Clayton 31 Fohl Village Plan · North Industry, OH 44706

$98,900

3 bd · 2.0 ba · 1,200 sqft · Manufactured · 42 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

We are pleased to share this new listing here at Fohl Village. We are currently showcasing a 2023 Clayton Single-wide home which features three bedrooms and two bathrooms. The interior offers an opent concept living area with a built-in entertainment center. The kitchen is fully equipped with a microwave, oven, dishwasher, refridgerator and a central island with decorative lighting. Notably, the primary bedroom includes an en-suite bathroom, and this home is being offered fully furnished. However they will remove the furniture if needed. It also includes a washer and dryer. We invite you to visit Fohl Village to tour this property today!

Key facts

• Central island
• Decorative lighting
• En-suite bathroom

Tags

• OPEN CONCEPT LIVING AREA
• BUILT-IN ENTERTAINMENT CENTER
• FULLY EQUIPPED KITCHEN
• CENTRAL ISLAND
• DECORATIVE LIGHTING
• EN-SUITE BATHROOM

Property features AI

Finance

• Other: Address: Canton, OH (Clayton 31 Fohl Village Plan)
• Financial info: List price $122,900

Exterior

• Utilities: Central air (electric cooling)
• Home design: New construction plan; Single-family property
• Exterior features: Living area approximately 1200

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Plan: Clayton 31 Fohl Village

🏗️ 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 3-bed/2.0-bath manufactured listed at $99k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 6.6% in North Industry — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Canton Local (suburban): math 54% / reading 52% proficiency, ranked #401 of 656 in OH (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 87 active listings in the ZIP; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Recommended offer $95,933 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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. 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: 1.35% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.94%
• DSCR: 1.71
• GRM: 6.2

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: 6.9%
• Equity multiple: 1.27×
• Total profit: $7,418
• Equity at exit: $14,746

10-year hold

• IRR: 16.2%
• Equity multiple: 2.33×
• Total profit: $36,704
• Equity at exit: $8,551

Cash invested: $27,692 (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 44706

• Active inventory: 87
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,331 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,484/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $368

Break-even live

Break-even rent $865

Max offer price $98,900

Occupancy floor 67%

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: $24,725
• Closing costs: $2,967
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   remarks 645-char remark
2. 2026-06-18
   days on market $98,900 Active 42 DOM
3. 2026-06-17
   days on market $98,900 Active 41 DOM
4. 2026-06-16
   days on market $98,900 Active 40 DOM
5. 2026-06-15
   days on market $98,900 Active 39 DOM
6. 2026-06-14
   days on market $98,900 Active 37 DOM
7. 2026-06-13
   pricedays on market $98,900 Active 36 DOM
8. 2026-06-10
   days on market $103,900 Active 34 DOM
9. 2026-06-09
   days on market $103,900 Active 33 DOM
10. 2026-06-08
    days on market $103,900 Active 32 DOM
11. 2026-06-07
    days on market $103,900 Active 31 DOM
12. 2026-06-03
    days on market $103,900 Active 27 DOM
13. 2026-06-03
    price $103,900 Active 26 DOM
14. 2026-06-02
    days on market $112,000 Active 26 DOM
15. 2026-06-01
    days on market $112,000 Active 25 DOM
16. 2026-05-31
    days on market $112,000 Active 24 DOM
17. 2026-05-30
    days on market $112,000 Active 23 DOM
18. 2026-05-07
    listed $122,900 Active 607-char remark

ⓘ 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: $15,969
• − Mortgage interest: −$5,540
• − Property taxes: −$1,484
• − Insurance: −$494
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$2,877
• Taxable income: $3,019
• Est. tax owed @ 24.0%: −$724
• After-tax cash flow: $3,689/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 · 10 photos

Good 80/100 Cosmetic rehab

This 2023 Clayton Single-wide home is in excellent condition with a good condition score of 80. It is fully furnished and move-in ready, making it an attractive option for both resale and rental markets. The property has a good curb appeal and interior aesthetics, with minor potential for value-add improvements.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value.
• Both Add a small outdoor seating area — Improves outdoor living space and adds value.
• Both Install smart home features — Enhances convenience and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both Add a small outdoor seating area — Improves outdoor living space and adds value. ↑
• Both Install smart home features — Enhances convenience and adds value to the property. ↑

ⓘ 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: Canton Local
• NCES district ID: 3904983
• Math proficiency: 54% ▼ -12.00%
• Reading proficiency: 52% ▼ -11.00%
• Median HH income: $46,980
• Composite: 45.0/100
• National rank: #2699
• State rank: #401 of 656 in OH

Livability — North Industry

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Stark County · 272,865 people
• Metro: Canton-Massillon, OH
• Population (ZIP): 16,496
• Household income: $58,228
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 502.0

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 (84%)
• Race & ethnicity: White 84% Black 8% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Italian 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -156.35%
• Current HPI: 239.851
• Rent YoY: —
• Metro: Canton-Massillon, OH
• 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