1275 Norton Ave Unit H4 · Norton, OH 44203

$55,000

2 bd · 2.0 ba · 784 sqft · SingleFamily · 102 Days on market

Built 2025 Excellent condition 2,178 sqft lot $70/sqft · 58% 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 +5.9/10.0
• Condition / age +5.0/5.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous brand new Clayton mobile home with 2 year warranty on all systems. Serene safe community all ages welcome. Brand new Clayton mobile home offers 2 bedrooms and 2 full baths. This home is beautifully crafted and designed for comfort, style, and value. With an open floor plan, modern kitchen, spacious living areas, and energy-efficient construction, it’s the perfect place to call your own. The home offers a gourmet kitchen with an island , designer wooden cabinets, and upgraded appliances to include a gas stove, dishwasher and refrigerator. Exquisite grey wooden plank vinyl flooring T/O add to the light and bright design of this beautifully adorned home. Two master suites offer privacy and space for everyone! Other features include separate laundry room , walk in closets and large front porch. Perfect location to walk to shops and restaurants.

Key facts

• 2,178 sq ft lot
• Parking
• Built 2025

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $55k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $622 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.9% vs local median 3.2% in Norton — 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 80/100 on livability (#118 in OH, #1,738 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Norton City (suburban): math 68% / reading 69% proficiency, ranked #152 of 656 in OH (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Norton Elementary School (math 83% / reading 74%, grade A, #200 of 1,584 statewide, top 13%, 621 students, 35% FRL); Norton Middle School (math 64% / reading 65%, grade A-, #205 of 654 statewide, top 34%, 657 students, 38% FRL); Norton High School (math 57% / reading 72%, grade B-, #164 of 781 statewide, top 24%, 784 students, 26% FRL).
• Market conditions: Rents rising fast (+5.9%/yr); 226 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Summit County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 5.9% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.

Recommended offer $50,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 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. 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: 2.31% ✓
• Cap rate: 19.86%
• Cash-on-cash: 48.45%
• DSCR: 3.16
• GRM: 3.6

CMA / ARV

• ARV (median comp): $130,107
• List price: $55,000
• Delta: -57.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.86% rent growth · sell at horizon

5-year hold

• IRR: 49.2%
• Equity multiple: 3.24×
• Total profit: $34,458
• Equity at exit: $8,201

10-year hold

• IRR: 55.9%
• Equity multiple: 7.32×
• Total profit: $97,404
• Equity at exit: $4,755

Cash invested: $15,400 (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 44203

• Rents YoY: 5.9%
• Active inventory: 226
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,268 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $622

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 46%

Sensitivity live

Price	-10% $660	-5% $641	+0% $622	+5% $603	+10% $584
Rent	-10% $522	-5% $572	+0% $622	+5% $672	+10% $722
Rate	-1.0pp $649	-0.5pp $636	base $622	+0.5pp $607	+1.0pp $593

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1275 Norton Ave #1283 Norton, OH	3.0	1.0	932	$1,200	$1.29	45d	1	0.03mi
3888 Long Dr Norton, OH	2.0	2.0	1000	$1,601	$1.60	15d	1	0.25mi
3839-3859 Long Dr Norton, OH	1.0	1.0	750	$1,141	$1.52	16d	2	0.28mi
3943 Long Dr Norton, OH	2.0	1.0–2.0	1200	$1,508	$1.26	15d	5	0.30mi
3953 Mount Vernon Blvd Norton, OH	2.0	1.0	1000	$1,318	$1.32	15d	1	0.43mi
3343 Columbia Woods Dr Norton, OH	1.0–2.0	1.0–2.0	900	$1,525	$1.69	4d	9	0.46mi
3757 S Cleveland Massillon Rd Barberton, OH	1.0	1.0	675	$908	$1.35	16d	2	0.65mi
1270 South Ave Barberton, OH	1.0–2.0	1.0–1.5	1012	$1,449	$1.43	15d	1	1.25mi
1285 Wooster Rd W Barberton, OH	2.0	1.0	900	$1,100	$1.22	16d	1	1.39mi
288 5th St NW Unit 288 1/2 Barberton, OH	1.0	1.0	720	$750	$1.04	25d	1	1.41mi
667 W Park Ave Barberton, OH	2.0	1.0	900	$1,350	$1.50	16d	1	1.46mi

Listing history 16 events

1. 2026-06-21
   days on market $55,000 Active 102 DOM
2. 2026-06-18
   days on market $55,000 Active 99 DOM
3. 2026-06-17
   days on market $55,000 Active 98 DOM
4. 2026-06-16
   days on market $55,000 Active 97 DOM
5. 2026-06-15
   days on market $55,000 Active 96 DOM
6. 2026-06-14
   days on market $55,000 Active 94 DOM
7. 2026-06-10
   days on market $55,000 Active 91 DOM
8. 2026-06-09
   days on market $55,000 Active 90 DOM
9. 2026-06-08
   days on market $55,000 Active 89 DOM
10. 2026-06-07
    days on market $55,000 Active 88 DOM
11. 2026-06-03
    days on market $55,000 Active 84 DOM
12. 2026-06-02
    days on market $55,000 Active 83 DOM
13. 2026-06-01
    days on market $55,000 Active 82 DOM
14. 2026-05-31
    days on market $55,000 Active 81 DOM
15. 2026-05-31
    days on market $55,000 Active 80 DOM
16. 2026-03-11
    listed $55,000 Active 869-char remark

    Show marketing remark (869 chars)

    Gorgeous brand new Clayton mobile home with 2 year warranty on all systems. Serene safe community all ages welcome. Brand new Clayton mobile home offers 2 bedrooms and 2 full baths. This home is beautifully crafted and designed for comfort, style, and value. With an open floor plan, modern kitchen, spacious living areas, and energy-efficient construction, it’s the perfect place to call your own. The home offers a gourmet kitchen with an island , designer wooden cabinets, and upgraded appliances to include a gas stove, dishwasher and refrigerator. Exquisite grey wooden plank vinyl flooring T/O add to the light and bright design of this beautifully adorned home. Two master suites offer privacy and space for everyone! Other features include separate laundry room , walk in closets and large front porch. Perfect location to walk to shops and restaurants.

ⓘ 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 ≥98°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: $15,217
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$1,600
• Taxable income: $7,002
• Est. tax owed @ 24.0%: −$1,680
• After-tax cash flow: $5,780/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 · 9 photos

Excellent 100/100 None rehab

This brand new Clayton mobile home is move-in ready with excellent condition and modern features. It offers a gourmet kitchen, two master suites, and two full bathrooms. The home is located in a serene community with a well-maintained exterior and landscaping.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Painting exterior — Fresh paint can improve curb appeal and value
• Both Add smart home features — Modernizes the home and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Painting exterior — Fresh paint can improve curb appeal and value ↑
• Both Add smart home features — Modernizes the home and adds 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: Norton City
• NCES district ID: 3904455
• Math proficiency: 68% ▼ -7.00%
• Reading proficiency: 69% ▼ -5.00%
• Median HH income: $61,163
• Composite: 59.19/100
• National rank: #946
• State rank: #152 of 656 in OH

Livability — Norton

• Score: 80/100
• State rank: #118
• US rank: #1738

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Norton, OH
• County: Summit County · 440,783 people
• City population: 38,705
• Metro: Akron, OH
• Population (ZIP): 38,701
• Household income: $63,759
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 805.0

Population outlook (Summit County) Hauer SSP2

• Today (2025): 546,583 people
• By 2030: 544,028 · -0.5%
• By 2040: 531,363 · -2.8%
• By 2050: 514,923 · -5.8%
• By 2075: 481,765 · -11.9%
• By 2100: 432,265 · -20.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Romanian 3% Slovak 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Russian/Polish/Slavic 1% Spanish 1%

Political lean MEDSL · Summit

• 2024 margin: Lean D (+7.0) · D 53.0% · R 46.0%
• 2008→2024 swing: -9.6pp toward R · 2008: 16.6pp · 2024: 7.0pp
• All cycles: 2024: D+7.0 2020: D+9.6 2016: D+8.2 2012: D+14.8 2008: D+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -224.82%
• Current HPI: 199.8143
• Rent YoY: ▲ 5.86%
• 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

• 2026-03-11 Listed $55,000 MLSNOW