1218 Greenwich #1218

Vienna Center, OH 44403

$48,100A-

3 bd · 2.0 ba · 980 sqft · Built 2026 · Manufactured · Active · 78 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $975/mo
• Mortgage (P&I): −$252
• Tax + insurance: −$80
• HOA: −$0
• Vac / Maint / Mgmt: −$205
• Net cashflow: $438/mo
• Annual: $5,251/yr
• Cap rate: 17.21%
• Cash-on-cash: 38.99%
• DSCR: 2.73
• 1% rule: 2.03%
• Cash to close: $13,468

Investor read

• This is a 3-bed/2.0-bath manufactured listed at $48k. Condition is rated excellent.
• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($975 rent vs $48k).
• It's been on market 78 days — a 6% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $45k (6.0% below list) — sets the bar for market timing.
• In year one you build about $5k of equity ($333 loan paydown + $5k appreciation (10.0% local appreciation)).
• Location reads 62/100 on livability (#877 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute 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.
• Zoned schools: Brookfield Elementary School (math 47% / reading 47%, grade D-, #942 of 1,584 statewide, top 61%, 389 students, 46% FRL); Brookfield Middle School (math 28% / reading 52%, grade F, #511 of 654 statewide, top 79%, 333 students, 46% FRL); Brookfield High School (math 22% / reading 67%, grade F, #470 of 781 statewide, top 62%, 260 students, 37% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: 26 active listings in the ZIP; 129 units permitted in Trumbull County in 2024 (0 in 5+ unit buildings).
• 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.

Questions for listing agent

• 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?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.