62 Redwood Dr · Beloit, OH 44609

$41,000

2 bd · 2.0 ba · 1,000 sqft · SingleFamily · 19 Days on market

Built 2000 435 sqft 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice mobile home, 2 bdrms, 2 full baths - nice open liv rm, kitchen, dining area (a plus), nice counter top ares & cabinets, master bedrm with walk-in closet & master bath, beautiful car port, deck, shed. All sq foot & sizes estimated.

Key facts

• Covered deck
• Carport
• Storage shed

Tags

• OPEN-CONCEPT LAYOUT
• CARPORT
• STORAGE SHED
• COVERED DECK

Property features AI

Finance

• Other: $250 annual tax (2025)
• Financial info: Land lease $523.50
• HOA & community: Community includes a lake; Has land lease

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer
• Home design: Single-story home; Owner-reported year built; Updated/remodeled
• Construction: Aluminum siding; Asphalt/fiberglass roof
• Exterior features: Awnings

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Updated/remodeled condition; 5 total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $41k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($650 rent vs $41k).
• Recommended offer: $40k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#620 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• West Branch Local (rural): math 72% / reading 65% proficiency, ranked #167 of 656 in OH (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 11 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).
• This rent is only 12% of the median local income ($63k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $283 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Mahoning County population projected at -14% 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 $11k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $18k; list at $41k implies a 128% gain — meaningful room to come down on a strong offer.

Recommended offer $40,385 (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 B-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: 1.59% ✓
• Cap rate: 13.03%
• Cash-on-cash: 24.06%
• DSCR: 2.07
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $134,000
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
355 N 12th St	0.34mi	2/1.0	992 (-1%)	9mo	$52,500	$53	71
496 W Pine Lake Rd	0.38mi	3/1.5 (+1)	960 (-4%)	1mo	$250,000	$260	67
335 N 11th St	0.25mi	2/2.0	1,120 (+12%)	1mo	$150,000	$134	67
396 E Oregon Ave	0.41mi	2/1.0	1,000 (0%)	15mo	$137,000	$137	65
316 1/2 E Vermont	0.46mi	2/2.0	1,072 (+7%)	9mo	$115,000	$107	59
186 E Michigan Ave	0.58mi	3/2.0 (+1)	1,040 (+4%)	6mo	$170,000	$163	56
895 N 12th St	0.48mi	3/1.0 (+1)	924 (-8%)	18mo	$185,000	$200	41
165 E Vermont Ave	0.64mi	3/1.0 (+1)	1,028 (+3%)	21mo	$135,000	$131	39
395 E Vermont Ave	0.42mi	3/1.0 (+1)	920 (-8%)	24mo	$155,000	$168	39
136 N 13th St	0.47mi	3/1.0 (+1)	1,128 (+13%)	19mo	$75,000	$66	32
165 E Ohio Ave	0.59mi	2/1.0	1,116 (+12%)	23mo	$39,900	$36	30

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: 17.3%
• Equity multiple: 1.70×
• Total profit: $8,025
• Equity at exit: $6,113

10-year hold

• IRR: 25.8%
• Equity multiple: 3.26×
• Total profit: $25,904
• Equity at exit: $3,545

Cash invested: $11,480 (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 44609

• Home prices YoY: -13.1%
• Active inventory: 11
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $650 medium
• Mortgage (P&I): −$215
• Tax est. 1.5%: −$51 /mo · $615/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$136
• Net cashflow: $230

Break-even live

Break-even rent $359

Max offer price $41,000

Occupancy floor 60%

Sensitivity live

Price	-10% $258	-5% $244	+0% $230	+5% $216	+10% $202
Rent	-10% $179	-5% $204	+0% $230	+5% $256	+10% $282
Rate	-1.0pp $251	-0.5pp $241	base $230	+0.5pp $220	+1.0pp $209

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: $10,250
• Closing costs: $1,230
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
836 S 13th St Unit 236 Alabama 11 Sebring, OH	2.0	1.0	900	$650	$0.72	14d	1	1.04mi

Listing history 18 events

1. 2026-06-21
   days on market $41,000 Active 19 DOM
2. 2026-06-18
   days on market $41,000 Active 16 DOM
3. 2026-06-17
   days on market $41,000 Active 15 DOM
4. 2026-06-16
   days on market $41,000 Active 14 DOM
5. 2026-06-15
   days on market $41,000 Active 13 DOM
6. 2026-06-14
   days on market $41,000 Active 11 DOM
7. 2026-06-13
   days on market $41,000 Active 10 DOM
8. 2026-06-10
   days on market $41,000 Active 8 DOM
9. 2026-06-09
   days on market $41,000 Active 7 DOM
10. 2026-06-08
    days on market $41,000 Active 6 DOM
11. 2026-06-07
    days on market $41,000 Active 5 DOM
12. 2026-06-03
    remarks 633-char remark
13. 2026-06-03
    days on marketlisting id $41,000 Active 1 DOM
14. 2026-05-17
    listed $41,000 Active
15. 2019-09-17
    status Pending 258-char remark

    Show marketing remark (258 chars)

    Very nice mobile home, 2 bdrms, 2 full baths - nice open liv rm, kitchen, dining area (a plus), nice counter top ares & cabinets, master bedrm with walk-in closet & master bath, beautiful car port, deck, shed. All sq foot & sizes estimated.

16. 2019-09-11
    soldstatus $18,000 Closed 258-char remark

    Show marketing remark (258 chars)

    Very nice mobile home, 2 bdrms, 2 full baths - nice open liv rm, kitchen, dining area (a plus), nice counter top ares & cabinets, master bedrm with walk-in closet & master bath, beautiful car port, deck, shed. All sq foot & sizes estimated.

17. 2019-09-04
    historical Contingent 258-char remark

    Show marketing remark (258 chars)

    Very nice mobile home, 2 bdrms, 2 full baths - nice open liv rm, kitchen, dining area (a plus), nice counter top ares & cabinets, master bedrm with walk-in closet & master bath, beautiful car port, deck, shed. All sq foot & sizes estimated.

18. 2019-08-07
    listed $19,500 Active 258-char remark

    Show marketing remark (258 chars)

    Very nice mobile home, 2 bdrms, 2 full baths - nice open liv rm, kitchen, dining area (a plus), nice counter top ares & cabinets, master bedrm with walk-in closet & master bath, beautiful car port, deck, shed. All sq foot & sizes estimated.

ⓘ 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $7,800
• − Mortgage interest: −$2,297
• − Property taxes: −$615
• − Insurance: −$205
• − Repairs & maintenance: −$624
• − Management: −$624
• − Depreciation: −$1,193
• Taxable income: $2,243
• Est. tax owed @ 24.0%: −$538
• After-tax cash flow: $2,224/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: West Branch Local
• NCES district ID: 3904838
• Math proficiency: 72% ▼ -8.00%
• Reading proficiency: 65% ▼ -3.00%
• Median HH income: $49,651
• Composite: 58.13/100
• National rank: #1028
• State rank: #167 of 656 in OH

Livability — Beloit

• Score: 67/100
• State rank: #620
• US rank: #10762

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beloit, OH
• County: Mahoning · 224,175 people
• City population: 3,645
• Metro: Youngstown-Warren, OH
• Population (ZIP): 3,645
• Household income: $62,738
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 13.7

Population outlook (Mahoning County) Hauer SSP2

• Today (2025): 223,932 people
• By 2030: 218,387 · -2.5%
• By 2040: 205,367 · -8.3%
• By 2050: 193,606 · -13.5%
• By 2075: 173,694 · -22.4%
• By 2100: 151,147 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Lithuanian 2% Iranian 2% Romanian 1%

Political lean MEDSL · Mahoning

• 2024 margin: Lean R (+9.4) · D 44.9% · R 54.4%
• 2008→2024 swing: -36.1pp toward R · 2008: 26.6pp · 2024: -9.4pp
• All cycles: 2024: R+9.4 2020: R+1.9 2016: D+3.0 2012: D+27.7 2008: D+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -36.43%
• Current HPI: 241.1245
• 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

+110.3% since first listed

5 events — show timeline

• 2026-05-17 Listed $41,000 MLSNOW
• 2019-09-17 Pending — MLSNOW
• 2019-09-11 Sold (MLS) $18,000 MLSNOW
• 2019-09-04 Contingent — MLSNOW
• 2019-08-07 Listed $19,500 MLSNOW