1029 Parkview Ave · McDonald, OH 44437

$59,900

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 40 Days on market

Built 2002 0.29 ac lot $38/sqft · 69% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great value is this 3 bedroom home with 2 full baths, living room, family room, 1st floor laundry closet, front porch 18 x 10, back deck, 10 x 10.

Key facts

• Ample cabinetry
• One-floor living
• Spacious kitchen

Tags

• ONE-FLOOR LIVING
• LARGE LIVING ROOM
• SPACIOUS KITCHEN
• AMPLE CABINETRY
• PRIVATE FULL BATH
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $666 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#376 in OH) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Mcdonald Local (suburban): math 57% / reading 67% proficiency, ranked #259 of 656 in OH (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 21 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 129 units permitted in Trumbull County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Trumbull County population projected at -22% 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $60k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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: 2.42% ✓
• Cap rate: 19.63%
• Cash-on-cash: 47.63%
• DSCR: 3.12
• GRM: 3.4

CMA / ARV

• ARV (median comp): $195,232
• List price: $59,900
• Delta: -69.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 45.1%
• Equity multiple: 2.95×
• Total profit: $32,752
• Equity at exit: $8,931

10-year hold

• IRR: 51.0%
• Equity multiple: 5.97×
• Total profit: $83,365
• Equity at exit: $5,179

Cash invested: $16,772 (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 44437

• Home prices YoY: -7.8%
• Active inventory: 21
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$141 /mo · $1,689/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $666

Break-even live

Break-even rent $607

Max offer price $59,900

Occupancy floor 49%

Sensitivity live

Price	-10% $700	-5% $683	+0% $666	+5% $649	+10% $632
Rent	-10% $551	-5% $608	+0% $666	+5% $723	+10% $780
Rate	-1.0pp $696	-0.5pp $681	base $666	+0.5pp $650	+1.0pp $634

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3504 Oakview Dr Girard, OH	3.0	1.0	1276	$1,450	$1.14	14d	1	0.36mi

Listing history 22 events

1. 2026-06-19
   days on market $59,900 Active 40 DOM
2. 2026-06-18
   days on market $59,900 Active 39 DOM
3. 2026-06-17
   days on market $59,900 Active 38 DOM
4. 2026-06-16
   days on market $59,900 Active 37 DOM
5. 2026-06-15
   days on market $59,900 Active 36 DOM
6. 2026-06-14
   days on market $59,900 Active 34 DOM
7. 2026-06-13
   days on market $59,900 Active 33 DOM
8. 2026-06-10
   days on market $59,900 Active 31 DOM
9. 2026-06-09
   days on market $59,900 Active 30 DOM
10. 2026-06-08
    days on market $59,900 Active 29 DOM
11. 2026-06-07
    days on market $59,900 Active 28 DOM
12. 2026-06-05
    days on market $59,900 Active 25 DOM
13. 2026-06-03
    days on market $59,900 Active 24 DOM
14. 2026-06-02
    days on market $59,900 Active 23 DOM
15. 2026-06-01
    days on market $59,900 Active 22 DOM
16. 2026-05-31
    days on market $59,900 Active 21 DOM
17. 2026-05-30
    pricedays on market $59,900 Active 20 DOM
18. 2026-05-10
    listed $69,900 Active 800-char remark
19. 2017-02-10
    status Pending 146-char remark

    Show marketing remark (146 chars)

    Great value is this 3 bedroom home with 2 full baths, living room, family room, 1st floor laundry closet, front porch 18 x 10, back deck, 10 x 10.

20. 2017-02-06
    soldstatus $32,000 Sold 146-char remark

    Show marketing remark (146 chars)

    Great value is this 3 bedroom home with 2 full baths, living room, family room, 1st floor laundry closet, front porch 18 x 10, back deck, 10 x 10.

21. 2016-12-27
    historical Contingent 146-char remark

    Show marketing remark (146 chars)

    Great value is this 3 bedroom home with 2 full baths, living room, family room, 1st floor laundry closet, front porch 18 x 10, back deck, 10 x 10.

22. 2016-12-19
    listed $40,000 Active 146-char remark

    Show marketing remark (146 chars)

    Great value is this 3 bedroom home with 2 full baths, living room, family room, 1st floor laundry closet, front porch 18 x 10, back deck, 10 x 10.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $1,689 · $141/mo
• Projected year-2 tax: $1,689 · $141/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,400
• − Mortgage interest: −$3,355
• − Property taxes: −$1,689
• − Insurance: −$300
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$1,743
• Taxable income: $7,529
• Est. tax owed @ 24.0%: −$1,807
• After-tax cash flow: $6,181/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: Mcdonald Local
• NCES district ID: 3905022
• Math proficiency: 57% ▼ -20.00%
• Reading proficiency: 67% ▼ -11.00%
• Median HH income: $49,637
• Composite: 52.66/100
• National rank: #1554
• State rank: #259 of 656 in OH

Livability — McDonald

• Score: 72/100
• State rank: #376
• US rank: #6131

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McDonald, OH
• County: Trumbull · 193,293 people
• City population: 3,900
• Metro: Youngstown-Warren, OH
• Population (ZIP): 3,900
• Household income: $72,545
• Rent vs Own: 17.1% rent · 82.9% own

Population outlook (Trumbull County) Hauer SSP2

• Today (2025): 191,696 people
• By 2030: 184,015 · -4.0%
• By 2040: 166,810 · -13.0%
• By 2050: 149,857 · -21.8%
• By 2075: 115,769 · -39.6%
• By 2100: 83,617 · -56.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 7% Scotch-Irish 2% Subsaharan African 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Other Indo-European 3% Spanish 1%

Political lean MEDSL · Trumbull

• 2024 margin: R (+16.8) · D 41.2% · R 58.0%
• 2008→2024 swing: -39.2pp toward R · 2008: 22.4pp · 2024: -16.8pp
• All cycles: 2024: R+16.8 2020: R+10.6 2016: R+6.4 2012: D+22.2 2008: D+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.52%
• Current HPI: 241.8126
• 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

+49.8% since first listed

6 events — show timeline

• 2026-05-30 Price Changed $59,900 MLSNOW
• 2026-05-10 Listed $69,900 MLSNOW
• 2017-02-10 Pending — MLSNOW
• 2017-02-06 Sold (MLS) $32,000 MLSNOW
• 2016-12-27 Contingent — MLSNOW
• 2016-12-19 Listed $40,000 MLSNOW

Property tax history

+0.7%/yr

Latest (2025): $1,689 · +0.4% YoY. Source: county tax records.