4400 Melrose Dr #289 · Wooster, OH 44691

$139,900

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 73 Days on market

Built 2026

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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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Rent growth +4.6/5.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a tour of this beautiful brand new 3 bed 2 bath single family home at Melrose Village. Located in Wooster, this home comes fully equipped with wood kitchen cabinets, full kitchen appliance package, master suite with a walk-in shower and closet. Relax in the living room with an open concept floor plan connecting the kitchen and dining area. Enjoy living in an upgraded home at an affordable price. Give us a call today!

Key facts

• Built 2026
• Listed 72 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 3.2% in Wooster — 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 77/100 on livability (#195 in OH, #3,001 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities D-, commute F.
• Wooster City (town): math 47% / reading 57% proficiency, ranked #422 of 656 in OH (top 64%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+8.4%/yr); 154 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 284 units permitted in Wayne County in 2024 (42 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k 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 + 8.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 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 $30k; list at $140k implies a 366% gain — meaningful room to come down on a strong offer.

Recommended offer $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.24% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.46%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.32×
• Total profit: $12,448
• Equity at exit: $20,860

10-year hold

• IRR: 20.9%
• Equity multiple: 3.20×
• Total profit: $86,121
• Equity at exit: $12,096

Cash invested: $39,172 (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 44691

• Rents YoY: 8.4%
• Active inventory: 154
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,739 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $407

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 72%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4715 Young Dr Wooster, OH	2.0	2.0	1000	$1,550	$1.55	43d	1	0.48mi
3574 Melrose Dr Wooster, OH	2.0	2.0	1161	$1,720	$1.48	1d	3	0.69mi

Listing history 20 events

1. 2026-06-19
   days on market $139,900 Active 73 DOM
2. 2026-06-18
   days on market $139,900 Active 72 DOM
3. 2026-06-17
   days on market $139,900 Active 71 DOM
4. 2026-06-16
   days on market $139,900 Active 70 DOM
5. 2026-06-15
   days on market $139,900 Active 69 DOM
6. 2026-06-14
   days on market $139,900 Active 67 DOM
7. 2026-06-12
   days on market $139,900 Active 66 DOM
8. 2026-06-09
   days on market $139,900 Active 63 DOM
9. 2026-06-08
   days on market $139,900 Active 62 DOM
10. 2026-06-07
    days on market $139,900 Active 61 DOM
11. 2026-06-05
    days on market $139,900 Active 58 DOM
12. 2026-06-03
    days on market $139,900 Active 57 DOM
13. 2026-06-02
    days on market $139,900 Active 56 DOM
14. 2026-06-01
    days on market $139,900 Active 55 DOM
15. 2026-05-31
    days on market $139,900 Active 54 DOM
16. 2026-05-30
    days on market $139,900 Active 53 DOM
17. 2026-04-07
    listed $139,900 Active 425-char remark

    Show marketing remark (425 chars)

    Take a tour of this beautiful brand new 3 bed 2 bath single family home at Melrose Village. Located in Wooster, this home comes fully equipped with wood kitchen cabinets, full kitchen appliance package, master suite with a walk-in shower and closet. Relax in the living room with an open concept floor plan connecting the kitchen and dining area. Enjoy living in an upgraded home at an affordable price. Give us a call today!

18. 2017-09-29
    soldstatus $30,000 Sold 442-char remark

    Show marketing remark (442 chars)

    This is a very nice clean mobile home on a one-way street at Melrose Park near the park entrance. Sellers have taken good care of this home and added many nice upgrades including a remodeled kitchen and large covered deck accessed by a newer sliding door. The home has three bedrooms, a nice master bath, and vaulted ceilings providing an open feel. $348/mo. covers lot rent, water, sewer, and trash. Gas is $60/mo. and Electric runs $130/mo.

19. 2017-07-22
    historical Contingent 442-char remark

    Show marketing remark (442 chars)

    This is a very nice clean mobile home on a one-way street at Melrose Park near the park entrance. Sellers have taken good care of this home and added many nice upgrades including a remodeled kitchen and large covered deck accessed by a newer sliding door. The home has three bedrooms, a nice master bath, and vaulted ceilings providing an open feel. $348/mo. covers lot rent, water, sewer, and trash. Gas is $60/mo. and Electric runs $130/mo.

20. 2017-07-09
    listed $35,000 Active 442-char remark

    Show marketing remark (442 chars)

    This is a very nice clean mobile home on a one-way street at Melrose Park near the park entrance. Sellers have taken good care of this home and added many nice upgrades including a remodeled kitchen and large covered deck accessed by a newer sliding door. The home has three bedrooms, a nice master bath, and vaulted ceilings providing an open feel. $348/mo. covers lot rent, water, sewer, and trash. Gas is $60/mo. and Electric runs $130/mo.

ⓘ 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 ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,864
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$4,070
• Taxable income: $2,821
• Est. tax owed @ 24.0%: −$677
• After-tax cash flow: $4,203/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: Wooster City
• NCES district ID: 3910032
• Math proficiency: 47% ▼ -24.00%
• Reading proficiency: 57% ▼ -11.00%
• Median HH income: $43,805
• Composite: 43.82/100
• National rank: #2928
• State rank: #422 of 656 in OH

Livability — Wooster

• Score: 77/100
• State rank: #195
• US rank: #3001

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wooster, OH
• County: Wayne County · 44,344 people
• City population: 44,344
• Metro: Wooster, OH
• Population (ZIP): 44,344
• Household income: $69,920
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 844.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 2% Black 2% Asian 1%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · German/W. Germanic 3% Spanish 1% Other Indo-European 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: ▼ -174.13%
• Current HPI: 231.7627
• Rent YoY: ▲ 8.42%
• Metro: Wooster, 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

+299.7% since first listed

4 events — show timeline

• 2026-04-07 Listed $139,900 Zillow
• 2017-09-29 Sold (MLS) $30,000 MLSNOW
• 2017-07-22 Contingent — MLSNOW
• 2017-07-09 Listed $35,000 MLSNOW