2420 Berkshire Dr SW #20 · North Industry, OH 44706

$116,900

3 bd · 2.0 ba · 1,178 sqft · Manufactured · 43 Days on market

Built 2026 Poor 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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to Fohl Village with this exceptional new arrival, now available for just $116,900 with financing options for qualified buyers. This home offers incredible value and includes a private storage shed along with full access to our community pool, playground, basketball court, and clubhouse. Residents also enjoy the convenience of on-site management, 24-hour maintenance, and dedicated RV/boat storage. Schedule your tour today to see why this affordable, high-quality home is the perfect fit for your lifestyle!

Key facts

• Clubhouse
• Community pool
• Basketball court

Tags

• PRIVATE STORAGE SHED
• COMMUNITY POOL
• PLAYGROUND
• BASKETBALL COURT
• CLUBHOUSE
• ON-SITE MANAGEMENT

Property features AI

Finance

• Other: Address: 2420 Berkshire Dr SW #20, Canton, OH 44706; Listing status: Active
• Financial info: List price $116,900

Exterior

• Utilities: Electric heating; Central air conditioning
• Home design: Spec home — Adventure 20 Fohl Village; Single-level living area of 1178
• Exterior features: Shake roof

Interior

• Kitchen: Dishwasher, Microwave, Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Dishwasher, Microwave, Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $117k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $117k).
• Recommended offer: $113k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 $808 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Recommended offer $113,393 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.14% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.91%
• DSCR: 1.40
• GRM: 7.3

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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-3,451
• Equity at exit: $17,430

10-year hold

• IRR: 6.9%
• Equity multiple: 1.52×
• Total profit: $16,998
• Equity at exit: $10,107

Cash invested: $32,732 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,330 medium
• Mortgage (P&I): −$613
• Tax est. 1.5%: −$146 /mo · $1,754/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $243

Break-even live

Break-even rent $1,023

Max offer price $116,900

Occupancy floor 77%

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: $29,225
• Closing costs: $3,507
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $116,900 Active 43 DOM
2. 2026-06-17
   days on market $116,900 Active 42 DOM
3. 2026-06-16
   days on market $116,900 Active 41 DOM
4. 2026-06-15
   days on market $116,900 Active 40 DOM
5. 2026-06-14
   days on market $116,900 Active 38 DOM
6. 2026-06-13
   days on market $116,900 Active 37 DOM
7. 2026-06-10
   days on market $116,900 Active 35 DOM
8. 2026-06-09
   days on market $116,900 Active 34 DOM
9. 2026-06-08
   days on market $116,900 Active 33 DOM
10. 2026-06-07
    days on market $116,900 Active 32 DOM
11. 2026-06-03
    days on market $116,900 Active 28 DOM
12. 2026-06-02
    days on market $116,900 Active 27 DOM
13. 2026-06-01
    days on market $116,900 Active 26 DOM
14. 2026-05-31
    days on market $116,900 Active 25 DOM
15. 2026-05-30
    days on market $116,900 Active 24 DOM
16. 2026-05-06
    listed $116,900 Active 523-char remark

ⓘ 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: $15,961
• − Mortgage interest: −$6,548
• − Property taxes: −$1,754
• − Insurance: −$584
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$3,401
• Taxable income: $1,121
• Est. tax owed @ 24.0%: −$269
• After-tax cash flow: $2,646/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 · 1 photo

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates to bring it up to a livable condition. Significant investment is needed to address the poor condition of the kitchen, bathrooms, roof, exterior, flooring, interior walls/paint, windows, foundation/structure, HVAC/mechanicals, and landscaping/curb appeal.

Repairs flagged

• Major kitchen — No photos of the kitchen
• Major bathrooms — No photos of the bathrooms
• Major roof — No photos of the roof
• Major exterior — No photos of the exterior
• Major flooring — No photos of the flooring
• Major interior walls/paint — No photos of the interior walls/paint
• Major windows — No photos of the windows
• Major foundation/structure — No photos of the foundation/structure
• Major HVAC/mechanicals — No photos of the HVAC/mechanicals
• Major landscaping/curb appeal — No photos of the landscaping/curb appeal

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint can make a significant difference in the home's appearance and value
• Both Replace flooring — New flooring can improve the home's appeal and functionality
• Both Install new windows — New windows can improve energy efficiency and curb appeal
• Both Update HVAC system — A new HVAC system can improve comfort and energy efficiency
• Both Landscaping and curb appeal — A well-maintained exterior can enhance the home's curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen · No photos of the kitchen	Major	$15,000–50,000
bathrooms · No photos of the bathrooms	Major	$15,000–50,000
roof · No photos of the roof	Major	$15,000–50,000
exterior · No photos of the exterior	Major	$15,000–50,000
flooring · No photos of the flooring	Major	$15,000–50,000
interior walls/paint · No photos of the interior walls/paint	Major	$15,000–50,000
windows · No photos of the windows	Major	$15,000–50,000
foundation/structure · No photos of the foundation/structure	Major	$15,000–50,000
HVAC/mechanicals · No photos of the HVAC/mechanicals	Major	$15,000–50,000
landscaping/curb appeal · No photos of the landscaping/curb appeal	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Both Paint interior walls and trim — Fresh paint can make a significant difference in the home's appearance and value ↑
• Both Replace flooring — New flooring can improve the home's appeal and functionality ↑
• Both Install new windows — New windows can improve energy efficiency and curb appeal ↑
• Both Update HVAC system — A new HVAC system can improve comfort and energy efficiency ↑
• Both Landscaping and curb appeal — A well-maintained exterior can enhance the home's curb appeal and value ↑

ⓘ 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