2316 Deerfield Dr · Atwater, OH 44411

$30,000

3 bd · 1.0 ba · 850 sqft · Manufactured · 31 Days on market

Built 2006 $35/sqft · 87% below area

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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
• Appreciation +6.7/10.0
• Schools +4.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover comfortable and affordable living in this well-maintained 3-bedroom, 1-bath mobile home in Deerfield. Built in 2006, the home features central air for year-round comfort and the convenience of water and trash services included in the lot rent. Perfectly suited for those seeking a practical and hassle-free lifestyle, this property combines essential amenities with great value. Don’t miss the opportunity to make this mobile home your new residence—schedule a viewing today!

Key facts

• Built 2006
• Listed 31 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $715 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#795 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Southeast Local (rural): math 54% / reading 58% proficiency, ranked #334 of 656 in OH (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 11 active listings in the ZIP; solid renter incomes; 196 units permitted in Portage County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($207 loan paydown + $1k appreciation (3.4% local appreciation)).
• At projected returns (3.4% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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 $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
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: 3.89% ✓
• Cap rate: 34.87%
• Cash-on-cash: 102.07%
• DSCR: 5.54
• GRM: 2.1

CMA / ARV

• ARV (median comp): $232,037
• List price: $30,000
• Delta: -87.07%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

3.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.92×
• Total profit: $49,692
• Equity at exit: $14,078

10-year hold

• IRR: —
• Equity multiple: 14.39×
• Total profit: $112,475
• Equity at exit: $22,165

Cash invested: $8,400 (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 44411

• Home prices YoY: 1.8%
• Active inventory: 11
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $715

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 34%

Sensitivity live

Price	-10% $735	-5% $725	+0% $715	+5% $704	+10% $694
Rent	-10% $622	-5% $668	+0% $715	+5% $761	+10% $807
Rate	-1.0pp $730	-0.5pp $722	base $715	+0.5pp $707	+1.0pp $699

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-03
   statusdays on market $30,000 Pending 31 DOM
2. 2026-06-02
   days on market $30,000 Active 30 DOM
3. 2026-06-01
   days on market $30,000 Active 29 DOM
4. 2026-05-31
   days on market $30,000 Active 28 DOM
5. 2026-05-30
   days on market $30,000 Active 27 DOM
6. 2026-05-01
   listed $30,000 Active 496-char remark
7. 2026-05-01
   historical
8. 2026-04-23
   listed $39,900 Active
9. 2003-10-14
   historical
10. 2003-07-14
    listed $9,500
11. 2003-04-15
    historical
12. 2002-11-15
    listed $11,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,002
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$873
• Taxable income: $8,609
• Est. tax owed @ 24.0%: −$2,066
• After-tax cash flow: $6,508/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: Southeast Local
• NCES district ID: 3904922
• Math proficiency: 54% ▼ -11.00%
• Reading proficiency: 58% ▼ -10.00%
• Median HH income: $58,353
• Composite: 48.55/100
• National rank: #2114
• State rank: #334 of 656 in OH

Livability — Atwater

• Score: 64/100
• State rank: #795
• US rank: #14542

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment C+ 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): 2,121
• Household income: $75,694
• Rent vs Own: 9.4% rent · 90.6% own
• Severe rent burden: 29.5

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 (92%)
• Race & ethnicity: White 92% Two or more races 7%
• Common ancestry: Lithuanian 4% Romanian 4% Slovak 2%
• Languages at home: 99% English-only · Spanish 1%

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: ▲ 3.35%
• Current HPI: 188.8883
• 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

+172.7% since first listed

8 events — show timeline

• 2026-06-03 Pending — MLSNOW
• 2026-05-01 Listing Removed — MLSNOW
• 2026-05-01 Listed $30,000 MLSNOW
• 2026-04-23 Listed $39,900 MLSNOW
• 2003-10-14 Listing Removed — MLSNOW
• 2003-07-14 Listed $9,500 MLSNOW
• 2003-04-15 Listing Removed — MLSNOW
• 2002-11-15 Listed $11,000 MLSNOW