12860 Mayfield Rd #42 · Aquilla, OH 44024

$28,900

2 bd · 1.0 ba · 938 sqft · Manufactured public records · 14 Days on market

Built 1988 435 sqft lot

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +6.8/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome Home to this recently remodeled, fully furnished, Manufactured Home. This home features loads of charm with elevated ceilings, new glass droplet chandelier lighting throughout and uniqueshelving spaces. 2 Bedrooms have ample closet space and 1 Full Bath with a creatively designed double sink layout for storage and counter space. Anin-unitwasher/dryer and linen closet are inside the large bathwith an extralarge tub/shower. The eat-in kitchen features a breakfast bar with coordinating high-back chairs that perfectly complement the home's elegant color palette. A stainless fridge, new gas island stove top w ventilation system, microwave and double oven are situated for ease of movement

Key facts

• Remodeled
• Double sink layout
• Elevated ceilings

Tags

• REMODELED
• FULLY FURNISHED
• ELEVATED CEILINGS
• UNIQUE SHELVING SPACES
• DOUBLE SINK LAYOUT
• IN-UNIT WASHER DRYER

Property features AI

Exterior

• Parking: Driveway (paved)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-story; Built from vinyl siding; Metal roof
• Construction: Vinyl siding construction; Metal roof; Built according to public records
• Exterior features: Patio; Shed(s); Has view

Interior

• Kitchen: Cooktop; Range; Microwave; Dishwasher; Disposal; Refrigerator; Kitchen island; Pantry; Eat-in kitchen; Breakfast bar; Laminate counters
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Interior features: Breakfast bar; Bookcases; Cathedral ceilings; Eat-in kitchen; Kitchen island; Laminate counters; Pantry; Vaulted ceilings; Blinds; Double-pane windows; Window treatments
• Laundry & utility: Washer and dryer in bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $29k.

Deal economics

• At list price, monthly cash flow is $891 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $29k).

Location & tenants

• Location reads 56/100 on livability (#1,113 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, schools F, amenities F.
• Chardon Local (town): math 78% / reading 79% proficiency, ranked #56 of 656 in OH (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 79 active listings in the ZIP; solid renter incomes; 220 units permitted in Geauga County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($105k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $200 of loan paydown is wiped out by about $867 of value loss. Plan a longer hold.
• Geauga County population projected to shrink 7% 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $28,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.78% ✓
• Cap rate: 43.27%
• Cash-on-cash: 132.08%
• DSCR: 6.88
• GRM: 1.7

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: —
• Equity multiple: 7.43×
• Total profit: $52,063
• Equity at exit: $4,309

10-year hold

• IRR: —
• Equity multiple: 15.64×
• Total profit: $118,464
• Equity at exit: $2,499

Cash invested: $8,092 (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 44024

• Active inventory: 79
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,380 medium
• Mortgage (P&I): −$152
• Tax est. 1.5%: −$36 /mo · $434/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $891

Break-even live

Break-even rent $253

Max offer price $28,900

Occupancy floor 30%

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: $7,225
• Closing costs: $867
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-17
   status $28,900 Pending 14 DOM
2. 2026-06-16
   days on market $28,900 Active 14 DOM
3. 2026-06-15
   days on market $28,900 Active 13 DOM
4. 2026-06-13
   days on market $28,900 Active 11 DOM
5. 2026-06-10
   price $28,900 Active 7 DOM
6. 2026-06-09
   days on market $34,900 Active 7 DOM
7. 2026-06-08
   days on market $34,900 Active 6 DOM
8. 2026-06-07
   days on market $34,900 Active 5 DOM
9. 2026-06-02
   remarks 699-char remark
10. 2026-06-02
    listed $34,900 Active 1 DOM

ⓘ 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 2/10 Low 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,563
• − Mortgage interest: −$1,619
• − Property taxes: −$434
• − Insurance: −$144
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$841
• Taxable income: $10,875
• Est. tax owed @ 24.0%: −$2,610
• After-tax cash flow: $8,078/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: Chardon Local
• NCES district ID: 3904718
• Math proficiency: 78% ▼ -6.00%
• Reading proficiency: 79% ▼ -5.00%
• Median HH income: $68,705
• Composite: 68.2/100
• National rank: #352
• State rank: #56 of 656 in OH

Livability — Aquilla

• Score: 56/100
• State rank: #1113
• US rank: #22746

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Geauga · 90,510 people
• Metro: Cleveland, OH
• Population (ZIP): 24,376
• Household income: $104,808
• Rent vs Own: 13.0% rent · 87.0% own
• Severe rent burden: 5.6

Population outlook (Geauga County) Hauer SSP2

• Today (2025): 94,919 people
• By 2030: 94,804 · -0.1%
• By 2040: 92,641 · -2.4%
• By 2050: 88,198 · -7.1%
• By 2075: 79,080 · -16.7%
• By 2100: 60,856 · -35.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Romanian 8% Slovak 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Geauga

• 2024 margin: Strong R (+24.1) · D 37.5% · R 61.7%
• 2008→2024 swing: -8.8pp toward R · 2008: -15.4pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+23.1 2016: R+25.5 2012: R+21.6 2008: R+15.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -193.59%
• Current HPI: 205.447
• 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

• 2026-06-02 Listed $34,900 MLSNOW