11405 4th St NE · Sandyville, OH 44643

$102,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 92 Days on market

Built 2026 Good condition

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Why this score? — see what drove the C- 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 +12.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Condition / age +4.0/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Sandy Valley Estates is a beautiful community located in Magnolia, OH and is owned and operated by UMH Properties, Inc. Our turnkey ready homes at Sandy Valley Estates are built to fit your lifestyle. Our floor plans include 2 to 3-bedroom, 2-bathroom homes with open concept designs. Our homes are equipped with large living areas, eat-in kitchens, and luxurious primary suites. Each home also has a front and back deck, a yard for those who love to BBQ or garden, and an 8 x 10 storage shed. Sandy Valley Estates is more than just a neighborhood--it is a community with high end amenities for our residents to use. Our community's amenities include a new community center, fitness center, basketball court, playground, and bus shelter as well as on-site 24-hour maintenance. Sandy Valley Estates' large home lots, top notch amenities, and friendly staff create a wonderful environment to call home. Call Sandy Valley Estates today to schedule a tour of our new homes! Located just one hour from Cleveland and nestled in beautiful Carroll and Stark counties, Sandy Valley Estates community is a small town with close access to shopping and outdoor activities like hiking trails, parks, campgrounds, and car racing. Outdoor enthusiasts will enjoy a plethora of parks and lakes near this historic town, including Whitacre Greer Equestrian Park, Fry Family Park, Magnolia Village Park, Atwood Lake Park, Lake Mohawk and Atwood Lake. You also don't have to travel far to find fun-filled family entertainment like Uhrichsville Water Park, Baylor Beach Park, Sky Zone, and Dragway of Magnolia (car racing park). The Sandy Valley Estates community is located in the Sandy Valley Local Schools. Residents are just a short drive away from Kent State University at Tuscarawas, Malone University, and Stark State College.

Key facts

• Eat-in kitchens
• Turnkey ready homes
• Front and back deck

Tags

• TURNKEY READY HOMES
• OPEN CONCEPT DESIGNS
• LARGE LIVING AREAS
• EAT-IN KITCHENS
• LUXURIOUS PRIMARY SUITES
• FRONT AND BACK DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $103k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-20 ($-238/yr) — negative.
• To cash-flow at today's rent, offer at most $100k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (15.0% below list).
• Recommended offer: $88k (15.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#1,137 in OH) — a working-class tenant base; expect higher turnover. Strengths: employment A+, cost of living A+, crime A; Watch: amenities F, commute F, housing F.
• Sandy Valley Local (rural): math 56% / reading 63% proficiency, ranked #296 of 656 in OH (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Sandy Valley Elementary School (math 67% / reading 67%, grade B+, #456 of 1,584 statewide, top 31%, 544 students, 45% FRL); Sandy Valley Middle School (math 55% / reading 62%, grade B, #287 of 654 statewide, top 45%, 300 students, 0% FRL); Sandy Valley High School (math 32% / reading 57%, grade F, #470 of 781 statewide, top 62%, 420 students, 71% FRL).
• Market conditions: 30 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 244 units permitted in Tuscarawas County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($63k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $11k of equity ($711 loan paydown + $10k appreciation (10.0% local appreciation)).
• Tuscarawas County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Recommended offer $87,500 (15.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.83%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 2.90×
• Total profit: $54,790
• Equity at exit: $92,700

10-year hold

• IRR: 21.1%
• Equity multiple: 6.64×
• Total profit: $162,368
• Equity at exit: $199,912

Cash invested: $28,812 (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 44643

• Home prices YoY: 8.3%
• Active inventory: 30
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $875 medium
• Mortgage (P&I): −$540
• Tax est. 1.5%: −$129 /mo · $1,544/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $-20

Break-even live

Break-even rent $900

Max offer price $100,025

Occupancy floor 97%

Sensitivity live

Price	-10% $51	-5% $16	+0% $-20	+5% $-55	+10% $-91
Rent	-10% $-89	-5% $-54	+0% $-20	+5% $15	+10% $49
Rate	-1.0pp $32	-0.5pp $6	base $-20	+0.5pp $-47	+1.0pp $-74

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: $25,725
• Closing costs: $3,087
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11461 State Route 800 NE Magnolia, OH	3.0	2.0	1400	$875	$0.62	15d	1	0.40mi

Listing history 18 events

1. 2026-06-22
   days on market $102,900 Active 92 DOM
2. 2026-06-21
   days on market $102,900 Active 91 DOM
3. 2026-06-21
   days on market $102,900 Active 90 DOM
4. 2026-06-18
   days on market $102,900 Active 88 DOM
5. 2026-06-17
   days on market $102,900 Active 87 DOM
6. 2026-06-16
   days on market $102,900 Active 86 DOM
7. 2026-06-15
   days on market $102,900 Active 85 DOM
8. 2026-06-13
   days on market $102,900 Active 83 DOM
9. 2026-06-12
   days on market $102,900 Active 82 DOM
10. 2026-06-09
    days on market $102,900 Active 79 DOM
11. 2026-06-08
    days on market $102,900 Active 78 DOM
12. 2026-06-08
    days on market $102,900 Active 77 DOM
13. 2026-06-07
    days on market $102,900 Active 76 DOM
14. 2026-06-04
    days on market $102,900 Active 73 DOM
15. 2026-06-02
    days on market $102,900 Active 72 DOM
16. 2026-06-01
    days on market $102,900 Active 71 DOM
17. 2026-05-31
    days on market $102,900 Active 70 DOM
18. 2026-03-22
    listed $102,900 Active 1812-char remark

    Show marketing remark (1812 chars)

    Sandy Valley Estates is a beautiful community located in Magnolia, OH and is owned and operated by UMH Properties, Inc. Our turnkey ready homes at Sandy Valley Estates are built to fit your lifestyle. Our floor plans include 2 to 3-bedroom, 2-bathroom homes with open concept designs. Our homes are equipped with large living areas, eat-in kitchens, and luxurious primary suites. Each home also has a front and back deck, a yard for those who love to BBQ or garden, and an 8 x 10 storage shed. Sandy Valley Estates is more than just a neighborhood--it is a community with high end amenities for our residents to use. Our community's amenities include a new community center, fitness center, basketball court, playground, and bus shelter as well as on-site 24-hour maintenance. Sandy Valley Estates' large home lots, top notch amenities, and friendly staff create a wonderful environment to call home. Call Sandy Valley Estates today to schedule a tour of our new homes! Located just one hour from Cleveland and nestled in beautiful Carroll and Stark counties, Sandy Valley Estates community is a small town with close access to shopping and outdoor activities like hiking trails, parks, campgrounds, and car racing. Outdoor enthusiasts will enjoy a plethora of parks and lakes near this historic town, including Whitacre Greer Equestrian Park, Fry Family Park, Magnolia Village Park, Atwood Lake Park, Lake Mohawk and Atwood Lake. You also don't have to travel far to find fun-filled family entertainment like Uhrichsville Water Park, Baylor Beach Park, Sky Zone, and Dragway of Magnolia (car racing park). The Sandy Valley Estates community is located in the Sandy Valley Local Schools. Residents are just a short drive away from Kent State University at Tuscarawas, Malone University, and Stark State College.

ⓘ 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 ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,500
• − Mortgage interest: −$5,764
• − Property taxes: −$1,544
• − Insurance: −$514
• − Repairs & maintenance: −$840
• − Management: −$840
• − Depreciation: −$2,993
• Taxable loss: −$1,995
• Est. tax savings @ 24.0%: +$479
• After-tax cash flow: $240/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 home is in good condition with modern updates and a move-in-ready appearance. It would benefit from some minor touch-ups to maximize its resale and rental value.

Value-add opportunities

• Both Painting — Fresh paint can make a home look more inviting and updated.
• Both Lighting — Upgrading lighting fixtures can enhance the ambiance and increase the home's appeal.
• Both Curtains — New curtains can add a fresh look and improve privacy.
• Both Decor — Adding some decorative items can make the home feel more lived-in and welcoming.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting — Fresh paint can make a home look more inviting and updated. ↑
• Both Lighting — Upgrading lighting fixtures can enhance the ambiance and increase the home's appeal. ↑
• Both Curtains — New curtains can add a fresh look and improve privacy. ↑
• Both Decor — Adding some decorative items can make the home feel more lived-in and welcoming. ↑

ⓘ 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: Sandy Valley Local
• NCES district ID: 3904994
• Math proficiency: 56% ▼ -10.00%
• Reading proficiency: 63% ▼ -3.00%
• Median HH income: $49,859
• Composite: 50.62/100
• National rank: #1842
• State rank: #296 of 656 in OH

Livability — Sandyville

• Score: 55/100
• State rank: #1137
• US rank: #23610

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Carroll · 27,595 people
• City population: 77
• Metro: Canton-Massillon, OH
• Population (ZIP): 3,666
• Household income: $62,981
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 26.3

Population outlook (Tuscarawas County) Hauer SSP2

• Today (2025): 92,253 people
• By 2030: 91,060 · -1.3%
• By 2040: 87,479 · -5.2%
• By 2050: 83,174 · -9.8%
• By 2075: 72,000 · -22.0%
• By 2100: 58,574 · -36.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1% Hispanic / Latino 1%
• Common ancestry: Italian 4% Lithuanian 3% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Tuscarawas

• 2024 margin: Solid R (+43.3) · D 28.0% · R 71.2%
• 2008→2024 swing: -45.7pp toward R · 2008: 2.4pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+39.9 2016: R+35.5 2012: R+9.8 2008: D+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.78%
• Current HPI: 256.734
• 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

• 2026-03-22 Listed $102,900 Zillow