18592 Edwards Rd · New Franklin, OH 44230

$75,000

2 bd · 2.0 ba · 816 sqft · Manufactured public records

Built 2017

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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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1999 Skyline Double-wide Moble Home 24x48. Lived In 10 Months. Park Fee $249 Month. Located In Westview Moble Home Park. Extras Include: Front Covered Deck Porch, Storm Door, Spouting, Central Air, Utility Shed, Add'l Concrete, Fee Incl Water/Sewer/Trash. Mbr Garden Tub Plus Shower.

Key facts

• Built 2017

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 11.9% vs local median 4.3% in New Franklin — 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 71/100 on livability (#424 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Chippewa Local (suburban): math 71% / reading 76% proficiency, ranked #116 of 656 in OH (top 18%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 30 active listings in the ZIP; 284 units permitted in Wayne County in 2024 (42 in 5+ unit buildings).
• This rent is only 18% 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 $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Wayne County population projected to shrink 6% 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 $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 sale attempts since 21y ago; this cycle's ask is 200% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $24k; list at $75k implies a 219% gain — meaningful room to come down on a strong offer.

Recommended offer $75,000

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. 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.
3. 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.
4. 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: 1.46% ✓
• Cap rate: 11.88%
• Cash-on-cash: 19.97%
• DSCR: 1.89
• GRM: 5.7

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: 12.1%
• Equity multiple: 1.48×
• Total profit: $10,122
• Equity at exit: $11,183

10-year hold

• IRR: 21.1%
• Equity multiple: 2.79×
• Total profit: $37,543
• Equity at exit: $6,485

Cash invested: $21,000 (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 44230

• Home prices YoY: -24.7%
• Active inventory: 30
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,098 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $349

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 63%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2025-11-14
   price $13,000
2. 2023-03-28
   price $43,900 283-char remark

   Show marketing remark (283 chars)

   1999 Skyline Double-wide Moble Home 24x48. Lived In 10 Months. Park Fee $249 Month. Located In Westview Moble Home Park. Extras Include: Front Covered Deck Porch, Storm Door, Spouting, Central Air, Utility Shed, Add'l Concrete, Fee Incl Water/Sewer/Trash. Mbr Garden Tub Plus Shower.

3. 2023-03-28
   price $43,900 283-char remark

   Show marketing remark (283 chars)

   1999 Skyline Double-wide Moble Home 24x48. Lived In 10 Months. Park Fee $249 Month. Located In Westview Moble Home Park. Extras Include: Front Covered Deck Porch, Storm Door, Spouting, Central Air, Utility Shed, Add'l Concrete, Fee Incl Water/Sewer/Trash. Mbr Garden Tub Plus Shower.

4. 2023-03-28
   price $43,900 283-char remark

   Show marketing remark (283 chars)

   1999 Skyline Double-wide Moble Home 24x48. Lived In 10 Months. Park Fee $249 Month. Located In Westview Moble Home Park. Extras Include: Front Covered Deck Porch, Storm Door, Spouting, Central Air, Utility Shed, Add'l Concrete, Fee Incl Water/Sewer/Trash. Mbr Garden Tub Plus Shower.

5. 2023-03-28
   price $43,900 283-char remark

   Show marketing remark (283 chars)

   1999 Skyline Double-wide Moble Home 24x48. Lived In 10 Months. Park Fee $249 Month. Located In Westview Moble Home Park. Extras Include: Front Covered Deck Porch, Storm Door, Spouting, Central Air, Utility Shed, Add'l Concrete, Fee Incl Water/Sewer/Trash. Mbr Garden Tub Plus Shower.

6. 2023-03-28
   price $43,900 283-char remark

   Show marketing remark (283 chars)

   1999 Skyline Double-wide Moble Home 24x48. Lived In 10 Months. Park Fee $249 Month. Located In Westview Moble Home Park. Extras Include: Front Covered Deck Porch, Storm Door, Spouting, Central Air, Utility Shed, Add'l Concrete, Fee Incl Water/Sewer/Trash. Mbr Garden Tub Plus Shower.

7. 2020-11-04
   price $13,000
8. 2020-11-04
   price $25,000
9. 2020-11-04
   price $25,000
10. 2020-11-04
    price $25,000
11. 2020-11-04
    price $25,000
12. 2020-08-25
    price $13,000
13. 2020-05-02
    price $25,000
14. 2019-08-10
    price $43,900 283-char remark

    Show marketing remark (283 chars)

    1999 Skyline Double-wide Moble Home 24x48. Lived In 10 Months. Park Fee $249 Month. Located In Westview Moble Home Park. Extras Include: Front Covered Deck Porch, Storm Door, Spouting, Central Air, Utility Shed, Add'l Concrete, Fee Incl Water/Sewer/Trash. Mbr Garden Tub Plus Shower.

15. 2018-11-11
    historical
16. 2018-09-24
    price $23,500
17. 2018-08-29
    status Active
18. 2018-08-09
    soldstatus $23,500 Sold
19. 2018-08-08
    historical Contingent
20. 2018-07-24
    status Pending
21. 2018-06-18
    status Pending
22. 2018-05-11
    listed $25,000 Active
23. 2018-05-08
    listed $25,000 Active
24. 2015-12-14
    historical
25. 2015-11-16
    listed $27,500 Active
26. 2015-05-16
    price $149,900 283-char remark

    Show marketing remark (283 chars)

    1999 Skyline Double-wide Moble Home 24x48. Lived In 10 Months. Park Fee $249 Month. Located In Westview Moble Home Park. Extras Include: Front Covered Deck Porch, Storm Door, Spouting, Central Air, Utility Shed, Add'l Concrete, Fee Incl Water/Sewer/Trash. Mbr Garden Tub Plus Shower.

27. 2015-05-15
    price $319,900
28. 2015-03-25
    soldstatus $17,000 Sold
29. 2015-03-23
    status Pending
30. 2015-03-04
    listed $17,900 Active
31. 2014-04-08
    historical
32. 2014-02-12
    price $13,000
33. 2014-02-12
    price $13,000
34. 2014-02-12
    price $25,000
35. 2014-02-12
    price $25,000
36. 2013-11-15
    historical
37. 2013-10-18
    listed $12,500
38. 2012-07-02
    soldstatus $2,500
39. 2012-01-04
    listed $8,000
40. 2008-04-28
    soldstatus $31,000
41. 2008-04-15
    historical
42. 2007-11-12
    soldstatus $48,900
43. 2007-08-15
    listed $35,900
44. 2007-06-25
    listed $57,900
45. 2007-04-01
    historical
46. 2007-04-01
    historical
47. 2006-10-01
    listed $26,900
48. 2006-10-01
    listed $26,900
49. 2006-07-06
    historical
50. 2006-05-16
    soldstatus $18,500

ⓘ 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: $13,182
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$2,182
• Taxable income: $3,190
• Est. tax owed @ 24.0%: −$766
• After-tax cash flow: $3,428/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: Chippewa Local
• NCES district ID: 3905053
• Math proficiency: 71% ▼ -9.00%
• Reading proficiency: 76% ▼ -4.00%
• Median HH income: $55,979
• Composite: 62.83/100
• National rank: #664
• State rank: #116 of 656 in OH

Livability — New Franklin

• Score: 71/100
• State rank: #424
• US rank: #6949

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wayne · 117,095 people
• City population: 9,461
• Population (ZIP): 8,225
• Household income: $74,429
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 10.3

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 116,616 people
• By 2030: 116,214 · -0.3%
• By 2040: 113,891 · -2.3%
• By 2050: 109,009 · -6.5%
• By 2075: 94,622 · -18.9%
• By 2100: 70,577 · -39.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Asian 6% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 2%
• Foreign-born: 6% · India, Canada
• Languages at home: 94% English-only · Other Indo-European 6%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+39.3) · D 29.9% · R 69.2%
• 2008→2024 swing: -24.6pp toward R · 2008: -14.6pp · 2024: -39.3pp
• All cycles: 2024: R+39.3 2020: R+37.0 2016: R+34.9 2012: R+21.3 2008: R+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.51%
• Current HPI: 227.4815
• 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

-61.2% since first listed

52 events — show timeline

• 2025-11-14 Price Changed $13,000 MLSNOW
• 2023-03-28 Price Changed $43,900 MLSNOW
• 2023-03-28 Price Changed $43,900 MLSNOW
• 2023-03-28 Price Changed $43,900 MLSNOW
• 2023-03-28 Price Changed $43,900 MLSNOW
• 2023-03-28 Price Changed $43,900 MLSNOW
• 2020-11-04 Price Changed $13,000 MLSNOW
• 2020-11-04 Price Changed $25,000 MLSNOW
• 2020-11-04 Price Changed $25,000 MLSNOW
• 2020-11-04 Price Changed $25,000 MLSNOW
• 2020-11-04 Price Changed $25,000 MLSNOW
• 2020-08-25 Price Changed $13,000 MLSNOW
• 2020-05-02 Price Changed $25,000 MLSNOW
• 2019-08-10 Price Changed $43,900 MLSNOW
• 2018-11-11 Listing Removed — MLSNOW
• 2018-09-24 Price Changed $23,500 MLSNOW
• 2018-08-29 Relisted — MLSNOW
• 2018-08-09 Sold (MLS) $23,500 MLSNOW
• 2018-08-08 Contingent — MLSNOW
• 2018-07-24 Pending — MLSNOW
• 2018-06-18 Pending — MLSNOW
• 2018-05-11 Listed $25,000 MLSNOW
• 2018-05-08 Listed $25,000 MLSNOW
• 2015-12-14 Listing Removed — MLSNOW
• 2015-11-16 Listed $27,500 MLSNOW
• 2015-05-16 Price Changed $149,900 MLSNOW
• 2015-05-15 Price Changed $319,900 MLSNOW
• 2015-03-25 Sold (MLS) $17,000 MLSNOW
• 2015-03-23 Pending — MLSNOW
• 2015-03-04 Listed $17,900 MLSNOW
• 2014-04-08 Listing Removed — MLSNOW
• 2014-02-12 Price Changed $25,000 MLSNOW
• 2014-02-12 Price Changed $25,000 MLSNOW
• 2014-02-12 Price Changed $13,000 MLSNOW
• 2014-02-12 Price Changed $13,000 MLSNOW
• 2013-11-15 Listing Removed — MLSNOW
• 2013-10-18 Listed $12,500 MLSNOW
• 2012-07-02 Sold (MLS) $2,500 MLSNOW
• 2012-01-04 Listed $8,000 MLSNOW
• 2008-04-28 Sold (MLS) $31,000 MLSNOW
• 2008-04-15 Listing Removed — MLSNOW
• 2007-11-12 Sold (MLS) $48,900 MLSNOW
• 2007-08-15 Listed $35,900 MLSNOW
• 2007-06-25 Listed $57,900 MLSNOW
• 2007-04-01 Listing Removed — MLSNOW
• 2007-04-01 Listing Removed — MLSNOW
• 2006-10-01 Listed $26,900 MLSNOW
• 2006-10-01 Listed $26,900 MLSNOW
• 2006-07-06 Listing Removed — MLSNOW
• 2006-05-16 Sold (MLS) $18,500 MLSNOW
• 2006-04-03 Listed $20,000 MLSNOW
• 2005-10-05 Listed $33,500 MLSNOW

Property tax history

+3.0%/yr

Latest (2025): $8,906 · -1.1% YoY. Source: county tax records.