770 Jones Ave NW Lot L · Carrollton, OH 44615

$55,000

2 bd · 1.0 ba · 672 sqft · SingleFamily · 51 Days on market

Built 2024 Good condition 4,356 sqft lot $82/sqft · 58% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don’t miss this stunning 2-bedroom, 1-bath mobile home, built in 2024 and in like-new condition! This cozy 14x48 residence features a modern drywall interior, giving it a clean, polished feel throughout. Enjoy the convenience of an all-electric setup, with the stove and refrigerator included, plus washer and dryer hookups for added ease. This home also offers dedicated off-street parking and includes an 8x10 shed for extra storage space. Whether you're looking for a low-maintenance home or a smart investment, this one is a must-see! Please note: this sale is for the mobile home only, and does not include real estate. Sale is subject to a one-year lease; the home must remain on its

Key facts

• 4,356 sq ft lot
• Built 2024
• Listed 50 days

Property features AI

Finance

• Financial info: Land lease: $300 (as listed)

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Shingle roof; Built per public records
• Exterior features: Vinyl siding; Shed(s)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom on the main level
• Interior features: Central air conditioning; Electric forced-air heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $822 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.2% vs local median 4.7% in Carrollton — 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 80/100 on livability (#131 in OH, #1,863 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Carrollton Exempted Village (town): math 46% / reading 58% proficiency, ranked #419 of 656 in OH (top 64%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 43 active listings in the ZIP; 2 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Carroll County population projected at -25% 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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. 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?
4. 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.
5. 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.
6. 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: 2.77% ✓
• Cap rate: 24.22%
• Cash-on-cash: 64.03%
• DSCR: 3.85
• GRM: 3.0

CMA / ARV

• ARV (median comp): $131,675
• List price: $55,000
• Delta: -58.23%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
242 Mckinley Ave NW	0.38mi	2/1.0	592 (-12%)	15mo	$77,000	$130	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 63.1%
• Equity multiple: 3.82×
• Total profit: $43,449
• Equity at exit: $8,201

10-year hold

• IRR: 67.6%
• Equity multiple: 7.84×
• Total profit: $105,322
• Equity at exit: $4,755

Cash invested: $15,400 (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 44615

• Active inventory: 43
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,521 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $822

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 41%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $55,000 Active 51 DOM
2. 2026-06-17
   days on market $55,000 Active 50 DOM
3. 2026-06-16
   days on market $55,000 Active 49 DOM
4. 2026-06-15
   days on market $55,000 Active 48 DOM
5. 2026-06-13
   days on market $55,000 Active 46 DOM
6. 2026-06-12
   days on market $55,000 Active 45 DOM
7. 2026-06-09
   days on market $55,000 Active 42 DOM
8. 2026-06-08
   days on market $55,000 Active 41 DOM
9. 2026-06-07
   days on market $55,000 Active 40 DOM
10. 2026-06-07
    days on market $55,000 Active 39 DOM
11. 2026-06-04
    days on market $55,000 Active 36 DOM
12. 2026-06-02
    days on market $55,000 Active 35 DOM
13. 2026-06-01
    days on market $55,000 Active 34 DOM
14. 2026-05-31
    days on market $55,000 Active 33 DOM
15. 2026-04-27
    listed $55,000 Active 761-char remark

ⓘ 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 ≥96°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: $18,256
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,460
• − Management: −$1,460
• − Depreciation: −$1,600
• Taxable income: $9,554
• Est. tax owed @ 24.0%: −$2,293
• After-tax cash flow: $7,568/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 · 13 photos

Good 80/100 Cosmetic rehab

This mobile home is in good condition with a modern kitchen and a well-maintained exterior. It is a low-maintenance property with a good curb appeal.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance the curb appeal and make the home look more inviting to potential buyers.
• Rental Landscaping improvements — Well-maintained landscaping can attract tenants and make the home more appealing.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding — Fresh paint can enhance the curb appeal and make the home look more inviting to potential buyers. ↑
• Rental Landscaping improvements — Well-maintained landscaping can attract tenants and make the home more appealing. ↑

ⓘ 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: Carrollton Exempted Village
• NCES district ID: 3904527
• Math proficiency: 46% ▼ -21.00%
• Reading proficiency: 58% ▼ -10.00%
• Median HH income: $45,165
• Composite: 43.94/100
• National rank: #2903
• State rank: #419 of 656 in OH

Livability — Carrollton

• Score: 80/100
• State rank: #131
• US rank: #1863

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carrollton, OH
• County: Carroll · 27,595 people
• Metro: Canton-Massillon, OH
• Population (ZIP): 9,830
• Household income: $66,391
• Rent vs Own: 17.3% rent · 82.7% own
• Severe rent burden: 7.5

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 25,766 people
• By 2030: 24,481 · -5.0%
• By 2040: 21,803 · -15.4%
• By 2050: 19,323 · -25.0%
• By 2075: 15,205 · -41.0%
• By 2100: 12,287 · -52.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Iranian 3% Romanian 2%
• Foreign-born: 0% · Canada
• Languages at home: 92% English-only · German/W. Germanic 6% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+54.7) · D 22.2% · R 77.0%
• 2008→2024 swing: -49.9pp toward R · 2008: -4.8pp · 2024: -54.7pp
• All cycles: 2024: R+54.7 2020: R+52.7 2016: R+46.4 2012: R+13.7 2008: R+4.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -129.95%
• Current HPI: 222.0728
• 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

1 event — show timeline

• 2026-04-27 Listed $55,000 MLSNOW