6507 Robby Ln · Ravenna, OH 44266

$33,000

3 bd · 2.0 ba · 1,100 sqft · SingleFamily · 91 Days on market

Built 1996 Good condition $30/sqft · 85% below area ↓ 27% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.9/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained and thoughtfully updated modular home offering comfort, space, and functionality with over 1,100 sq ft. Featuring 3 bedrooms and 2 full baths, this home also includes a versatile third room—perfect for a home office, guest space, or additional bedroom. Enjoy the warmer months ahead on the inviting deck, ideal for relaxing or entertaining. Inside, the spacious living room welcomes you with an open layout that flows seamlessly into the eat-in kitchen, highlighted by newer LVP flooring. The remodeled kitchen boasts updated cabinetry, ample counter space, and generous storage, along with a built-in coffee bar or additional seating area for convenience and charm. A dedicated washer and dryer area adds to the home’s practicality. The large owner’s suite offers new carpeting, abundant closet space, and a private bath featuring a double vanity, a soaking tub with skylight, and a separate enclosed toilet area for added privacy. The second bedroom also features new carpeting, while the additional bedroom showcases new LVP flooring and is conveniently located near the second full bath. Additional updates include a roof replacement in 2017 and a storage shed for all your outdoor needs. With many major improvements already completed, this home is ready for its next owner to move in and make it their own!

Key facts

• Built-in coffee bar
• Private bath
• Soaking tub

Tags

• INVITING DECK
• REMODELED KITCHEN
• BUILT-IN COFFEE BAR
• LARGE OWNERS SUITE
• PRIVATE BATH
• SOAKING TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $33k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $895 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $33k).
• Recommended offer: $30k (9.0% below list) — sets the bar for market timing.
• Cap rate 38.8% vs local median 3.0% in Ravenna — 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 73/100 on livability (#323 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: amenities F, commute F, employment F.
• Southeast Local (rural): math 54% / reading 58% proficiency, ranked #334 of 656 in OH (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 159 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 196 units permitted in Portage County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $228 of loan paydown is wiped out by about $990 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($30k) is reasonable based on typical stale-listing flexibility.

Recommended offer $30,030 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.31% ✓
• Cap rate: 38.82%
• Cash-on-cash: 116.17%
• DSCR: 6.17
• GRM: 1.9

CMA / ARV

• ARV (median comp): $216,689
• List price: $33,000
• Delta: -84.77%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6720 Newton Falls Rd	0.47mi	3/2.0	1,232 (+12%)	3mo	$405,000	$329	55

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: 6.59×
• Total profit: $51,648
• Equity at exit: $4,920

10-year hold

• IRR: —
• Equity multiple: 13.82×
• Total profit: $118,424
• Equity at exit: $2,853

Cash invested: $9,240 (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 44266

• Active inventory: 159
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,421 medium
• Mortgage (P&I): −$173
• Tax est. 1.5%: −$41 /mo · $495/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $895

Break-even live

Break-even rent $289

Max offer price $33,000

Occupancy floor 32%

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: $8,250
• Closing costs: $990
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6605 State Route 5 Ravenna, OH	4.0	2.0	1344	$1,663	$1.24	44d	1	0.79mi

Listing history 21 events

1. 2026-06-19
   days on market $33,000 Active 91 DOM
2. 2026-06-18
   days on market $33,000 Active 90 DOM
3. 2026-06-17
   days on market $33,000 Active 89 DOM
4. 2026-06-16
   days on market $33,000 Active 88 DOM
5. 2026-06-15
   days on market $33,000 Active 87 DOM
6. 2026-06-14
   days on market $33,000 Active 85 DOM
7. 2026-06-13
   days on market $33,000 Active 84 DOM
8. 2026-06-10
   days on market $33,000 Active 82 DOM
9. 2026-06-09
   days on market $33,000 Active 81 DOM
10. 2026-06-08
    days on market $33,000 Active 80 DOM
11. 2026-06-07
    statusdays on market $33,000 Active 79 DOM
12. 2026-06-05
    days on market $33,000 Contingent 76 DOM
13. 2026-06-03
    days on market $33,000 Contingent 75 DOM
14. 2026-06-03
    status $33,000 Contingent 74 DOM
15. 2026-06-02
    days on market $33,000 Active 74 DOM
16. 2026-06-01
    days on market $33,000 Active 73 DOM
17. 2026-05-31
    days on market $33,000 Active 72 DOM
18. 2026-05-30
    days on market $33,000 Active 71 DOM
19. 2026-05-08
    price $33,000 1362-char remark

    Show marketing remark (1362 chars)

    Welcome to this well-maintained and thoughtfully updated modular home offering comfort, space, and functionality with over 1,100 sq ft. Featuring 3 bedrooms and 2 full baths, this home also includes a versatile third room—perfect for a home office, guest space, or additional bedroom. Enjoy the warmer months ahead on the inviting deck, ideal for relaxing or entertaining. Inside, the spacious living room welcomes you with an open layout that flows seamlessly into the eat-in kitchen, highlighted by newer LVP flooring. The remodeled kitchen boasts updated cabinetry, ample counter space, and generous storage, along with a built-in coffee bar or additional seating area for convenience and charm. A dedicated washer and dryer area adds to the home’s practicality. The large owner’s suite offers new carpeting, abundant closet space, and a private bath featuring a double vanity, a soaking tub with skylight, and a separate enclosed toilet area for added privacy. The second bedroom also features new carpeting, while the additional bedroom showcases new LVP flooring and is conveniently located near the second full bath. Additional updates include a roof replacement in 2017 and a storage shed for all your outdoor needs. With many major improvements already completed, this home is ready for its next owner to move in and make it their own!

20. 2026-04-16
    price $40,000 1362-char remark

    Show marketing remark (1362 chars)

    Welcome to this well-maintained and thoughtfully updated modular home offering comfort, space, and functionality with over 1,100 sq ft. Featuring 3 bedrooms and 2 full baths, this home also includes a versatile third room—perfect for a home office, guest space, or additional bedroom. Enjoy the warmer months ahead on the inviting deck, ideal for relaxing or entertaining. Inside, the spacious living room welcomes you with an open layout that flows seamlessly into the eat-in kitchen, highlighted by newer LVP flooring. The remodeled kitchen boasts updated cabinetry, ample counter space, and generous storage, along with a built-in coffee bar or additional seating area for convenience and charm. A dedicated washer and dryer area adds to the home’s practicality. The large owner’s suite offers new carpeting, abundant closet space, and a private bath featuring a double vanity, a soaking tub with skylight, and a separate enclosed toilet area for added privacy. The second bedroom also features new carpeting, while the additional bedroom showcases new LVP flooring and is conveniently located near the second full bath. Additional updates include a roof replacement in 2017 and a storage shed for all your outdoor needs. With many major improvements already completed, this home is ready for its next owner to move in and make it their own!

21. 2026-03-19
    listed $45,000 Active 1362-char remark

    Show marketing remark (1362 chars)

    Welcome to this well-maintained and thoughtfully updated modular home offering comfort, space, and functionality with over 1,100 sq ft. Featuring 3 bedrooms and 2 full baths, this home also includes a versatile third room—perfect for a home office, guest space, or additional bedroom. Enjoy the warmer months ahead on the inviting deck, ideal for relaxing or entertaining. Inside, the spacious living room welcomes you with an open layout that flows seamlessly into the eat-in kitchen, highlighted by newer LVP flooring. The remodeled kitchen boasts updated cabinetry, ample counter space, and generous storage, along with a built-in coffee bar or additional seating area for convenience and charm. A dedicated washer and dryer area adds to the home’s practicality. The large owner’s suite offers new carpeting, abundant closet space, and a private bath featuring a double vanity, a soaking tub with skylight, and a separate enclosed toilet area for added privacy. The second bedroom also features new carpeting, while the additional bedroom showcases new LVP flooring and is conveniently located near the second full bath. Additional updates include a roof replacement in 2017 and a storage shed for all your outdoor needs. With many major improvements already completed, this home is ready for its next owner to move in and make it their own!

ⓘ 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 2/10 Low 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,052
• − Mortgage interest: −$1,849
• − Property taxes: −$495
• − Insurance: −$165
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$960
• Taxable income: $10,855
• Est. tax owed @ 24.0%: −$2,605
• After-tax cash flow: $8,129/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 75/100 Cosmetic rehab

This well-maintained modular home offers a good balance of updates and original features, making it a solid investment with potential for both resale and rental value.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Rental replace window screens — improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Rental replace window screens — improves comfort and energy efficiency ↑

ⓘ 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: Southeast Local
• NCES district ID: 3904922
• Math proficiency: 54% ▼ -11.00%
• Reading proficiency: 58% ▼ -10.00%
• Median HH income: $58,353
• Composite: 48.55/100
• National rank: #2114
• State rank: #334 of 656 in OH

Livability — Ravenna

• Score: 73/100
• State rank: #323
• US rank: #5309

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Portage County · 70,400 people
• City population: 32,612
• Metro: Akron, OH
• Population (ZIP): 32,612
• Household income: $64,918
• Rent vs Own: 31.3% rent · 68.7% own
• Severe rent burden: 1468.0

Population outlook (Portage County) Hauer SSP2

• Today (2025): 166,109 people
• By 2030: 167,752 · +1.0%
• By 2040: 168,640 · +1.5%
• By 2050: 167,469 · +0.8%
• By 2075: 170,131 · +2.4%
• By 2100: 167,958 · +1.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 6% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Italian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Portage

• 2024 margin: R (+15.5) · D 41.8% · R 57.3%
• 2008→2024 swing: -24.5pp toward R · 2008: 9.0pp · 2024: -15.5pp
• All cycles: 2024: R+15.5 2020: R+12.5 2016: R+10.2 2012: D+4.9 2008: D+9.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -146.76%
• Current HPI: 196.8027
• Rent YoY: —
• Metro: Akron, 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

-26.7% since first listed

3 events — show timeline

• 2026-05-08 Price Changed $33,000 MLSNOW
• 2026-04-16 Price Changed $40,000 MLSNOW
• 2026-03-19 Listed $45,000 MLSNOW