3354 Hilton St NW #4 · Perry Heights, OH 44646

$34,900

3 bd · 1.5 ba · 924 sqft · Manufactured · 14 Days on market

Built 1999 Good condition $540/mo HOA · 46% of rent

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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 +5.8/10.0
• Rent growth +4.0/5.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Move in ready mobile home in Perry Township! This charming home has been thoughtfully maintained. Offering a clean, modern feel with low maintenance living. With three bedrooms and one and a half baths there is room for everyone! The open kitchen layout and large living space are perfect for a relaxing evening in. Affordable, updated, and easy to maintain this is a great opportunity for comfortable living in Perry Township!

Key facts

• Parking
• Built 1999
• Listed 14 days

Property features AI

Finance

• Financial info: Property has a land lease with monthly payment of $540; Pets allowed
• HOA & community: Monthly association fee of $540; Association fee includes management, sewer, and trash

Exterior

• Parking: Driveway parking
• Utilities: Public water; Public sewer
• Home design: Single-story home; Above-grade finished living area reported as 924 (source: assessor)
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Driveway

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 bathrooms located on the main level
• Heating & cooling: Forced air heating; Propane heating
• Interior features: Main-level living
• Laundry & utility: Washer/dryer details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $35k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Cap rate 11.3% vs local median 2.7% in Perry Heights — 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 68/100 on livability (#575 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Perry Local (suburban): math 63% / reading 73% proficiency, ranked #173 of 656 in OH (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.0%/yr); 208 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $241 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Stark County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 6.0% rent growth), your $10k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 46% of rent.

Recommended offer $34,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 3.37% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.01%
• DSCR: 1.80
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.04% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 1.79×
• Total profit: $7,737
• Equity at exit: $5,204

10-year hold

• IRR: 30.8%
• Equity multiple: 4.72×
• Total profit: $36,354
• Equity at exit: $3,018

Cash invested: $9,772 (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 44646

• Rents YoY: 6.0%
• Active inventory: 208
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$183
• Tax est. 1.5%: −$44 /mo · $524/yr
• Insurance: −$15
• HOA: −$540
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $147

Break-even live

Break-even rent $989

Max offer price $34,900

Occupancy floor 83%

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2851 Lincoln Way E Massillon, OH	1.0–2.0	1.0–2.0	875	$2,250	$2.57	13d	1	0.68mi
182 Bernower Ave SW Massillon, OH	2.0	1.0	750	$900	$1.20	21d	1	0.73mi
2220 Harsh Ave SE Unit 2220-HR Massillon, OH	2.0	1.5	1080	$1,299	$1.20	21d	1	1.34mi
2220 Harsh Ave SE Unit 2220-HR Massillon, OH	2.0	1.5	1080	$1,199	$1.11	44d	1	1.34mi
2200 Harsh Ave SE Massillon, OH	1.0–2.0	1.0–1.5	811	$1,299	$1.60	13d	1	1.38mi

HOA detail

• Monthly dues: $540 · $6,480/yr

Listing history 10 events

1. 2026-06-18
   days on market $34,900 Active 14 DOM
2. 2026-06-17
   days on market $34,900 Active 13 DOM
3. 2026-06-16
   days on market $34,900 Active 12 DOM
4. 2026-06-15
   days on market $34,900 Active 11 DOM
5. 2026-06-13
   days on market $34,900 Active 9 DOM
6. 2026-06-12
   days on market $34,900 Active 8 DOM
7. 2026-06-09
   days on market $34,900 Active 5 DOM
8. 2026-06-08
   days on market $34,900 Active 4 DOM
9. 2026-06-08
   remarks 427-char remark
10. 2026-06-08
    listed $34,900 Active 3 DOM

ⓘ 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 6 d/yr ≥96°F today · 15 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: $14,094
• − Mortgage interest: −$1,955
• − Property taxes: −$524
• − Insurance: −$174
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − HOA: −$6,480
• − Depreciation: −$1,015
• Taxable income: $1,691
• Est. tax owed @ 24.0%: −$406
• After-tax cash flow: $1,354/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 · 13 photos

Good 75/100 Cosmetic rehab

This move-in ready mobile home in Perry Township is in good condition with updated interiors and a fresh paint job. It offers a clean, modern feel with low maintenance living.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Both update landscaping — improves curb appeal and adds value
• Both install new windows — improves energy efficiency and adds value

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Both update landscaping — improves curb appeal and adds value ↑
• Both install new windows — improves energy efficiency 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: Perry Local
• NCES district ID: 3904992
• Math proficiency: 63% ▼ -10.00%
• Reading proficiency: 73% ▼ -4.00%
• Median HH income: $51,700
• Composite: 57.83/100
• National rank: #1048
• State rank: #173 of 656 in OH

Livability — Perry Heights

• Score: 68/100
• State rank: #575
• US rank: #9817

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perry Heights, OH
• County: Stark County · 272,865 people
• Metro: Canton-Massillon, OH
• Population (ZIP): 47,741
• Household income: $69,179
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 1011.0

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 (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 3% Romanian 2% Scandinavian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

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: ▼ -190.31%
• Current HPI: 217.8955
• Rent YoY: ▲ 6.04%
• Metro: Canton-Massillon, 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

• 2026-06-04 Listed $34,900 MLSNOW