4287 Manchester Ave NW #7 · North Lawrence, OH 44666

$25,000

2 bd · 1.0 ba · 728 sqft · Manufactured · 13 Days on market

Built 1980 4,356 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 +6.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this 2-bedroom, 1-bath home offering 728 square feet of living space in North Lawrence. The open-concept living room and kitchen create a functional layout with an efficient use of space. Both bedrooms offer comfortable accommodations, and the floor plan is designed for easy everyday living. Located in a community setting with convenient access to shopping, dining, and major roadways. Schedule your private showing today.

Key facts

• 4,356 sq ft lot
• Built 1980
• Listed 13 days

Property features AI

Finance

• Other: Approximately 728 above-grade finished area (per public records); Lot reported as 0.1 acre (owner source)
• Financial info: Land lease applies

Exterior

• Parking: On-street parking
• Utilities: Private water; Private sewer
• Home design: Single-story home; Aluminum siding; Asphalt roof; Located on Manchester Ave NW
• Construction: Aluminum siding construction; Asphalt roof; Built according to public records
• Exterior features: Private water source; Private sewer

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher not listed
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Window unit cooling
• Interior features: Window cooling (window units); Forced air heating
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($838 rent vs $25k).

Location & tenants

• Location reads 55/100 on livability (#1,133 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime C-, employment D+, schools F.
• Tuslaw Local (rural): math 78% / reading 73% proficiency, ranked #88 of 656 in OH (top 13%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 7 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 10% of the median local income ($101k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 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 + 3.0% rent growth), your $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $25,000

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. 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?
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: 3.35% ✓
• Cap rate: 30.85%
• Cash-on-cash: 87.69%
• DSCR: 4.90
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 88.2%
• Equity multiple: 5.08×
• Total profit: $28,527
• Equity at exit: $3,728

10-year hold

• IRR: 91.3%
• Equity multiple: 10.54×
• Total profit: $66,787
• Equity at exit: $2,162

Cash invested: $7,000 (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 44666

• Home prices YoY: -14.5%
• Active inventory: 7
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $838 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$9 /mo · $105/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $512

Break-even live

Break-even rent $190

Max offer price $25,000

Occupancy floor 34%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $25,000 Active 13 DOM
2. 2026-06-17
   days on market $25,000 Active 12 DOM
3. 2026-06-16
   days on market $25,000 Active 11 DOM
4. 2026-06-15
   days on market $25,000 Active 10 DOM
5. 2026-06-14
   days on market $25,000 Active 8 DOM
6. 2026-06-13
   days on market $25,000 Active 7 DOM
7. 2026-06-10
   days on market $25,000 Active 5 DOM
8. 2026-06-09
   days on market $25,000 Active 4 DOM
9. 2026-06-08
   days on market $25,000 Active 3 DOM
10. 2026-06-07
    remarks 435-char remark
11. 2026-06-07
    listed $25,000 Active 2 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: $105 · $9/mo
• Projected year-2 tax: $248 · $21/mo
• Expected delta: +$142/yr (+$12/mo · 135.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% 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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,053
• − Mortgage interest: −$1,400
• − Property taxes: −$105
• − Insurance: −$125
• − Repairs & maintenance: −$804
• − Management: −$804
• − Depreciation: −$727
• Taxable income: $6,086
• Est. tax owed @ 24.0%: −$1,461
• After-tax cash flow: $4,678/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: Tuslaw Local
• NCES district ID: 3904995
• Math proficiency: 78% ▼ -2.00%
• Reading proficiency: 73% ▼ -4.00%
• Median HH income: $56,863
• Composite: 64.61/100
• National rank: #529
• State rank: #88 of 656 in OH

Livability — North Lawrence

• Score: 55/100
• State rank: #1133
• US rank: #23488

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment D+ Housing B+ 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: 3,122
• Metro: Canton-Massillon, OH
• Population (ZIP): 3,122
• Household income: $101,250
• Rent vs Own: 9.6% rent · 90.4% 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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 2% Subsaharan African 1% Romanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -42.35%
• Current HPI: 250.3582
• 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

1 event — show timeline

• 2026-06-05 Listed $25,000 MLSNOW

Property tax history

+20.6%/yr

Latest (2017): $105 · +119.4% YoY. Source: county tax records.