12710 Lisbon St SE · Robertsville, OH 44669

$49,000

3 bd · 2.0 ba · 980 sqft · Manufactured · 9 Days on market

Built 2001 0.83 ac lot

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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 +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to country living! The mobile home sits on approximately . 80 acre with a fenced in area for kids, pets, or a garden area. The home was constructed around 2002 with just under 1,000 square feet and is move-in ready with 3 bedrooms/2 baths with a split bedroom design meaning one bedroom on one side and the other 2 bedrooms on the opposite end. There is a nicely sized living room and kitchen along with a mudroom area when entering the home from the front walk. The bonus is the 2 full baths plus a shed. Don't hesitate on your chance to own this one! This will need to be a cash sale. The adjacent ranch home on a separate parcel at 12722 Lisbon is also for sale and can be purchased as a

Key facts

• Hardwood flooring
• Walk-up access
• Eat-in kitchen

Tags

• PARTIALLY FINISHED BASEMENT
• WALK-UP ACCESS
• HARDWOOD FLOORING
• EAT-IN KITCHEN
• SLIDING DOORS
• LUSH LANDSCAPING

Property features AI

Exterior

• Parking: Driveway (unpaved); One covered carport space
• Utilities: Septic tank; Shared well
• Home design: Single-story home
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Full chain-link fencing; Yard shed(s)

Interior

• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Main-level living; Estimated 980 above-grade finished area
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $49k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($975 rent vs $49k).

Location & tenants

• Location reads 61/100 on livability (#944 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: employment D+, crime D, amenities F.
• Minerva Local (town): math 55% / reading 57% proficiency, ranked #352 of 656 in OH (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 6 active listings in the ZIP; solid renter incomes; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• This rent is only 15% of the median local income ($79k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $5k of equity ($339 loan paydown + $5k appreciation (10.0% local appreciation)).
• Stark County population projected to shrink 8% 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $8k; list at $49k implies a 512% gain — meaningful room to come down on a strong offer.

Recommended offer $49,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
3. 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.
4. 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.
5. 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: 1.99% ✓
• Cap rate: 17.73%
• Cash-on-cash: 40.86%
• DSCR: 2.82
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 55.9%
• Equity multiple: 5.11×
• Total profit: $56,434
• Equity at exit: $44,143

10-year hold

• IRR: 49.4%
• Equity multiple: 11.41×
• Total profit: $142,775
• Equity at exit: $95,196

Cash invested: $13,720 (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 44669

• Home prices YoY: 5.3%
• Active inventory: 6
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$26 /mo · $308/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $467

Break-even live

Break-even rent $384

Max offer price $49,000

Occupancy floor 47%

Sensitivity live

Price	-10% $495	-5% $481	+0% $467	+5% $453	+10% $439
Rent	-10% $390	-5% $429	+0% $467	+5% $506	+10% $544
Rate	-1.0pp $492	-0.5pp $480	base $467	+0.5pp $454	+1.0pp $442

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $49,000 Active 9 DOM
2. 2026-06-17
   days on market $49,000 Active 8 DOM
3. 2026-06-16
   days on market $49,000 Active 7 DOM
4. 2026-06-15
   days on market $49,000 Active 6 DOM
5. 2026-06-14
   days on market $49,000 Active 4 DOM
6. 2026-06-13
   days on market $49,000 Active 3 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $49,000 Active 1 DOM

ⓘ 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: $308 · $26/mo
• Projected year-2 tax: $536 · $45/mo
• Expected delta: +$228/yr (+$19/mo · 74.1%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,699
• − Mortgage interest: −$2,745
• − Property taxes: −$308
• − Insurance: −$245
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$1,425
• Taxable income: $5,104
• Est. tax owed @ 24.0%: −$1,225
• After-tax cash flow: $4,381/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: Minerva Local
• NCES district ID: 3904989
• Math proficiency: 55% ▼ -14.00%
• Reading proficiency: 57% ▼ -8.00%
• Median HH income: $48,153
• Composite: 47.58/100
• National rank: #2263
• State rank: #352 of 656 in OH

Livability — Robertsville

• Score: 61/100
• State rank: #944
• US rank: #18216

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Stark · 366,688 people
• City population: 155
• Metro: Canton-Massillon, OH
• Population (ZIP): 1,889
• Household income: $79,485
• Rent vs Own: 27.8% rent · 72.2% own

Population outlook (Stark County) Hauer SSP2

• Today (2025): 373,708 people
• By 2030: 371,245 · -0.7%
• By 2040: 361,331 · -3.3%
• By 2050: 345,290 · -7.6%
• By 2075: 302,669 · -19.0%
• By 2100: 238,870 · -36.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Italian 12% Scotch-Irish 3% Slovak 3%

Political lean MEDSL · Stark

• 2024 margin: Strong R (+21.9) · D 38.6% · R 60.5%
• 2008→2024 swing: -27.4pp toward R · 2008: 5.5pp · 2024: -21.9pp
• All cycles: 2024: R+21.9 2020: R+18.5 2016: R+17.4 2012: R+0.4 2008: D+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.10%
• Current HPI: 262.0882
• 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

+512.5% since first listed

2 events — show timeline

• 2026-06-09 Listed $49,000 MLSNOW
• 1990-10-29 Sold (Public Records) $8,000 Public Records

Property tax history

+1.8%/yr

Latest (2024): $308 · +6.2% YoY. Source: county tax records.