10039 State Route 700 Lot 118 · Hiram, OH 44255

$55,000

3 bd · 2.0 ba · 2,016 sqft · SingleFamily · 26 Days on market

Built 1999 Fair condition 435 sqft lot

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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 +4.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Peaceful living and low maintenance in this large mobile home located in James A Garfield schools. Outside there is ample parking with the paved driveway, wood deck with metal canopy and two 8 X 12 sheds. Inside there is over 2,000 square feet of living space. Enter into the first living room with a large bay window, off to the right is the master suite with walk in closet, private bathroom with garden tub and shower. Kitchen equipped with an island and full pantry. Laundry room with new washer and dryer. Second living room with a functioning fireplace. Two additional bedrooms with walk-in closets and another full bath with jacuzzi tub. Make this home yours today!

Key facts

• Master suite
• Wood deck
• Paved driveway

Tags

• PAVED DRIVEWAY
• WOOD DECK
• METAL CANOPY
• TWO SHEDS
• MASTER SUITE
• WALK IN CLOSET

Property features AI

Finance

• HOA & community: Has land lease ($375)

Exterior

• Parking: Concrete parking surface
• Utilities: Public water; Public sewer
• Home design: Single-story home; Vinyl siding exterior; Asphalt roof
• Construction: Built by owner (year built source: owner)
• Exterior features: Small lot (owner-reported)

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Propane fuel
• Interior features: Crawl space basement; One fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $694 ($8k/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: $54k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#413 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• James A Garfield Local (town): math 55% / reading 61% proficiency, ranked #320 of 656 in OH (top 49%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 22 active listings in the ZIP; 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 $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% 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 26 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $54,175 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.47% ✓
• Cap rate: 21.44%
• Cash-on-cash: 54.09%
• DSCR: 3.41
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $372,960
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9912 State Route 700	0.21mi	3/3.0	2,048 (+2%)	2mo	$379,000	$185	82

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 52.3%
• Equity multiple: 3.29×
• Total profit: $35,316
• Equity at exit: $8,201

10-year hold

• IRR: 57.5%
• Equity multiple: 6.70×
• Total profit: $87,761
• 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 44255

• Active inventory: 22
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,360 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $694

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 44%

Sensitivity live

Price	-10% $732	-5% $713	+0% $694	+5% $675	+10% $656
Rent	-10% $587	-5% $640	+0% $694	+5% $748	+10% $802
Rate	-1.0pp $722	-0.5pp $708	base $694	+0.5pp $680	+1.0pp $665

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: —

Listing history 50 events

1. 2026-06-03
   status $55,000 Pending 26 DOM
2. 2026-06-02
   days on market $55,000 Active 26 DOM
3. 2026-06-01
   days on market $55,000 Active 25 DOM
4. 2026-05-31
   days on market $55,000 Active 24 DOM
5. 2026-05-31
   days on market $55,000 Active 23 DOM
6. 2026-05-07
   listed $55,000 Active
7. 2025-11-14
   price $11,500
8. 2025-11-14
   price $23,000
9. 2025-11-14
   price $14,900
10. 2025-10-23
    soldstatus $109,000 Closed
11. 2025-09-16
    status Pending
12. 2025-08-29
    listed $109,000 Active
13. 2023-08-26
    price $26,900
14. 2023-08-26
    price $17,000
15. 2023-08-17
    price $11,500
16. 2023-08-17
    price $14,900
17. 2020-11-04
    price $11,500
18. 2020-11-04
    price $11,500
19. 2020-11-04
    price $26,900
20. 2020-11-04
    price $17,000
21. 2020-11-04
    price $23,000
22. 2020-11-04
    price $23,000
23. 2020-11-04
    price $23,000
24. 2020-11-04
    price $19,900
25. 2020-11-04
    price $19,900
26. 2020-11-04
    price $19,900
27. 2020-11-04
    price $19,900
28. 2020-11-02
    price $23,000
29. 2020-11-02
    price $14,900
30. 2020-11-02
    price $19,900
31. 2020-08-25
    price $11,500
32. 2020-08-25
    price $23,000
33. 2020-05-02
    price $26,900
34. 2020-05-02
    price $17,000
35. 2020-05-02
    price $23,000
36. 2020-05-02
    price $14,900
37. 2020-05-02
    price $19,900
38. 2015-05-15
    price $79,900
39. 2014-02-12
    price $11,500
40. 2014-02-12
    price $11,500
41. 2014-02-12
    price $140,500
42. 2014-02-12
    price $11,500
43. 2014-02-12
    price $23,000
44. 2014-02-12
    price $23,000
45. 2014-02-12
    price $14,900
46. 2014-02-12
    price $14,900
47. 2014-02-12
    price $105,500
48. 2014-02-12
    price $14,900
49. 2014-02-12
    price $26,900
50. 2014-02-12
    price $26,900

ⓘ 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 2/10 Low 7 d/yr ≥95°F today · 17 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: $16,317
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$1,600
• Taxable income: $7,925
• Est. tax owed @ 24.0%: −$1,902
• After-tax cash flow: $6,427/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

Fair 45/100 Moderate rehab

This mobile home requires moderate renovations to improve its appearance and functionality, with a focus on updating the kitchen and bathrooms.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — outdated and in need of replacement
• Minor landscaping — basic landscaping

Value-add opportunities

• Resale paint interior walls — enhances curb appeal
• Resale replace carpeted flooring — improves living space
• Both update kitchen and bathroom — enhances functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · outdated and in need of replacement	Moderate	$3,000–15,000
landscaping · basic landscaping	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal ↑
• Resale replace carpeted flooring — improves living space ↑
• Both update kitchen and bathroom — enhances functionality and aesthetics ↑

ⓘ 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: James A Garfield Local
• NCES district ID: 3904920
• Math proficiency: 55% ▼ -17.00%
• Reading proficiency: 61% ▼ -8.00%
• Median HH income: $48,895
• Composite: 49.29/100
• National rank: #2024
• State rank: #320 of 656 in OH

Livability — Hiram

• Score: 71/100
• State rank: #413
• US rank: #6814

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Portage · 165,699 people
• Metro: Akron, OH
• Population (ZIP): 7,043
• Household income: $74,221
• Rent vs Own: 11.6% rent · 88.4% own
• Severe rent burden: 7.1

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 (90%)
• Race & ethnicity: White 90% Two or more races 8% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Italian 3% Scotch-Irish 3%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -125.56%
• Current HPI: 202.2292
• 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

+23.6% since first listed

60 events — show timeline

• 2026-05-07 Listed $55,000 MLSNOW
• 2025-11-14 Price Changed $11,500 MLSNOW
• 2025-11-14 Price Changed $23,000 MLSNOW
• 2025-11-14 Price Changed $14,900 MLSNOW
• 2025-10-23 Sold (MLS) $109,000 MLSNOW
• 2025-09-16 Pending — MLSNOW
• 2025-08-29 Listed $109,000 MLSNOW
• 2023-08-26 Price Changed $26,900 MLSNOW
• 2023-08-26 Price Changed $17,000 MLSNOW
• 2023-08-17 Price Changed $14,900 MLSNOW
• 2023-08-17 Price Changed $11,500 MLSNOW
• 2020-11-04 Price Changed $11,500 MLSNOW
• 2020-11-04 Price Changed $11,500 MLSNOW
• 2020-11-04 Price Changed $17,000 MLSNOW
• 2020-11-04 Price Changed $26,900 MLSNOW
• 2020-11-04 Price Changed $19,900 MLSNOW
• 2020-11-04 Price Changed $19,900 MLSNOW
• 2020-11-04 Price Changed $19,900 MLSNOW
• 2020-11-04 Price Changed $19,900 MLSNOW
• 2020-11-04 Price Changed $23,000 MLSNOW
• 2020-11-04 Price Changed $23,000 MLSNOW
• 2020-11-04 Price Changed $23,000 MLSNOW
• 2020-11-02 Price Changed $19,900 MLSNOW
• 2020-11-02 Price Changed $14,900 MLSNOW
• 2020-11-02 Price Changed $23,000 MLSNOW
• 2020-08-25 Price Changed $11,500 MLSNOW
• 2020-08-25 Price Changed $23,000 MLSNOW
• 2020-05-02 Price Changed $17,000 MLSNOW
• 2020-05-02 Price Changed $26,900 MLSNOW
• 2020-05-02 Price Changed $19,900 MLSNOW
• 2020-05-02 Price Changed $14,900 MLSNOW
• 2020-05-02 Price Changed $23,000 MLSNOW
• 2015-05-15 Price Changed $79,900 MLSNOW
• 2014-02-12 Price Changed $19,900 MLSNOW
• 2014-02-12 Price Changed $19,900 MLSNOW
• 2014-02-12 Price Changed $189,900 MLSNOW
• 2014-02-12 Price Changed $19,900 MLSNOW
• 2014-02-12 Price Changed $17,000 MLSNOW
• 2014-02-12 Price Changed $17,000 MLSNOW
• 2014-02-12 Price Changed $26,900 MLSNOW
• 2014-02-12 Price Changed $26,900 MLSNOW
• 2014-02-12 Price Changed $14,900 MLSNOW
• 2014-02-12 Price Changed $105,500 MLSNOW
• 2014-02-12 Price Changed $14,900 MLSNOW
• 2014-02-12 Price Changed $14,900 MLSNOW
• 2014-02-12 Price Changed $23,000 MLSNOW
• 2014-02-12 Price Changed $23,000 MLSNOW
• 2014-02-12 Price Changed $11,500 MLSNOW
• 2014-02-12 Price Changed $140,500 MLSNOW
• 2014-02-12 Price Changed $11,500 MLSNOW
• 2014-02-12 Price Changed $11,500 MLSNOW
• 2013-11-15 Listing Removed — MLSNOW
• 2004-12-17 Listing Removed — MLSNOW
• 2004-09-17 Listing Removed — MLSNOW
• 2004-06-18 Listed $13,500 MLSNOW
• 2004-05-17 Listed $44,500 MLSNOW
• 2003-06-01 Listing Removed — MLSNOW
• 2003-02-02 Listing Removed — MLSNOW
• 2003-01-15 Listing Removed — MLSNOW
• 2002-12-31 Listing Removed — MLSNOW