6605 State Route 5 #25 · Ravenna, OH 44266

$124,200

4 bd · 2.0 ba · 1,900 sqft · Manufactured · 75 Days on market

Built 2026 Fair condition

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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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Countryside Estates Community located in Ravenna, OH is a beautiful community featuring brand new 3-bedroom, 2-bathroom homes for sale and for rent. Our homes feature full kitchen appliance packages, front and back decks, luxurious kitchens and spacious primary suites. Countryside Estates is more than just a neighborhood it is a community. Our friendly and experienced staff hosts events for our residents throughout the year. Some of our events include after-school tutoring, summer lunch programs, Friday movie nights, and a yearly resident appreciation BBQ. Our residents are able to use any of our community amenities free of charge, amenities include a playground and basketball court. Countryside Estates' large lots, top notch amenities and emergency maintenance creates a wonderful environment to call home. Call Countryside Estates today to schedule a tour of your new home! Explore the rich history of Northeastern Ohio or experience the fruits of the surrounding area at local wineries. Nearby parks and lakes provide endless opportunities for community residents to revel in the serene nature around them without traveling far from home. The Ravenna community has no shortage of restaurants, entertainment, and shopping for residents of all kinds. Join the lively and vibrant community of Countryside Estates today!Countryside Estates by UMH Properties, Inc. is located in the Southeast Schools District of Ohio. Community students will begin grades K-5 at Southeast Primary School, complete grades 6-8 at Southeast Middle School, and finish grades 9-12 at Southeast High School. After graduation, the student can move on to higher education at the nearby Kent State University or NEO Medical University. Those students or adults looking to jumpstart a career have access to the Maplewood Career Center and Trumbull County Career Center.

Key facts

• Built 2026
• Listed 74 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $124k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 $859 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Recommended offer $116,748 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.30% ✓
• Cap rate: 10.32%
• Cash-on-cash: 14.39%
• DSCR: 1.64
• GRM: 6.4

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: 4.8%
• Equity multiple: 1.19×
• Total profit: $6,466
• Equity at exit: $18,519

10-year hold

• IRR: 14.3%
• Equity multiple: 2.15×
• Total profit: $39,940
• Equity at exit: $10,739

Cash invested: $34,776 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,614 medium
• Mortgage (P&I): −$651
• Tax est. 1.5%: −$155 /mo · $1,863/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $417

Break-even live

Break-even rent $1,086

Max offer price $124,200

Occupancy floor 69%

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: $31,050
• Closing costs: $3,726
• 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	43d	1	0.08mi

Listing history 14 events

1. 2026-06-19
   days on market $124,200 Active 75 DOM
2. 2026-06-18
   days on market $124,200 Active 74 DOM
3. 2026-06-17
   days on market $124,200 Active 73 DOM
4. 2026-06-16
   days on market $124,200 Active 72 DOM
5. 2026-06-15
   days on market $124,200 Active 71 DOM
6. 2026-06-14
   days on market $124,200 Active 69 DOM
7. 2026-06-13
   days on market $124,200 Active 68 DOM
8. 2026-06-10
   pricedays on market $124,200 Active 66 DOM
9. 2026-06-03
   days on market $112,600 Active 65 DOM
10. 2026-06-02
    days on market $112,600 Active 64 DOM
11. 2026-06-01
    days on market $112,600 Active 63 DOM
12. 2026-05-31
    days on market $112,600 Active 62 DOM
13. 2026-05-30
    days on market $112,600 Active 61 DOM
14. 2026-03-30
    listed $112,600 Active 1851-char remark

    Show marketing remark (1851 chars)

    Countryside Estates Community located in Ravenna, OH is a beautiful community featuring brand new 3-bedroom, 2-bathroom homes for sale and for rent. Our homes feature full kitchen appliance packages, front and back decks, luxurious kitchens and spacious primary suites. Countryside Estates is more than just a neighborhood it is a community. Our friendly and experienced staff hosts events for our residents throughout the year. Some of our events include after-school tutoring, summer lunch programs, Friday movie nights, and a yearly resident appreciation BBQ. Our residents are able to use any of our community amenities free of charge, amenities include a playground and basketball court. Countryside Estates' large lots, top notch amenities and emergency maintenance creates a wonderful environment to call home. Call Countryside Estates today to schedule a tour of your new home! Explore the rich history of Northeastern Ohio or experience the fruits of the surrounding area at local wineries. Nearby parks and lakes provide endless opportunities for community residents to revel in the serene nature around them without traveling far from home. The Ravenna community has no shortage of restaurants, entertainment, and shopping for residents of all kinds. Join the lively and vibrant community of Countryside Estates today!Countryside Estates by UMH Properties, Inc. is located in the Southeast Schools District of Ohio. Community students will begin grades K-5 at Southeast Primary School, complete grades 6-8 at Southeast Middle School, and finish grades 9-12 at Southeast High School. After graduation, the student can move on to higher education at the nearby Kent State University or NEO Medical University. Those students or adults looking to jumpstart a career have access to the Maplewood Career Center and Trumbull County Career Center.

ⓘ 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 ≥96°F today · 18 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: $19,374
• − Mortgage interest: −$6,957
• − Property taxes: −$1,863
• − Insurance: −$621
• − Repairs & maintenance: −$1,550
• − Management: −$1,550
• − Depreciation: −$3,613
• Taxable income: $3,220
• Est. tax owed @ 24.0%: −$773
• After-tax cash flow: $4,233/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

Fair 40/100 Moderate rehab

This manufactured home requires significant repairs and maintenance to improve its condition and value. Immediate attention to the exterior, interior, HVAC, and landscaping is recommended.

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — No visible damage, but siding condition suggests underlying issues
• Major flooring — No visible flooring, but siding condition suggests underlying issues
• Major interior walls/paint — No visible interior, but siding condition suggests underlying issues
• Major HVAC/mechanicals — No visible systems, but siding condition suggests underlying issues
• Major landscaping — Overgrown vegetation, unkempt appearance

Value-add opportunities

• Both repair and paint exterior — Enhances curb appeal and property value
• Both repair and paint interior — Improves living space and property value
• Both replace HVAC system — Enhances comfort and property value
• Both landscaping and curb appeal — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
roof · No visible damage, but siding condition suggests underlying issues	Major	$15,000–50,000
flooring · No visible flooring, but siding condition suggests underlying issues	Major	$15,000–50,000
interior walls/paint · No visible interior, but siding condition suggests underlying issues	Major	$15,000–50,000
HVAC/mechanicals · No visible systems, but siding condition suggests underlying issues	Major	$15,000–50,000
landscaping · Overgrown vegetation, unkempt appearance	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both repair and paint exterior — Enhances curb appeal and property value ↑
• Both repair and paint interior — Improves living space and property value ↑
• Both replace HVAC system — Enhances comfort and property value ↑
• Both landscaping and curb appeal — Enhances curb appeal and property 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: 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

1 event — show timeline

• 2026-03-30 Listed $112,600 Zillow