2445 Mahan Denman Rd · Cortland, OH 44410

$85,000

3 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 14 Days on market

Built 2007 0.69 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Schools +6.9/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for an affordable home in a prime location? Enjoy the convenience of one-floor living just a short distance from Mosquito Lake and close to shopping, dining, and everyday amenities. One of the newer homes in the area, this property offers the peace of mind that comes with modern plumbing and electrical systems built to current standards. A large backyard, it combines comfort, functionality, and value. Inside, you'll find a highly efficient floor plan with vaulted ceilings that create an open and spacious feel. The kitchen and bathroom are in great condition, while newer mechanical systems, roof, and windows help minimize future maintenance concerns. A dedicated laundry area with all

Key facts

• Large backyard
• One floor living
• 0.69 acre lot

Tags

• ONE FLOOR LIVING
• LARGE BACKYARD
• DEDICATED LAUNDRY AREA

Property features AI

Exterior

• Utilities: Well water; Septic tank
• Home design: Single-story home
• Construction: Fiberglass roof; Year built per public records
• Exterior features: Lot of about 0.69 acres

Interior

• Kitchen: Kitchen on first floor (approximately 14' x 16')
• Bedrooms: 3 main-level bedrooms; Bedroom sizes include 10' x 10', 11' x 10', and 11' x 11' (all on the first floor)
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central air conditioning; Gas baseboard heating
• Interior features: Total of 5 rooms; Fixer condition; Home warranty included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 11.8% vs local median 3.2% in Cortland — 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 83/100 on livability (#64 in OH, #960 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, cost of living A+; Watch: commute F.
• Maplewood Local (rural): math 83% / reading 81% proficiency, ranked #51 of 656 in OH (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 70 active listings in the ZIP; 129 units permitted in Trumbull County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Trumbull County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $18k; list at $85k implies a 386% gain — meaningful room to come down on a strong offer.

Recommended offer $85,000

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 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?
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: 1.48% ✓
• Cap rate: 11.83%
• Cash-on-cash: 19.76%
• DSCR: 1.88
• GRM: 5.6

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: 11.9%
• Equity multiple: 1.47×
• Total profit: $11,222
• Equity at exit: $12,674

10-year hold

• IRR: 20.9%
• Equity multiple: 2.77×
• Total profit: $42,040
• Equity at exit: $7,349

Cash invested: $23,800 (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 44410

• Home prices YoY: -23.0%
• Active inventory: 70
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,261 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$123 /mo · $1,475/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $392

Break-even live

Break-even rent $765

Max offer price $85,000

Occupancy floor 64%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $85,000 Active 14 DOM
2. 2026-06-17
   days on market $85,000 Active 13 DOM
3. 2026-06-16
   days on market $85,000 Active 12 DOM
4. 2026-06-15
   days on market $85,000 Active 11 DOM
5. 2026-06-13
   days on market $85,000 Active 9 DOM
6. 2026-06-12
   days on market $85,000 Active 8 DOM
7. 2026-06-09
   days on market $85,000 Active 5 DOM
8. 2026-06-08
   days on market $85,000 Active 4 DOM
9. 2026-06-08
   days on market $85,000 Active 3 DOM
10. 2026-06-05
    remarks 699-char remark
11. 2026-06-05
    listed $85,000 Active 1 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: $1,475 · $123/mo
• Projected year-2 tax: $1,475 · $123/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°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: $15,130
• − Mortgage interest: −$4,761
• − Property taxes: −$1,475
• − Insurance: −$425
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − Depreciation: −$2,473
• Taxable income: $3,575
• Est. tax owed @ 24.0%: −$858
• After-tax cash flow: $3,846/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: Maplewood Local
• NCES district ID: 3905021
• Math proficiency: 83% ▼ -7.00%
• Reading proficiency: 81% ▼ -3.00%
• Median HH income: $49,629
• Composite: 69.3/100
• National rank: #316
• State rank: #51 of 656 in OH

Livability — Cortland

• Score: 83/100
• State rank: #64
• US rank: #960

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Trumbull · 193,293 people
• Metro: Youngstown-Warren, OH
• Population (ZIP): 16,467
• Household income: $63,158
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 9.8

Population outlook (Trumbull County) Hauer SSP2

• Today (2025): 191,696 people
• By 2030: 184,015 · -4.0%
• By 2040: 166,810 · -13.0%
• By 2050: 149,857 · -21.8%
• By 2075: 115,769 · -39.6%
• By 2100: 83,617 · -56.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Slovak 4% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Trumbull

• 2024 margin: R (+16.8) · D 41.2% · R 58.0%
• 2008→2024 swing: -39.2pp toward R · 2008: 22.4pp · 2024: -16.8pp
• All cycles: 2024: R+16.8 2020: R+10.6 2016: R+6.4 2012: D+22.2 2008: D+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.39%
• Current HPI: 202.4062
• 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

+385.7% since first listed

2 events — show timeline

• 2026-06-04 Listed $85,000 MLSNOW
• 1991-02-15 Sold (Public Records) $17,500 Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,475 · +0.5% YoY. Source: county tax records.