• Cap rate: 14.69%
• Cash-on-cash: 30.00%
• DSCR: 2.33
• GRM: 4.7

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: 24.6%
• Equity multiple: 2.01×
• Total profit: $14,171
• Equity at exit: $7,440

10-year hold

• IRR: 32.4%
• Equity multiple: 3.94×
• Total profit: $41,036
• Equity at exit: $4,314

Cash invested: $13,972 (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 45879

• Home prices YoY: -16.5%
• Active inventory: 16
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $879 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $349

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 55%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $49,900 Active 99 DOM
2. 2026-06-17
   days on market $49,900 Active 98 DOM
3. 2026-06-16
   days on market $49,900 Active 97 DOM
4. 2026-06-15
   days on market $49,900 Active 96 DOM
5. 2026-06-13
   days on market $49,900 Active 94 DOM
6. 2026-06-12
   days on market $49,900 Active 93 DOM
7. 2026-06-09
   days on market $49,900 Active 90 DOM
8. 2026-06-08
   days on market $49,900 Active 89 DOM
9. 2026-06-08
   days on market $49,900 Active 88 DOM
10. 2026-06-07
    days on market $49,900 Active 87 DOM
11. 2026-06-04
    days on market $49,900 Active 84 DOM
12. 2026-06-02
    days on market $49,900 Active 83 DOM
13. 2026-06-01
    days on market $49,900 Active 82 DOM
14. 2026-05-31
    days on market $49,900 Active 81 DOM
15. 2026-03-11
    listed $49,900 Active 1253-char remark

    Show marketing remark (1253 chars)

    Investment opportunity in Paulding, Ohio! This 0.20 acre corner lot features two separate mobile homes, both tenant occupied and currently generating rental income. Each home has separate water and electric meters, offering flexibility for investors or those seeking an income-producing property. Located on the west side of Paulding, this property offers convenient access to local shopping, dining, parks, and other community amenities while still maintaining a neighborhood setting. The first home is a 1995 Commodore mobile home offering approximately 980 sq ft with 2 bedrooms and 2 full bathrooms. Features include vinyl siding, natural gas furnace, original shingle roof, and gravel driveway. Home is tenant occupied, home in need of some repairs, and is being sold as-is. The second home is a 1977 Arlington mobile home offering approximately 720 sq ft with 3 bedrooms and 1 bathroom. Exterior features aluminum siding and a small storage shed, gravel drive, with electric furnace heat. Property is tenant occupied with a month-to-month lease, home in need of repairs, and is being sold as-is. Both homes have clean titles and separate utilities. Great potential for investors looking to add an income-producing property to their portfolio.

ⓘ 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: $10,543
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$843
• − Management: −$843
• − Depreciation: −$1,452
• Taxable income: $3,611
• Est. tax owed @ 24.0%: −$867
• After-tax cash flow: $3,324/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 · 13 photos

Fair 45/100 Moderate rehab

This manufactured home requires significant exterior repairs and maintenance, including repainting and landscaping, to improve its condition and value.

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — Original shingle roof
• Major interior — No interior photos provided

Value-add opportunities

• Both paint exterior — Fresh paint can improve curb appeal and value
• Both landscaping — Well-maintained landscaping can enhance curb appeal and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
roof · Original shingle roof	Major	$15,000–50,000
interior · No interior photos provided	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint exterior — Fresh paint can improve curb appeal and value ↑
• Both landscaping — Well-maintained landscaping can enhance curb appeal and rental value ↑

ⓘ 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: Paulding Exempted Village
• NCES district ID: 3904557
• Math proficiency: 57% ▼ -7.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $45,105
• Composite: 49.36/100
• National rank: #2017
• State rank: #319 of 656 in OH

Livability — Paulding

• Score: 67/100
• State rank: #610
• US rank: #10489

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paulding, OH
• County: Paulding · 17,531 people
• Population (ZIP): 6,524
• Household income: $62,159
• Rent vs Own: 23.9% rent · 76.1% own
• Severe rent burden: 3.6

Population outlook (Paulding County) Hauer SSP2

• Today (2025): 17,539 people
• By 2030: 16,627 · -5.2%
• By 2040: 14,716 · -16.1%
• By 2050: 12,853 · -26.7%
• By 2075: 9,142 · -47.9%
• By 2100: 6,313 · -64.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 9% Hispanic / Latino 8% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 5% Romanian 3% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Paulding

• 2024 margin: Solid R (+56.2) · D 21.4% · R 77.7%
• 2008→2024 swing: -44.4pp toward R · 2008: -11.8pp · 2024: -56.2pp
• All cycles: 2024: R+56.2 2020: R+51.5 2016: R+48.5 2012: R+20.4 2008: R+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.88%
• Current HPI: 201.5529
• 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

• 2026-03-11 Listed $49,900 NORIS