5219 N St NE · Sandyville, OH 44643

$24,900

2 bd · 1.0 ba · 924 sqft · SingleFamily · 274 Days on market

Built 1990 Good condition 435 sqft lot $27/sqft · 88% below area ↓ 45% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Condition / age +4.0/5.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Totally remodeled 2 bedroom mobile home in Sandy Valley Estates. Everything has been done inside and out within the last 3 years. Enjoy the open floor plan featuring a kitchen with stainless appliances and LVT flooring, a spacious living room with LVT flooring, a large primary bedroom with carpet and a big closet, an ample sized 2nd bedroom with carpet and big closet, an updated full bathroom and a laundry area. Other features include a relaxing covered porch, a storage shed, new vinyl windows, new kitchen cabinets and appliances, new bathroom, new light and plumbing fixtures, new flooring throughout, fresh paint inside and out, new metal roof and more. Lot rent is $558 per month. Sandy Valley Estates offers a playground, basketball courts, community center and it's conveniently located close to the Sandy Valley Schools Campus.

Key facts

• Covered porch
• Open floor plan
• Stainless appliances

Tags

• REMODELED MOBILE HOME
• OPEN FLOOR PLAN
• STAINLESS APPLIANCES
• LVT FLOORING
• COVERED PORCH
• STORAGE SHED

🏷️ Possibly a rental listed for sale. The $24,900 price doesn't fit this home's estimated sale value (~$215,230) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#1,137 in OH) — a working-class tenant base; expect higher turnover. Strengths: employment A+, cost of living A+, crime A; Watch: amenities F, commute F, housing F.
• Sandy Valley Local (rural): math 56% / reading 63% proficiency, ranked #296 of 656 in OH (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Sandy Valley Elementary School (math 67% / reading 67%, grade B+, #456 of 1,584 statewide, top 31%, 544 students, 45% FRL); Sandy Valley Middle School (math 55% / reading 62%, grade B, #287 of 654 statewide, top 45%, 300 students, 0% FRL); Sandy Valley High School (math 32% / reading 57%, grade F, #470 of 781 statewide, top 62%, 420 students, 71% FRL).
• Market conditions: 30 active listings in the ZIP; 244 units permitted in Tuscarawas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($172 loan paydown + $2k appreciation (10.0% local appreciation)).
• Tuscarawas County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 274 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.

Recommended offer $21,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 274 days. Have you received any prior offers? Is the seller open to a 12% 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.82% ✓
• Cap rate: 34.17%
• Cash-on-cash: 99.57%
• DSCR: 5.43
• GRM: 2.2

CMA / ARV

• ARV (median comp): $215,230
• List price: $24,900
• Delta: -88.43%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.23×
• Total profit: $50,419
• Equity at exit: $22,432

10-year hold

• IRR: —
• Equity multiple: 18.14×
• Total profit: $119,531
• Equity at exit: $48,375

Cash invested: $6,972 (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 44643

• Home prices YoY: 8.3%
• Active inventory: 30
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $374/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $578

Break-even live

Break-even rent $218

Max offer price $24,900

Occupancy floor 34%

Sensitivity live

Price	-10% $596	-5% $587	+0% $578	+5% $570	+10% $561
Rent	-10% $503	-5% $541	+0% $578	+5% $616	+10% $654
Rate	-1.0pp $591	-0.5pp $585	base $578	+0.5pp $572	+1.0pp $565

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-09
   statusdays on market $24,900 Pending 274 DOM
2. 2026-06-08
   days on market $24,900 Active 273 DOM
3. 2026-06-08
   days on market $24,900 Active 272 DOM
4. 2026-06-07
   days on market $24,900 Active 271 DOM
5. 2026-06-04
   days on market $24,900 Active 268 DOM
6. 2026-06-02
   days on market $24,900 Active 267 DOM
7. 2026-06-01
   days on market $24,900 Active 266 DOM
8. 2026-05-31
   days on market $24,900 Active 265 DOM
9. 2026-04-22
   price $24,900 839-char remark

   Show marketing remark (839 chars)

   Totally remodeled 2 bedroom mobile home in Sandy Valley Estates. Everything has been done inside and out within the last 3 years. Enjoy the open floor plan featuring a kitchen with stainless appliances and LVT flooring, a spacious living room with LVT flooring, a large primary bedroom with carpet and a big closet, an ample sized 2nd bedroom with carpet and big closet, an updated full bathroom and a laundry area. Other features include a relaxing covered porch, a storage shed, new vinyl windows, new kitchen cabinets and appliances, new bathroom, new light and plumbing fixtures, new flooring throughout, fresh paint inside and out, new metal roof and more. Lot rent is $558 per month. Sandy Valley Estates offers a playground, basketball courts, community center and it's conveniently located close to the Sandy Valley Schools Campus.

10. 2026-04-15
    price $26,400 839-char remark

    Show marketing remark (839 chars)

    Totally remodeled 2 bedroom mobile home in Sandy Valley Estates. Everything has been done inside and out within the last 3 years. Enjoy the open floor plan featuring a kitchen with stainless appliances and LVT flooring, a spacious living room with LVT flooring, a large primary bedroom with carpet and a big closet, an ample sized 2nd bedroom with carpet and big closet, an updated full bathroom and a laundry area. Other features include a relaxing covered porch, a storage shed, new vinyl windows, new kitchen cabinets and appliances, new bathroom, new light and plumbing fixtures, new flooring throughout, fresh paint inside and out, new metal roof and more. Lot rent is $558 per month. Sandy Valley Estates offers a playground, basketball courts, community center and it's conveniently located close to the Sandy Valley Schools Campus.

11. 2026-03-27
    price $27,400 839-char remark

    Show marketing remark (839 chars)

    Totally remodeled 2 bedroom mobile home in Sandy Valley Estates. Everything has been done inside and out within the last 3 years. Enjoy the open floor plan featuring a kitchen with stainless appliances and LVT flooring, a spacious living room with LVT flooring, a large primary bedroom with carpet and a big closet, an ample sized 2nd bedroom with carpet and big closet, an updated full bathroom and a laundry area. Other features include a relaxing covered porch, a storage shed, new vinyl windows, new kitchen cabinets and appliances, new bathroom, new light and plumbing fixtures, new flooring throughout, fresh paint inside and out, new metal roof and more. Lot rent is $558 per month. Sandy Valley Estates offers a playground, basketball courts, community center and it's conveniently located close to the Sandy Valley Schools Campus.

12. 2026-02-23
    price $28,900 839-char remark

    Show marketing remark (839 chars)

    Totally remodeled 2 bedroom mobile home in Sandy Valley Estates. Everything has been done inside and out within the last 3 years. Enjoy the open floor plan featuring a kitchen with stainless appliances and LVT flooring, a spacious living room with LVT flooring, a large primary bedroom with carpet and a big closet, an ample sized 2nd bedroom with carpet and big closet, an updated full bathroom and a laundry area. Other features include a relaxing covered porch, a storage shed, new vinyl windows, new kitchen cabinets and appliances, new bathroom, new light and plumbing fixtures, new flooring throughout, fresh paint inside and out, new metal roof and more. Lot rent is $558 per month. Sandy Valley Estates offers a playground, basketball courts, community center and it's conveniently located close to the Sandy Valley Schools Campus.

13. 2026-02-03
    price $30,000 839-char remark

    Show marketing remark (839 chars)

    Totally remodeled 2 bedroom mobile home in Sandy Valley Estates. Everything has been done inside and out within the last 3 years. Enjoy the open floor plan featuring a kitchen with stainless appliances and LVT flooring, a spacious living room with LVT flooring, a large primary bedroom with carpet and a big closet, an ample sized 2nd bedroom with carpet and big closet, an updated full bathroom and a laundry area. Other features include a relaxing covered porch, a storage shed, new vinyl windows, new kitchen cabinets and appliances, new bathroom, new light and plumbing fixtures, new flooring throughout, fresh paint inside and out, new metal roof and more. Lot rent is $558 per month. Sandy Valley Estates offers a playground, basketball courts, community center and it's conveniently located close to the Sandy Valley Schools Campus.

14. 2025-12-03
    price $32,400 839-char remark

    Show marketing remark (839 chars)

    Totally remodeled 2 bedroom mobile home in Sandy Valley Estates. Everything has been done inside and out within the last 3 years. Enjoy the open floor plan featuring a kitchen with stainless appliances and LVT flooring, a spacious living room with LVT flooring, a large primary bedroom with carpet and a big closet, an ample sized 2nd bedroom with carpet and big closet, an updated full bathroom and a laundry area. Other features include a relaxing covered porch, a storage shed, new vinyl windows, new kitchen cabinets and appliances, new bathroom, new light and plumbing fixtures, new flooring throughout, fresh paint inside and out, new metal roof and more. Lot rent is $558 per month. Sandy Valley Estates offers a playground, basketball courts, community center and it's conveniently located close to the Sandy Valley Schools Campus.

15. 2025-11-13
    price $34,900 839-char remark

    Show marketing remark (839 chars)

    Totally remodeled 2 bedroom mobile home in Sandy Valley Estates. Everything has been done inside and out within the last 3 years. Enjoy the open floor plan featuring a kitchen with stainless appliances and LVT flooring, a spacious living room with LVT flooring, a large primary bedroom with carpet and a big closet, an ample sized 2nd bedroom with carpet and big closet, an updated full bathroom and a laundry area. Other features include a relaxing covered porch, a storage shed, new vinyl windows, new kitchen cabinets and appliances, new bathroom, new light and plumbing fixtures, new flooring throughout, fresh paint inside and out, new metal roof and more. Lot rent is $558 per month. Sandy Valley Estates offers a playground, basketball courts, community center and it's conveniently located close to the Sandy Valley Schools Campus.

16. 2025-10-21
    price $39,900 839-char remark

    Show marketing remark (839 chars)

    Totally remodeled 2 bedroom mobile home in Sandy Valley Estates. Everything has been done inside and out within the last 3 years. Enjoy the open floor plan featuring a kitchen with stainless appliances and LVT flooring, a spacious living room with LVT flooring, a large primary bedroom with carpet and a big closet, an ample sized 2nd bedroom with carpet and big closet, an updated full bathroom and a laundry area. Other features include a relaxing covered porch, a storage shed, new vinyl windows, new kitchen cabinets and appliances, new bathroom, new light and plumbing fixtures, new flooring throughout, fresh paint inside and out, new metal roof and more. Lot rent is $558 per month. Sandy Valley Estates offers a playground, basketball courts, community center and it's conveniently located close to the Sandy Valley Schools Campus.

17. 2025-09-08
    listed $44,900 Active 839-char remark

    Show marketing remark (839 chars)

    Totally remodeled 2 bedroom mobile home in Sandy Valley Estates. Everything has been done inside and out within the last 3 years. Enjoy the open floor plan featuring a kitchen with stainless appliances and LVT flooring, a spacious living room with LVT flooring, a large primary bedroom with carpet and a big closet, an ample sized 2nd bedroom with carpet and big closet, an updated full bathroom and a laundry area. Other features include a relaxing covered porch, a storage shed, new vinyl windows, new kitchen cabinets and appliances, new bathroom, new light and plumbing fixtures, new flooring throughout, fresh paint inside and out, new metal roof and more. Lot rent is $558 per month. Sandy Valley Estates offers a playground, basketball courts, community center and it's conveniently located close to the Sandy Valley Schools Campus.

ⓘ 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: $11,401
• − Mortgage interest: −$1,395
• − Property taxes: −$374
• − Insurance: −$124
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$724
• Taxable income: $6,960
• Est. tax owed @ 24.0%: −$1,670
• After-tax cash flow: $5,271/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 80/100 Cosmetic rehab

This mobile home is in excellent condition with recent renovations, making it move-in ready and suitable for both resale and rental.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and resale value
• Both Updating the flooring in the bedrooms — Improves aesthetics and resale value
• Both Upgrading the kitchen appliances — Enhances functionality and resale value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and resale value ↑
• Both Updating the flooring in the bedrooms — Improves aesthetics and resale value ↑
• Both Upgrading the kitchen appliances — Enhances functionality and resale 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: Sandy Valley Local
• NCES district ID: 3904994
• Math proficiency: 56% ▼ -10.00%
• Reading proficiency: 63% ▼ -3.00%
• Median HH income: $49,859
• Composite: 50.62/100
• National rank: #1842
• State rank: #296 of 656 in OH

Livability — Sandyville

• Score: 55/100
• State rank: #1137
• US rank: #23610

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Carroll · 27,595 people
• City population: 77
• Metro: Canton-Massillon, OH
• Population (ZIP): 3,666
• Household income: $62,981
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 26.3

Population outlook (Tuscarawas County) Hauer SSP2

• Today (2025): 92,253 people
• By 2030: 91,060 · -1.3%
• By 2040: 87,479 · -5.2%
• By 2050: 83,174 · -9.8%
• By 2075: 72,000 · -22.0%
• By 2100: 58,574 · -36.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1% Hispanic / Latino 1%
• Common ancestry: Italian 4% Lithuanian 3% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Tuscarawas

• 2024 margin: Solid R (+43.3) · D 28.0% · R 71.2%
• 2008→2024 swing: -45.7pp toward R · 2008: 2.4pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+39.9 2016: R+35.5 2012: R+9.8 2008: D+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.78%
• Current HPI: 256.734
• 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

-44.5% since first listed

9 events — show timeline

• 2026-04-22 Price Changed $24,900 MLSNOW
• 2026-04-15 Price Changed $26,400 MLSNOW
• 2026-03-27 Price Changed $27,400 MLSNOW
• 2026-02-23 Price Changed $28,900 MLSNOW
• 2026-02-03 Price Changed $30,000 MLSNOW
• 2025-12-03 Price Changed $32,400 MLSNOW
• 2025-11-13 Price Changed $34,900 MLSNOW
• 2025-10-21 Price Changed $39,900 MLSNOW
• 2025-09-08 Listed $44,900 MLSNOW