1196 E Park Dr #1196 · Vienna Center, OH 44403

$48,100

3 bd · 2.0 ba · 1,120 sqft · Manufactured · 35 Days on market

Built 2026

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

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 community events, a clubhouse, 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

• Modern bathroom
• Premium entry doors
• Built 2026

Tags

• PREMIUM ENTRY DOORS
• MODERN BATHROOM
• NEW BRAND NAME APPLIANCES

Property features AI

Finance

• Other: Plan name 93047
• Financial info: List price $47,600

Exterior

• Utilities: Natural gas; Central air conditioning
• Home design: Spec inventory type; Active status
• Exterior features: Living area approximately 1120

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 2 total bathrooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $48k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $47k (3.0% 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 ($333 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 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($47k) is reasonable based on typical stale-listing flexibility.

Recommended offer $46,657 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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. 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: 2.20% ✓
• Cap rate: 18.86%
• Cash-on-cash: 44.88%
• DSCR: 3.00
• 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: 59.3%
• Equity multiple: 5.33×
• Total profit: $58,295
• Equity at exit: $43,332

10-year hold

• IRR: 52.8%
• Equity multiple: 11.88×
• Total profit: $146,472
• Equity at exit: $93,448

Cash invested: $13,468 (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: $1,058 medium
• Mortgage (P&I): −$252
• Tax est. 1.5%: −$60 /mo · $722/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $504

Break-even live

Break-even rent $421

Max offer price $48,100

Occupancy floor 47%

Sensitivity live

Price	-10% $537	-5% $520	+0% $504	+5% $487	+10% $470
Rent	-10% $420	-5% $462	+0% $504	+5% $546	+10% $587
Rate	-1.0pp $528	-0.5pp $516	base $504	+0.5pp $491	+1.0pp $479

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: $12,025
• Closing costs: $1,443
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $48,100 Active 35 DOM
2. 2026-06-18
   days on market $48,100 Active 34 DOM
3. 2026-06-17
   days on market $48,100 Active 33 DOM
4. 2026-06-16
   days on market $48,100 Active 32 DOM
5. 2026-06-15
   days on market $48,100 Active 31 DOM
6. 2026-06-14
   days on market $48,100 Active 29 DOM
7. 2026-06-13
   days on market $48,100 Active 28 DOM
8. 2026-06-10
   days on market $48,100 Active 26 DOM
9. 2026-06-09
   days on market $48,100 Active 25 DOM
10. 2026-06-08
    days on market $48,100 Active 24 DOM
11. 2026-06-07
    days on market $48,100 Active 23 DOM
12. 2026-06-02
    days on market $48,100 Active 18 DOM
13. 2026-06-01
    pricedays on market $48,100 Active 17 DOM
14. 2026-05-31
    days on market $47,600 Active 16 DOM
15. 2026-05-30
    days on market $47,600 Active 15 DOM
16. 2026-05-16
    listed $47,600 Active 459-char remark
17. 2008-02-09
    historical
18. 2007-08-09
    listed $32,500

ⓘ 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: $12,701
• − Mortgage interest: −$2,694
• − Property taxes: −$722
• − Insurance: −$240
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$1,399
• Taxable income: $5,613
• Est. tax owed @ 24.0%: −$1,347
• After-tax cash flow: $4,698/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: 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