12205 Goshen Rd #23 · Salem, OH 44460

$28,500

3 bd · 1.5 ba · 1,000 sqft · SingleFamily · 41 Days on market

Built 1971 Good condition $28/sqft · 18% below area Est $35k · 18% under ↓ 29% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.8/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Very cozy spacious mobile home in Colonial Villa Park, Salem, Ohio. This well-maintained home has 3 bedrooms, plus one full and a half bath, and central air. Includes all appliances, gas stove, refrigerator, dishwasher, newer stackable washer/dryer combo, also a freezer. Plus water softener with a warranty. Mobile home and shed were painted in 2024. Newer heat tape installed in 2025. Gas furnace recently serviced. Home offers abundant storage, with patio and newer ramp. Exterior features include an attached carport. Don't miss this opportunity to own your own home at an affordable price. Cub Cadet 30" riding lawn mower new in 2025 can remain for $2,000.

Key facts

• Dishwasher
• Gas stove
• Refrigerator

Tags

• CENTRAL AIR
• ALL APPLIANCES
• GAS STOVE
• REFRIGERATOR
• DISHWASHER
• STACKABLE WASHER DRYER

Property features AI

Finance

• Financial info: Land lease payment required
• HOA & community: Has land lease

Exterior

• Parking: Attached garage with direct access and electricity; Carport (1 space); Asphalt driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-story home; Updated/remodeled
• Construction: Metal roof; Aluminum, metal and wood siding; Built per public records
• Exterior features: Awning(s); Covered deck/patio; Patio; Shed(s) for extra storage; Back yard; Interior lot on a dead-end (paved)

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Range; Refrigerator; Freezer; Laminate counters; Pantry
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet in living areas and bedrooms; Linoleum in kitchen; Laminate in additional area
• Bathrooms: 1 full bathroom; 1 half bathroom (2 total main-level bathrooms)
• Heating & cooling: Central air conditioning; Forced-air gas heating
• Interior features: Ceiling fan(s); Eat-in kitchen; His and hers closets; Laminate counters; Primary bedroom on main level; Multiple closets; Pantry; Storage; Blinds and window treatments; Smoke detector(s)
• Laundry & utility: Washer and dryer; Laundry closet; Water softener

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $28k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $683 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $28k (3.0% below list) — sets the bar for market timing.
• Cap rate 35.0% vs local median 2.9% in Salem — 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 68/100 on livability (#538 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, schools B+; Watch: amenities F, commute F, employment F.
• West Branch Local (rural): math 72% / reading 65% proficiency, ranked #167 of 656 in OH (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 88 active listings in the ZIP; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $197 of loan paydown is wiped out by about $855 of value loss. Plan a longer hold.
• Mahoning County population projected at -14% 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $27,645 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.91% ✓
• Cap rate: 35.04%
• Cash-on-cash: 102.65%
• DSCR: 5.57
• GRM: 2.1

CMA / ARV

• ARV (median comp): $34,854
• List price: $28,500
• Delta: -18.23%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12205 Goshen Rd #79	0.21mi	3/2.0	980 (-2%)	24mo	$29,500	$30	65
29229 Alliance-salem Rd	0.06mi	2/1.0 (-1)	934 (-7%)	21mo	$130,000	$139	62
12205 Goshen Rd #225	0.21mi	3/2.0	1,120 (+12%)	22mo	$25,000	$22	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 5.87×
• Total profit: $38,877
• Equity at exit: $4,249

10-year hold

• IRR: —
• Equity multiple: 12.27×
• Total profit: $89,907
• Equity at exit: $2,464

Cash invested: $7,980 (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 44460

• Home prices YoY: -32.5%
• Active inventory: 88
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$149
• Tax est. 1.5%: −$36 /mo · $428/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $683

Break-even live

Break-even rent $249

Max offer price $28,500

Occupancy floor 34%

Sensitivity live

Price	-10% $702	-5% $693	+0% $683	+5% $673	+10% $663
Rent	-10% $595	-5% $639	+0% $683	+5% $727	+10% $771
Rate	-1.0pp $697	-0.5pp $690	base $683	+0.5pp $675	+1.0pp $668

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: $7,125
• Closing costs: $855
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-15
   status $28,500 Pending 41 DOM
2. 2026-06-15
   days on market $28,500 Contingent 41 DOM
3. 2026-06-14
   days on market $28,500 Contingent 39 DOM
4. 2026-06-13
   days on market $28,500 Contingent 38 DOM
5. 2026-06-10
   days on market $28,500 Contingent 36 DOM
6. 2026-06-09
   days on market $28,500 Contingent 35 DOM
7. 2026-06-08
   days on market $28,500 Contingent 34 DOM
8. 2026-06-07
   days on market $28,500 Contingent 33 DOM
9. 2026-06-02
   days on market $28,500 Contingent 28 DOM
10. 2026-06-01
    days on market $28,500 Contingent 27 DOM
11. 2026-05-31
    days on market $28,500 Contingent 26 DOM
12. 2026-05-30
    days on market $28,500 Contingent 25 DOM
13. 2026-05-05
    listed $28,500 Active 666-char remark
14. 2026-04-30
    historical
15. 2026-04-06
    status Active
16. 2026-04-06
    price $30,000
17. 2026-03-02
    historical Contingent
18. 2026-02-05
    price $37,500
19. 2025-11-17
    listed $39,900 Active

ⓘ 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: $13,361
• − Mortgage interest: −$1,596
• − Property taxes: −$428
• − Insurance: −$142
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$829
• Taxable income: $8,228
• Est. tax owed @ 24.0%: −$1,975
• After-tax cash flow: $6,217/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 · 1 photo

Good 75/100 Cosmetic rehab

This well-maintained mobile home in Salem, Ohio, offers a good condition with recent updates and a decent curb appeal. It is ready for a new owner to move in.

Value-add opportunities

• Both Painting the exterior and carport — Enhances curb appeal and value for both resale and rental
• Both Landscaping improvements — Improves curb appeal and enhances the home's aesthetic
• Both Landscaping and curb appeal — Enhances curb appeal and value for both resale and rental

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and carport — Enhances curb appeal and value for both resale and rental ↑
• Both Landscaping improvements — Improves curb appeal and enhances the home's aesthetic ↑
• Both Landscaping and curb appeal — Enhances curb appeal and value for both resale and rental ↑

ⓘ 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: West Branch Local
• NCES district ID: 3904838
• Math proficiency: 72% ▼ -8.00%
• Reading proficiency: 65% ▼ -3.00%
• Median HH income: $49,651
• Composite: 58.13/100
• National rank: #1028
• State rank: #167 of 656 in OH

Livability — Salem

• Score: 68/100
• State rank: #538
• US rank: #9073

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Columbiana · 99,532 people
• City population: 25,289
• Population (ZIP): 25,289
• Household income: $59,882
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 9.0

Population outlook (Mahoning County) Hauer SSP2

• Today (2025): 223,932 people
• By 2030: 218,387 · -2.5%
• By 2040: 205,367 · -8.3%
• By 2050: 193,606 · -13.5%
• By 2075: 173,694 · -22.4%
• By 2100: 151,147 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Slovak 4% Lithuanian 3% Romanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Mahoning

• 2024 margin: Lean R (+9.4) · D 44.9% · R 54.4%
• 2008→2024 swing: -36.1pp toward R · 2008: 26.6pp · 2024: -9.4pp
• All cycles: 2024: R+9.4 2020: R+1.9 2016: D+3.0 2012: D+27.7 2008: D+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.42%
• Current HPI: 212.8922
• 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

-28.6% since first listed

9 events — show timeline

• 2026-06-15 Pending — MLSNOW
• 2026-05-29 Contingent — MLSNOW
• 2026-05-05 Listed $28,500 MLSNOW
• 2026-04-30 Listing Removed — MLSNOW
• 2026-04-06 Relisted — MLSNOW
• 2026-04-06 Price Changed $30,000 MLSNOW
• 2026-03-02 Contingent — MLSNOW
• 2026-02-05 Price Changed $37,500 MLSNOW
• 2025-11-17 Listed $39,900 MLSNOW