2300 Kingsbury Dr #71 · North Industry, OH 44706

$111,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 208 Days on market

Built 2025 Good condition

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Why this score? — see what drove the C+ 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 +26.2/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a tour of this beautiful brand new 3 bed 2 bath single family home at Fohl Village. This home comes fully equipped with wood kitchen cabinets, full kitchen appliance package, Primary suite with a walk-in shower. Relax in the living room with an open concept floor plan connecting the kitchen and dining area. Enjoy country living in an upgrade home at an affordable price. Give us a call today!

Key facts

• Built 2025
• Listed 208 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $112k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $98k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 6.6% in North Industry — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Canton Local (suburban): math 54% / reading 52% proficiency, ranked #401 of 656 in OH (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 87 active listings in the ZIP; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $774 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Stark County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 208 days — a 12% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Recommended offer $98,472 (12.0% below list)

Questions for the listing agent

1. It's been on market 208 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.20% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.90%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $8
• Equity at exit: $16,685

10-year hold

• IRR: 9.7%
• Equity multiple: 1.75×
• Total profit: $23,422
• Equity at exit: $9,675

Cash invested: $31,332 (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 44706

• Active inventory: 87
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,339 medium
• Mortgage (P&I): −$587
• Tax est. 1.5%: −$140 /mo · $1,678/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $285

Break-even live

Break-even rent $979

Max offer price $111,900

Occupancy floor 74%

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: $27,975
• Closing costs: $3,357
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $111,900 Active 208 DOM
2. 2026-06-17
   days on market $111,900 Active 207 DOM
3. 2026-06-16
   days on market $111,900 Active 206 DOM
4. 2026-06-15
   days on market $111,900 Active 205 DOM
5. 2026-06-14
   days on market $111,900 Active 203 DOM
6. 2026-06-13
   days on market $111,900 Active 202 DOM
7. 2026-06-10
   days on market $111,900 Active 200 DOM
8. 2026-06-09
   days on market $111,900 Active 199 DOM
9. 2026-06-08
   days on market $111,900 Active 198 DOM
10. 2026-06-07
    days on market $111,900 Active 197 DOM
11. 2026-06-03
    days on market $111,900 Active 193 DOM
12. 2026-06-02
    days on market $111,900 Active 192 DOM
13. 2026-06-01
    days on market $111,900 Active 191 DOM
14. 2026-05-31
    days on market $111,900 Active 190 DOM
15. 2026-05-30
    days on market $111,900 Active 189 DOM
16. 2025-11-22
    listed $111,900 Active 399-char remark

    Show marketing remark (399 chars)

    Take a tour of this beautiful brand new 3 bed 2 bath single family home at Fohl Village. This home comes fully equipped with wood kitchen cabinets, full kitchen appliance package, Primary suite with a walk-in shower. Relax in the living room with an open concept floor plan connecting the kitchen and dining area. Enjoy country living in an upgrade home at an affordable price. Give us a call today!

ⓘ 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: $16,068
• − Mortgage interest: −$6,268
• − Property taxes: −$1,678
• − Insurance: −$560
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$3,255
• Taxable income: $1,736
• Est. tax owed @ 24.0%: −$417
• After-tax cash flow: $2,998/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 · 8 photos

Good 80/100 Cosmetic rehab

This beautiful brand new 3-bedroom, 2-bathroom home is move-in ready with new finishes and an open concept floor plan. Enhance its value with landscaping and smart home features.

Value-add opportunities

• Both Landscaping and pool area — Enhances curb appeal and provides recreational space.
• Both Add smart home features — Improves convenience and adds modern amenities.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and pool area — Enhances curb appeal and provides recreational space. ↑
• Both Add smart home features — Improves convenience and adds modern amenities. ↑

ⓘ 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: Canton Local
• NCES district ID: 3904983
• Math proficiency: 54% ▼ -12.00%
• Reading proficiency: 52% ▼ -11.00%
• Median HH income: $46,980
• Composite: 45.0/100
• National rank: #2699
• State rank: #401 of 656 in OH

Livability — North Industry

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Stark County · 272,865 people
• Metro: Canton-Massillon, OH
• Population (ZIP): 16,496
• Household income: $58,228
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 502.0

Population outlook (Stark County) Hauer SSP2

• Today (2025): 373,708 people
• By 2030: 371,245 · -0.7%
• By 2040: 361,331 · -3.3%
• By 2050: 345,290 · -7.6%
• By 2075: 302,669 · -19.0%
• By 2100: 238,870 · -36.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 8% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Italian 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Stark

• 2024 margin: Strong R (+21.9) · D 38.6% · R 60.5%
• 2008→2024 swing: -27.4pp toward R · 2008: 5.5pp · 2024: -21.9pp
• All cycles: 2024: R+21.9 2020: R+18.5 2016: R+17.4 2012: R+0.4 2008: D+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -156.35%
• Current HPI: 239.851
• Rent YoY: —
• Metro: Canton-Massillon, OH
• 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

• 2025-11-22 Listed $111,900 Zillow