501 1/2 Marietta St · Sarahsville, OH 43779

$44,900

2 bd · 1.0 ba · 1,056 sqft · SingleFamily · 2 Days on market

Built 1971 Fair condition 0.40 ac 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
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Well-maintained 2 bedroom, 1 bath mobile home situated on 2 flat lots in the quiet little town of Sarahsville. This property offers plenty of outdoor space with a level yard that is perfect for entertaining, gardening, expanding the existing home, or even future building opportunities. Inside, you'll find a spacious living room, a nice-sized kitchen, and a charming dining area just off the kitchen. The bathroom includes washer and dryer hookups for added convenience. Enjoy relaxing on the front deck while taking in the peaceful surroundings. The property also features a versatile storage building with a garage door, offering ample storage space for tools and lawn equipment, while also being

Key facts

• Level yard
• Front deck
• Storage building

Tags

• OUTDOOR SPACE
• LEVEL YARD
• FRONT DECK
• STORAGE BUILDING
• WASHER AND DRYER HOOKUPS

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Septic tank sewer
• Home design: Single-story home
• Construction: Aluminum siding; Shingle roof; Built per public records
• Exterior features: Lot approximately 0.4 acre; Lot dimensions 66 x 132 (two parcels described)

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Forced air heating (gas)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($956 rent vs $45k).

Location & tenants

• Location reads 65/100 on livability (#727 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: employment C-, crime D, health & safety D.
• Noble Local (rural): math 53% / reading 58% proficiency, ranked #371 of 656 in OH (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 5 active listings in the ZIP; 19 units permitted in Noble County in 2024 (0 in 5+ unit buildings).
• This rent is only 18% of the median local income ($64k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $3k of equity ($310 loan paydown + $2k appreciation (5.4% local appreciation)).
• Noble County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.4% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $44,900

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. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.13% ✓
• Cap rate: 18.19%
• Cash-on-cash: 42.49%
• DSCR: 2.89
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 51.2%
• Equity multiple: 4.17×
• Total profit: $39,830
• Equity at exit: $26,628

10-year hold

• IRR: 48.6%
• Equity multiple: 8.59×
• Total profit: $95,436
• Equity at exit: $46,967

Cash invested: $12,572 (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 43779

• Home prices YoY: 3.5%
• Active inventory: 5
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $956 medium
• Mortgage (P&I): −$235
• Tax est. 1.5%: −$56 /mo · $674/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $445

Break-even live

Break-even rent $393

Max offer price $44,900

Occupancy floor 48%

Sensitivity live

Price	-10% $476	-5% $461	+0% $445	+5% $430	+10% $414
Rent	-10% $370	-5% $407	+0% $445	+5% $483	+10% $521
Rate	-1.0pp $468	-0.5pp $457	base $445	+0.5pp $434	+1.0pp $422

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-12
   remarks 699-char remark
2. 2026-06-12
   listed $44,900 Pending 2 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 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 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: $11,476
• − Mortgage interest: −$2,515
• − Property taxes: −$674
• − Insurance: −$224
• − Repairs & maintenance: −$918
• − Management: −$918
• − Depreciation: −$1,306
• Taxable income: $4,920
• Est. tax owed @ 24.0%: −$1,181
• After-tax cash flow: $4,161/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 · 11 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and updates to improve its condition and value. A fresh paint job and new kitchen appliances would significantly enhance its appeal.

Repairs flagged

• Minor paint — peeling paint in some areas
• Minor kitchen cabinets — wooden cabinets need touch-up

Value-add opportunities

• Both paint job — enhances curb appeal and interior aesthetics
• Both new kitchen appliances — modernizes the space and improves functionality
• Both landscaping — enhances curb appeal and creates a more inviting environment

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · peeling paint in some areas	Minor	$500–3,000
kitchen cabinets · wooden cabinets need touch-up	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint job — enhances curb appeal and interior aesthetics ↑
• Both new kitchen appliances — modernizes the space and improves functionality ↑
• Both landscaping — enhances curb appeal and creates a more inviting environment ↑

ⓘ 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: Noble Local
• NCES district ID: 3904890
• Math proficiency: 53% ▼ -15.00%
• Reading proficiency: 58% ▼ -6.00%
• Median HH income: $44,248
• Composite: 46.78/100
• National rank: #2385
• State rank: #371 of 656 in OH

Livability — Sarahsville

• Score: 65/100
• State rank: #727
• US rank: #13207

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sarahsville, OH
• County: Noble · 16,074 people
• Population (ZIP): 783
• Household income: $64,500
• Rent vs Own: 2.8% rent · 97.2% own

Population outlook (Noble County) Hauer SSP2

• Today (2025): 13,837 people
• By 2030: 13,584 · -1.8%
• By 2040: 12,674 · -8.4%
• By 2050: 11,551 · -16.5%
• By 2075: 8,951 · -35.3%
• By 2100: 6,807 · -50.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Serbian 6% Danish 3% Iranian 2%

Political lean MEDSL · Noble

• 2024 margin: Solid R (+64.6) · D 17.4% · R 82.0%
• 2008→2024 swing: -48.8pp toward R · 2008: -15.8pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+62.5 2016: R+55.1 2012: R+24.6 2008: R+15.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.43%
• Current HPI: 161.5213
• 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

2 events — show timeline

• 2026-06-10 Pending — MLSNOW
• 2026-06-08 Listed $44,900 MLSNOW