Mansion EVC04 Evergreen Village Plan · Mantua, OH 44255

$85,469

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 106 Days on market

Good condition

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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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immerse yourself in our quaint community, Evergreen Village located in Mantua, Ohio. Evergreen Village is Mantua's premier all-ages housing community. This community offers residents more than a home - it offers a lifestyle. Our community features planned events for our residents such as after-school tutoring, summer lunch program, Holiday themed parties and an annual resident appreciation BBQ. At our yearly resident appreciation BBQ, we provide our residents with food, refreshments, and UMH Properties, Inc. apparel. In addition to our community atmosphere we also provide high quality affordable homes. Our homes feature homes with open-concept floor plans, including attractive interiors with full kitchen appliances, wood cabinets, kitchen pantries, and primary suites. Each home also has a yard which is perfect for relaxing in your garden or for barbequing, a two car driveway, and an 8 x 10 storage shed. Stop by and visit us today to tour our beautiful model homes and see the wonderful community atmosphere that we have here at Evergreen Village! Located just 30 minutes from Cleveland and Akron, OH, living at Evergreen Village provides the ideal balance of country and city living. Evergreen Village's location offers our residents the sports and entertainment of a large metropolitan city with the relaxed and intimate setting that our residents love. Enjoy nearby recreation at Shalersville Park and Roundup Lake where residents can live the ultimate outdoor lifestyle with options for sledding, golfing, camping, fishing, boating, canoeing and kayaking all just minutes away from our community.

Key facts

• 8 x 10 storage shed
• Kitchen pantries
• Primary suites

Tags

• OPEN-CONCEPT FLOOR PLANS
• FULL KITCHEN APPLIANCES
• KITCHEN PANTRIES
• PRIMARY SUITES
• TWO CAR DRIVEWAY
• 8 X 10 STORAGE SHED

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $78k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#398 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A; Watch: employment D+, amenities F, commute F.
• Crestwood Local (rural): math 51% / reading 64% proficiency, ranked #313 of 656 in OH (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 22 active listings in the ZIP; 196 units permitted in Portage County in 2024 (10 in 5+ unit buildings).
• This rent is only 17% of the median local income ($74k/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 $591 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Recommended offer $77,776 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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. 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: 1.23% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.16%
• DSCR: 1.54
• GRM: 6.8

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $1,616
• Equity at exit: $12,744

10-year hold

• IRR: 11.4%
• Equity multiple: 1.89×
• Total profit: $21,366
• Equity at exit: $7,390

Cash invested: $23,931 (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 44255

• Active inventory: 22
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,055 medium
• Mortgage (P&I): −$448
• Tax est. 1.5%: −$107 /mo · $1,282/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $243

Break-even live

Break-even rent $748

Max offer price $85,469

Occupancy floor 72%

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: $21,367
• Closing costs: $2,564
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $85,469 Active 106 DOM
2. 2026-06-17
   days on market $85,469 Active 105 DOM
3. 2026-06-16
   days on market $85,469 Active 104 DOM
4. 2026-06-15
   days on market $85,469 Active 103 DOM
5. 2026-06-14
   days on market $85,469 Active 101 DOM
6. 2026-06-13
   days on market $85,469 Active 100 DOM
7. 2026-06-10
   days on market $85,469 Active 98 DOM
8. 2026-06-09
   days on market $85,469 Active 97 DOM
9. 2026-06-08
   days on market $85,469 Active 96 DOM
10. 2026-06-07
    days on market $85,469 Active 95 DOM
11. 2026-06-03
    days on market $85,469 Active 91 DOM
12. 2026-06-02
    days on market $85,469 Active 90 DOM
13. 2026-06-01
    days on market $85,469 Active 89 DOM
14. 2026-05-31
    days on market $85,469 Active 88 DOM
15. 2026-05-31
    days on market $85,469 Active 87 DOM
16. 2026-03-04
    listed $85,469 Active 1613-char remark

    Show marketing remark (1613 chars)

    Immerse yourself in our quaint community, Evergreen Village located in Mantua, Ohio. Evergreen Village is Mantua's premier all-ages housing community. This community offers residents more than a home - it offers a lifestyle. Our community features planned events for our residents such as after-school tutoring, summer lunch program, Holiday themed parties and an annual resident appreciation BBQ. At our yearly resident appreciation BBQ, we provide our residents with food, refreshments, and UMH Properties, Inc. apparel. In addition to our community atmosphere we also provide high quality affordable homes. Our homes feature homes with open-concept floor plans, including attractive interiors with full kitchen appliances, wood cabinets, kitchen pantries, and primary suites. Each home also has a yard which is perfect for relaxing in your garden or for barbequing, a two car driveway, and an 8 x 10 storage shed. Stop by and visit us today to tour our beautiful model homes and see the wonderful community atmosphere that we have here at Evergreen Village! Located just 30 minutes from Cleveland and Akron, OH, living at Evergreen Village provides the ideal balance of country and city living. Evergreen Village's location offers our residents the sports and entertainment of a large metropolitan city with the relaxed and intimate setting that our residents love. Enjoy nearby recreation at Shalersville Park and Roundup Lake where residents can live the ultimate outdoor lifestyle with options for sledding, golfing, camping, fishing, boating, canoeing and kayaking all just minutes away from our community.

ⓘ 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 2/10 Low 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,657
• − Mortgage interest: −$4,788
• − Property taxes: −$1,282
• − Insurance: −$427
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$2,486
• Taxable income: $1,648
• Est. tax owed @ 24.0%: −$396
• After-tax cash flow: $2,515/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 80/100 Cosmetic rehab

This manufactured home is in good condition with recent updates, making it move-in ready and suitable for both resale and rental.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace deck — Improves safety and adds value
• Both Replace laminate flooring — Modernizes the home and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace deck — Improves safety and adds value ↑
• Both Replace laminate flooring — Modernizes the home 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: Crestwood Local
• NCES district ID: 3904918
• Math proficiency: 51% ▼ -16.00%
• Reading proficiency: 64% ▼ -5.00%
• Median HH income: $58,483
• Composite: 49.77/100
• National rank: #1961
• State rank: #313 of 656 in OH

Livability — Mantua

• Score: 71/100
• State rank: #398
• US rank: #6581

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Portage · 165,699 people
• City population: 7,043
• Metro: Akron, OH
• Population (ZIP): 7,043
• Household income: $74,221
• Rent vs Own: 11.6% rent · 88.4% own
• Severe rent burden: 7.1

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 (90%)
• Race & ethnicity: White 90% Two or more races 8% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Italian 3% Scotch-Irish 3%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -125.56%
• Current HPI: 202.2292
• 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

• 2026-03-04 Listed $85,469 Zillow