511 Jefferson St · Salineville, OH 43945

$109,000

4 bd · 2.0 ba · 2,052 sqft · Manufactured public records · 23 Days on market

Built 2024 7,840 sqft lot ↓ 46% since listing

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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 +26.2/30.0
• Appreciation +10.0/10.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

The search is over! This modular home is where modern features and functionality co-exist! Offering the perfect layout with multiple entertainment options- large family gatherings will be a breeze when you use the large living room to entertain adults and the family room for all the kids! Another bonus- the master suite being on the opposite end of the other 3! The master suite offers a large walk in closet and large bathroom offering a stand up shower and a soaking tub! This home is one you do not want to miss out on- call now before it’s gone!

Key facts

• 7,840 sq ft lot
• Garage
• Built 2024

Property features AI

Exterior

• Parking: Detached garage with 1 garage space; Off-street parking; On-street parking; Unpaved parking
• Utilities: Public water; Public sewer
• Home design: Single-story home; Combination foundation with pillar/post/pier; Vinyl siding; Shingle roof
• Construction: Built by owner (year built source: owner)
• Exterior features: Front porch; Lot approximately 0.18 acres

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Disposal
• Bedrooms: 4 main-level bedrooms
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Entrance foyer; Pantry; Soaking tub
• Laundry & utility: In-unit laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $109k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $107k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#840 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools D, amenities F.
• Southern Local (rural): math 29% / reading 48% proficiency, ranked #547 of 656 in OH (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 21 active listings in the ZIP; 49 units permitted in Columbiana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($754 loan paydown + $11k appreciation (10.0% local appreciation)).
• Columbiana County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $11k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $107,365 (1.5% below list)

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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.20% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.91%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.3%
• Equity multiple: 3.52×
• Total profit: $77,049
• Equity at exit: $98,196

10-year hold

• IRR: 27.9%
• Equity multiple: 7.98×
• Total profit: $213,043
• Equity at exit: $211,763

Cash invested: $30,520 (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 43945

• Home prices YoY: 5.5%
• Active inventory: 21
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,305 medium
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $277

Break-even live

Break-even rent $954

Max offer price $109,000

Occupancy floor 74%

Sensitivity live

Price	-10% $353	-5% $315	+0% $277	+5% $240	+10% $202
Rent	-10% $174	-5% $226	+0% $277	+5% $329	+10% $380
Rate	-1.0pp $332	-0.5pp $305	base $277	+0.5pp $249	+1.0pp $220

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $109,000 Active 23 DOM
2. 2026-06-18
   days on market $109,000 Active 21 DOM
3. 2026-06-17
   days on market $109,000 Active 20 DOM
4. 2026-06-16
   days on market $109,000 Active 19 DOM
5. 2026-06-15
   days on market $109,000 Active 18 DOM
6. 2026-06-13
   days on market $109,000 Active 16 DOM
7. 2026-06-12
   pricedays on market $109,000 Active 15 DOM
8. 2026-06-09
   days on market $119,900 Active 12 DOM
9. 2026-06-08
   days on market $119,900 Active 11 DOM
10. 2026-06-08
    days on market $119,900 Active 10 DOM
11. 2026-06-07
    days on market $119,900 Active 9 DOM
12. 2026-06-04
    days on market $119,900 Active 6 DOM
13. 2026-06-02
    days on market $119,900 Active 5 DOM
14. 2026-06-01
    days on market $119,900 Active 4 DOM
15. 2026-05-31
    days on market $119,900 Active 3 DOM
16. 2026-05-28
    listed $119,900 Active
17. 2025-04-24
    historical
18. 2024-11-15
    price $199,000
19. 2024-08-26
    price $210,000
20. 2024-08-19
    listed $220,000 Active

ⓘ 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 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,655
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$3,171
• Taxable income: $1,694
• Est. tax owed @ 24.0%: −$406
• After-tax cash flow: $2,922/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: Southern Local
• NCES district ID: 3904644
• Math proficiency: 29% ▼ -25.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $41,372
• Composite: 32.35/100
• National rank: #5742
• State rank: #547 of 656 in OH

Livability — Salineville

• Score: 63/100
• State rank: #840
• US rank: #15730

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salineville, OH
• County: Columbiana · 99,532 people
• Population (ZIP): 2,620
• Household income: $62,946
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 11.2

Population outlook (Columbiana County) Hauer SSP2

• Today (2025): 98,353 people
• By 2030: 94,225 · -4.2%
• By 2040: 85,169 · -13.4%
• By 2050: 76,157 · -22.6%
• By 2075: 58,451 · -40.6%
• By 2100: 42,805 · -56.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 7% Two or more races 2%
• Common ancestry: Polish 4% Slovak 3% Lithuanian 3%
• Foreign-born: 0%
• Languages at home: 94% English-only · German/W. Germanic 5% Spanish 1%

Political lean MEDSL · Columbiana

• 2024 margin: Solid R (+49.0) · D 25.1% · R 74.1%
• 2008→2024 swing: -41.4pp toward R · 2008: -7.6pp · 2024: -49.0pp
• All cycles: 2024: R+49.0 2020: R+44.9 2016: R+41.6 2012: R+12.0 2008: R+7.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.92%
• Current HPI: 209.5671
• 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

-45.5% since first listed

5 events — show timeline

• 2026-05-28 Listed $119,900 MLSNOW
• 2025-04-24 Listing Removed — MLSNOW
• 2024-11-15 Price Changed $199,000 MLSNOW
• 2024-08-26 Price Changed $210,000 MLSNOW
• 2024-08-19 Listed $220,000 MLSNOW

Property tax history

-2.3%/yr

Latest (2025): $136 · -6.6% YoY. Source: county tax records.