5109 Redbud Dr SW #343 · Richville, OH 44662

$99,900

3 bd · 2.0 ba · 1,493 sqft · Manufactured · 8 Days on market

Built 2026 Good condition $67/sqft · 64% below area

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Why this score? — see what drove the C+ 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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience the perfect blend of privacy and community in this spacious 1,493 sq. ft. residence. Tucked away against undeveloped land, this property offers a rare, peaceful rural feel while providing access to a lovely community featuring a playground, clubhouse, basketball court, bus shelter, BBQ area, and pavilion. Inside, enjoy effortless one-floor living. The heart of the home is the spacious living room open to the kitchen and dining areas. Speaking of the kitchen, it comes complete with a pantry, a tile backsplash, and all appliances. Retreat to the Master Suite, featuring a large walk-in closet and a spa-like bathroom with a double vanity, soaking tub, and separate walk-in shower. On

Key facts

• Clubhouse
• Community playground
• Storage shed

Tags

• STORAGE SHED
• LARGE KITCHEN BREAKFAST BAR
• DINING ROOM
• LUXURIOUS MASTER SUITE
• COMMUNITY PLAYGROUND
• CLUBHOUSE

Property features AI

Finance

• Financial info: List price $99,900

Exterior

• Utilities: Natural gas; Central air
• Home design: Attached to plan Adventure Lake Sherman Village; Spec home
• Exterior features: Shake roof

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (total)
• Heating & cooling: Natural gas heating; Central air; Ceiling fans
• Interior features: Dishwasher; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads 65/100 on livability (#739 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Fairless Local (rural): math 56% / reading 55% proficiency, ranked #365 of 656 in OH (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 23 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 $691 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $99,900

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 F-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: 1.15% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.48%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $275,337
• List price: $99,900
• Delta: -63.72%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.0%
• Equity multiple: 0.93×
• Total profit: $-2,092
• Equity at exit: $14,895

10-year hold

• IRR: 7.7%
• Equity multiple: 1.59×
• Total profit: $16,377
• Equity at exit: $8,638

Cash invested: $27,972 (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 44662

• Active inventory: 23
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,154 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $221

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 76%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $99,900 Active 8 DOM
2. 2026-06-17
   days on market $99,900 Active 7 DOM
3. 2026-06-16
   days on market $99,900 Active 6 DOM
4. 2026-06-15
   days on market $99,900 Active 5 DOM
5. 2026-06-14
   days on market $99,900 Active 3 DOM
6. 2026-06-13
   days on marketlisting id $99,900 Active 2 DOM
7. 2026-06-05
   days on market $99,900 Active 56 DOM
8. 2026-06-02
   days on market $99,900 Active 54 DOM
9. 2026-06-01
   days on market $99,900 Active 53 DOM
10. 2026-05-31
    days on market $99,900 Active 52 DOM
11. 2026-05-30
    days on market $99,900 Active 51 DOM
12. 2026-04-09
    listed $99,900 Active 1016-char remark
13. 2026-04-09
    historical
14. 2026-02-17
    listed $104,900 Active
15. 2024-06-12
    historical
16. 2024-05-16
    price $89,900
17. 2024-04-01
    price $94,900
18. 2024-02-26
    price $104,900
19. 2023-08-14
    price $109,900
20. 2023-07-24
    listed $119,900 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 · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,845
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$2,906
• Taxable income: $1,129
• Est. tax owed @ 24.0%: −$271
• After-tax cash flow: $2,382/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 · 12 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with minimal repairs needed. It offers a good balance of privacy and community access, making it a solid investment opportunity.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value
• Both New flooring in living areas — Improves aesthetics and functionality
• Both New kitchen appliances — Enhances functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value ↑
• Both New flooring in living areas — Improves aesthetics and functionality ↑
• Both New kitchen appliances — Enhances functionality and appeal ↑

ⓘ 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: Fairless Local
• NCES district ID: 3904984
• Math proficiency: 56% ▼ -6.00%
• Reading proficiency: 55% ▼ -7.00%
• Median HH income: $46,217
• Composite: 46.99/100
• National rank: #2352
• State rank: #365 of 656 in OH

Livability — Richville

• Score: 65/100
• State rank: #739
• US rank: #13328

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Stark · 366,688 people
• Metro: Canton-Massillon, OH
• Population (ZIP): 9,929
• Household income: $69,387
• Rent vs Own: 18.8% rent · 81.2% own
• Severe rent burden: 11.3

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 1% Scandinavian 1%
• Foreign-born: 1%
• Languages at home: 93% English-only · German/W. Germanic 6% Spanish 1%

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: ▼ -130.03%
• Current HPI: 228.0431
• 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