1123 Fairmont Cir #1123 · Vienna Center, OH 44403

$47,200

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 78 Days on market

Built 2026 Excellent condition

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Why this score? — see what drove the A- 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Your brand new 3 bedroom, 2 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as a clubhouse, community events, and . This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Clubhouse
• Modern bathroom
• Premium entry doors

Tags

• PREMIUM ENTRY DOORS
• MODERN BATHROOM
• NEW BRAND NAME APPLIANCES
• CLUBHOUSE
• COMMUNITY EVENTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $47k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $47k).
• Recommended offer: $44k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#877 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, employment D, amenities F.
• Brookfield Local (rural): math 32% / reading 54% proficiency, ranked #524 of 656 in OH (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 active listings in the ZIP; 129 units permitted in Trumbull County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($326 loan paydown + $5k appreciation (10.0% local appreciation)).
• Trumbull County population projected at -22% 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Recommended offer $44,368 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.18% ✓
• Cap rate: 18.67%
• Cash-on-cash: 44.22%
• DSCR: 2.97
• GRM: 3.8

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: 58.7%
• Equity multiple: 5.29×
• Total profit: $56,737
• Equity at exit: $42,521

10-year hold

• IRR: 52.2%
• Equity multiple: 11.80×
• Total profit: $142,722
• Equity at exit: $91,699

Cash invested: $13,216 (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 44403

• Home prices YoY: 15.3%
• Active inventory: 25
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,029 medium
• Mortgage (P&I): −$248
• Tax est. 1.5%: −$59 /mo · $708/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $487

Break-even live

Break-even rent $413

Max offer price $47,200

Occupancy floor 48%

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: $11,800
• Closing costs: $1,416
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $47,200 Active 78 DOM
2. 2026-06-18
   days on market $47,200 Active 77 DOM
3. 2026-06-17
   days on market $47,200 Active 76 DOM
4. 2026-06-16
   days on market $47,200 Active 75 DOM
5. 2026-06-15
   days on market $47,200 Active 74 DOM
6. 2026-06-14
   days on market $47,200 Active 72 DOM
7. 2026-06-13
   days on market $47,200 Active 71 DOM
8. 2026-06-10
   days on market $47,200 Active 69 DOM
9. 2026-06-09
   days on market $47,200 Active 68 DOM
10. 2026-06-08
    days on market $47,200 Active 67 DOM
11. 2026-06-07
    days on market $47,200 Active 66 DOM
12. 2026-06-02
    days on market $47,200 Active 61 DOM
13. 2026-06-01
    pricedays on market $47,200 Active 60 DOM
14. 2026-05-31
    days on market $46,700 Active 59 DOM
15. 2026-05-30
    days on market $46,700 Active 58 DOM
16. 2026-04-02
    listed $46,700 Active 459-char remark

    Show marketing remark (459 chars)

    Your brand new 3 bedroom, 2 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as a clubhouse, community events, and . This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

ⓘ 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: $12,352
• − Mortgage interest: −$2,644
• − Property taxes: −$708
• − Insurance: −$236
• − Repairs & maintenance: −$988
• − Management: −$988
• − Depreciation: −$1,373
• Taxable income: $5,414
• Est. tax owed @ 24.0%: −$1,299
• After-tax cash flow: $4,544/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

Excellent 95/100 None rehab

This brand new 3-bedroom, 2-bathroom home is move-in ready with modern amenities and excellent condition. It offers a great value for both resale and rental markets.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal 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: Brookfield Local
• NCES district ID: 3905012
• Math proficiency: 32% ▼ -24.00%
• Reading proficiency: 54% ▼ -9.00%
• Median HH income: $38,050
• Composite: 35.75/100
• National rank: #4850
• State rank: #524 of 656 in OH

Livability — Vienna Center

• Score: 62/100
• State rank: #877
• US rank: #16609

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Trumbull · 193,293 people
• Metro: Youngstown-Warren, OH
• Population (ZIP): 3,766
• Household income: $62,312
• Rent vs Own: 12.3% rent · 87.7% own
• Severe rent burden: 10.5

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 (97%)
• Race & ethnicity: White 97% Two or more races 1%
• Common ancestry: Romanian 4% Serbian 2% Slovene 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Russian/Polish/Slavic 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: ▲ 33.25%
• Current HPI: 250.11
• 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

• 2026-04-02 Listed $46,700 Zillow