CLAYTON Lake Sherman Village Plan · Richville, OH 44662

$36,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 848 Days on market

Good condition

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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 +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Begin your home search at Lake Sherman Village in Navarre, Ohio today. Our beautiful community is nestled in the country giving our residents a beautiful landscape of farmland and treetops. Residents of Lake Sherman Village have full access to our community amenities which include a community clubhouse, playground, bus shelter, BBQ area, pavilion and basketball court. Lake Sherman Village, owned and operated by UMH Properties, strives to make your life a breeze with on-site management and maintenance teams, available to help community residents at all times. With our new expansion under way, take the opportunity to choose one of our turnkey ready homes or the property lot of your choice and custom build the home of your dreams! Some of the customizable home options are fireplaces, built-in cabinets, walk-in closets, and spa-like master baths. If you are looking for an affordable, energy-efficient home, come meet our experienced UMH staff at Lake Sherman Village, today! Lake Sherman Village is situated in Navarre, OH and is roughly 30 miles south of Akron, OH. This country setting in Stark County includes Zoar Historical Village, where you will find early American architecture and enjoy the quaint village scenery. There is no shortage of activity in the Navarre area. From the tranquil Petros Park to lazy strolls by the nearby lake, the residents of Lake Sherman Village can enjoy all the outdoors has to offer. No need to sacrifice nights out on the town, however; Lake Sherman Village gives its residents just a quick trip into town for fine dining, exotic shopping experiences, and exciting entertainment. Lake Sherman Village community is located in the top-notch Fairless School District. Lake Sherman Village also gives adults and students convenient access to further education with the nearby Stark State College and Kent State University.

Key facts

• Listed 848 days

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $37k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $632 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $37k).
• Recommended offer: $32k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#739 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Fairless Local (rural): math 56% / reading 55% proficiency, ranked #365 of 656 in OH (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 23 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 $255 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 848 days — a 12% lower offer ($32k) is reasonable based on typical stale-listing flexibility.

Recommended offer $32,472 (12.0% below list)

Questions for the listing agent

1. It's been on market 848 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 3.04% ✓
• Cap rate: 26.85%
• Cash-on-cash: 73.43%
• DSCR: 4.27
• GRM: 2.7

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: 73.2%
• Equity multiple: 4.32×
• Total profit: $34,303
• Equity at exit: $5,502

10-year hold

• IRR: 77.0%
• Equity multiple: 8.92×
• Total profit: $81,788
• Equity at exit: $3,190

Cash invested: $10,332 (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 44662

• Active inventory: 23
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,123 medium
• Mortgage (P&I): −$194
• Tax est. 1.5%: −$46 /mo · $554/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $632

Break-even live

Break-even rent $323

Max offer price $36,900

Occupancy floor 39%

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: $9,225
• Closing costs: $1,107
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $36,900 Active 848 DOM
2. 2026-06-17
   days on market $36,900 Active 847 DOM
3. 2026-06-16
   days on market $36,900 Active 846 DOM
4. 2026-06-15
   days on market $36,900 Active 845 DOM
5. 2026-06-14
   days on market $36,900 Active 843 DOM
6. 2026-06-13
   days on market $36,900 Active 842 DOM
7. 2026-06-10
   days on market $36,900 Active 840 DOM
8. 2026-06-09
   days on market $36,900 Active 839 DOM
9. 2026-06-08
   days on market $36,900 Active 838 DOM
10. 2026-06-07
    days on market $36,900 Active 837 DOM
11. 2026-06-05
    days on market $36,900 Active 834 DOM
12. 2026-06-02
    days on market $36,900 Active 832 DOM
13. 2026-06-01
    days on market $36,900 Active 831 DOM
14. 2026-05-31
    days on market $36,900 Active 830 DOM
15. 2026-05-30
    days on market $36,900 Active 829 DOM
16. 2024-02-21
    listed $36,900 Active 1869-char remark

    Show marketing remark (1869 chars)

    Begin your home search at Lake Sherman Village in Navarre, Ohio today. Our beautiful community is nestled in the country giving our residents a beautiful landscape of farmland and treetops. Residents of Lake Sherman Village have full access to our community amenities which include a community clubhouse, playground, bus shelter, BBQ area, pavilion and basketball court. Lake Sherman Village, owned and operated by UMH Properties, strives to make your life a breeze with on-site management and maintenance teams, available to help community residents at all times. With our new expansion under way, take the opportunity to choose one of our turnkey ready homes or the property lot of your choice and custom build the home of your dreams! Some of the customizable home options are fireplaces, built-in cabinets, walk-in closets, and spa-like master baths. If you are looking for an affordable, energy-efficient home, come meet our experienced UMH staff at Lake Sherman Village, today! Lake Sherman Village is situated in Navarre, OH and is roughly 30 miles south of Akron, OH. This country setting in Stark County includes Zoar Historical Village, where you will find early American architecture and enjoy the quaint village scenery. There is no shortage of activity in the Navarre area. From the tranquil Petros Park to lazy strolls by the nearby lake, the residents of Lake Sherman Village can enjoy all the outdoors has to offer. No need to sacrifice nights out on the town, however; Lake Sherman Village gives its residents just a quick trip into town for fine dining, exotic shopping experiences, and exciting entertainment. Lake Sherman Village community is located in the top-notch Fairless School District. Lake Sherman Village also gives adults and students convenient access to further education with the nearby Stark State College and Kent State University.

ⓘ 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 ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,477
• − Mortgage interest: −$2,067
• − Property taxes: −$554
• − Insurance: −$184
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − Depreciation: −$1,073
• Taxable income: $7,442
• Est. tax owed @ 24.0%: −$1,786
• After-tax cash flow: $5,800/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 · 12 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with a good exterior and interior. It has a good roof, windows, and foundation. The landscaping and curb appeal are well-maintained. Repainting the exterior siding and cleaning the gutters would be the highest-ROI updates to increase its value.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint enhances curb appeal and can add value.
• Rental Clean gutters — Clean gutters improve drainage and prevent water damage, which is important for renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint enhances curb appeal and can add value. ↑
• Rental Clean gutters — Clean gutters improve drainage and prevent water damage, which is important for renters. ↑

ⓘ 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: Fairless Local
• NCES district ID: 3904984
• Math proficiency: 56% ▼ -6.00%
• Reading proficiency: 55% ▼ -7.00%
• Median HH income: $46,217
• Composite: 46.99/100
• National rank: #2352
• State rank: #365 of 656 in OH

Livability — Richville

• Score: 65/100
• State rank: #739
• US rank: #13328

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Stark · 366,688 people
• Metro: Canton-Massillon, OH
• Population (ZIP): 9,929
• Household income: $69,387
• Rent vs Own: 18.8% rent · 81.2% own
• Severe rent burden: 11.3

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 1% Scandinavian 1%
• Foreign-born: 1%
• Languages at home: 93% English-only · German/W. Germanic 6% Spanish 1%

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: ▼ -130.03%
• Current HPI: 228.0431
• 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

• 2024-02-21 Listed $36,900 Zillow