11308 Stratton Rd · Congress, OH 44287

$129,900

2 bd · 1.5 ba · 1,256 sqft · Manufactured public records · 39 Days on market

Built 1994 2.00 ac lot

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Why this score? — see what drove the C 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 +16.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• DSCR +5.2/10.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0

Listing remarks MLS

Come see this affordable country living dream! If you've been searching for a little acreage without breaking the bank, this property is a must-see! Inside, this home offers 3 beds, 1 and bathrooms as well as an extra room that can be used for an office, library, or an additional living room space. In the front, there is a 30x10 enclosed area, perfect for storage, a mudroom, or flexible use. Outside, you'll find a spacious 24x24 garage for vehicles, tools, or hobbies. You'll also find a chicken coop and a shipping container for additional storage. Key updates include, a new roof in 2021, hot water tank in 2025, and new fridge and stove in 2025. Make it your own! Come enjoy 2 acres in the countryside of Wayne County! Sellers are only entertaining cash offers at this time due to the ongoing process of converting the title to a deed.

Key facts

• 2 acre lot
• Garage
• Built 1994

Property features AI

Exterior

• Parking: Garage
• Utilities: Well water; Septic tank
• Home design: Single-story home
• Construction: Vinyl siding; Metal roof
• Exterior features: Poultry coop on the property; Approximately 2 acres

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Water softener
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet in bedrooms, living room, family room and other main living areas; Linoleum in kitchen and bathroom
• Bathrooms: One full bathroom and one half bathroom (two main-level bathrooms total)
• Heating & cooling: Electric forced-air heating; Window air-conditioning units
• Interior features: Six total rooms; Main-level laundry
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $81 ($970/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (13.2% below list).
• Recommended offer: $113k (13.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 48/100 on livability (#1,178 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Northwestern Local (rural): math 60% / reading 70% proficiency, ranked #206 of 656 in OH (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 59 active listings in the ZIP; 284 units permitted in Wayne County in 2024 (42 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($898 loan paydown + $13k appreciation (10.0% local appreciation)).
• Wayne County population projected to shrink 6% 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.
• Current owner paid $59k; list at $130k implies a 120% gain — meaningful room to come down on a strong offer.

Recommended offer $112,781 (13.2% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.67%
• DSCR: 1.12
• GRM: 9.6

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: 26.2%
• Equity multiple: 3.09×
• Total profit: $75,857
• Equity at exit: $117,024

10-year hold

• IRR: 23.0%
• Equity multiple: 7.03×
• Total profit: $219,266
• Equity at exit: $252,367

Cash invested: $36,372 (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 44287

• Home prices YoY: 6.5%
• Active inventory: 59
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,128 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$75 /mo · $898/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $81

Break-even live

Break-even rent $1,026

Max offer price $129,900

Occupancy floor 88%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-17
   status $129,900 Pending 39 DOM
2. 2026-06-16
   days on market $129,900 Active 39 DOM
3. 2026-06-15
   days on market $129,900 Active 38 DOM
4. 2026-06-13
   days on market $129,900 Active 36 DOM
5. 2026-06-12
   days on market $129,900 Active 35 DOM
6. 2026-06-09
   days on market $129,900 Active 32 DOM
7. 2026-06-08
   days on market $129,900 Active 31 DOM
8. 2026-06-08
   days on market $129,900 Active 30 DOM
9. 2026-06-05
   days on market $129,900 Active 28 DOM
10. 2026-06-04
    days on market $129,900 Active 26 DOM
11. 2026-06-02
    days on market $129,900 Active 25 DOM
12. 2026-06-01
    days on market $129,900 Active 24 DOM
13. 2026-05-31
    remarks 692-char remark
14. 2026-05-31
    listed $129,900 Active 23 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: $898 · $75/mo
• Projected year-2 tax: $1,462 · $122/mo
• Expected delta: +$564/yr (+$47/mo · 62.8%)

ⓘ 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 2/10 Low 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,534
• − Mortgage interest: −$7,276
• − Property taxes: −$898
• − Insurance: −$650
• − Repairs & maintenance: −$1,083
• − Management: −$1,083
• − Depreciation: −$3,779
• Taxable loss: −$1,234
• Est. tax savings @ 24.0%: +$296
• After-tax cash flow: $1,266/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: Northwestern Local
• NCES district ID: 3910033
• Math proficiency: 60% ▼ -8.00%
• Reading proficiency: 70% ▬ 0.00%
• Median HH income: $54,164
• Composite: 55.58/100
• National rank: #1236
• State rank: #206 of 656 in OH

Livability — Congress

• Score: 48/100
• State rank: #1178
• US rank: #26117

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wayne · 117,095 people
• Population (ZIP): 7,892
• Household income: $71,146
• Rent vs Own: 12.7% rent · 87.3% own
• Severe rent burden: 6.1

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 116,616 people
• By 2030: 116,214 · -0.3%
• By 2040: 113,891 · -2.3%
• By 2050: 109,009 · -6.5%
• By 2075: 94,622 · -18.9%
• By 2100: 70,577 · -39.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Iranian 7% Romanian 5% Subsaharan African 3%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · German/W. Germanic 9% Other Indo-European 2%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+39.3) · D 29.9% · R 69.2%
• 2008→2024 swing: -24.6pp toward R · 2008: -14.6pp · 2024: -39.3pp
• All cycles: 2024: R+39.3 2020: R+37.0 2016: R+34.9 2012: R+21.3 2008: R+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 25.98%
• Current HPI: 426.21
• 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

+1137.1% since first listed

8 events — show timeline

• 2026-05-13 Relisted — MLSNOW
• 2026-05-13 Relisted — ABOR
• 2026-04-15 Pending — ABOR
• 2026-04-15 Pending — MLSNOW
• 2026-04-10 Listed $129,900 ABOR
• 2026-04-10 Listed $129,900 MLSNOW
• 2000-01-19 Sold (Public Records) $59,000 Public Records
• 1994-03-09 Sold (Public Records) $10,500 Public Records

Property tax history

+2.1%/yr

Latest (2025): $898 · -1.7% YoY. Source: county tax records.