4415 Farmette · Ravenna, OH 44266

$99,999

3 bd · 2.0 ba · 1,600 sqft · Manufactured · 210 Days on market

Built 2000 $62/sqft · 49% below area Est $195k · 49% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Schools +5.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 3-bedroom, 2-bathroom home offers the perfect blend of comfort and tranquility, with a stunning view of the lake. Step inside to a spacious living area filled with natural light, creating a warm and inviting atmosphere in both the formal dining room and family room. The modern kitchen boasts stainless steel appliances, ample counter space, and a breakfast bar, making it a chef's dream. Enjoy peace of mind with newer upgrades including A/C, windows, roof, and siding, along with a concrete driveway. The master suite features a walk-in closet and an en-suite bathroom. Two additional bedrooms provide plenty of space for family or guests. The updated bathroom features modern fixtures and finishes. Newer floors and fresh paint throughout the home add a touch of elegance. Window treatments and all appliances stay! Outside, the expansive backyard is an oasis of relaxation, with a lush landscape, mature trees, and a patio perfect for outdoor dining and entertaining. Located just a short drive from local amenities, schools, and parks, this home offers both convenience and privacy. Don't miss the opportunity to make this your forever home!"

Key facts

• Walk-in closet
• View of the lake
• Newer upgrades

Tags

• VIEW OF THE LAKE
• MODERN KITCHEN
• NEWER UPGRADES
• WALK-IN CLOSET
• EN-SUITE BATHROOM
• UPDATED BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 3.0% in Ravenna — 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 73/100 on livability (#323 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: amenities F, commute F, employment F.
• Rootstown Local (suburban): math 58% / reading 62% proficiency, ranked #271 of 656 in OH (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 159 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 196 units permitted in Portage County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 210 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $39k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $87,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 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: 1.38% ✓
• Cap rate: 11.12%
• Cash-on-cash: 17.22%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (median comp): $195,027
• List price: $99,999
• Delta: -48.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.6%
• Equity multiple: 1.34×
• Total profit: $9,414
• Equity at exit: $14,910

10-year hold

• IRR: 17.8%
• Equity multiple: 2.47×
• Total profit: $41,243
• Equity at exit: $8,646

Cash invested: $28,000 (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 44266

• Active inventory: 159
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,384 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $402

Break-even live

Break-even rent $875

Max offer price $99,999

Occupancy floor 66%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4364 Sandy Lake Rd Ravenna, OH	2.0–3.0	1.0–2.0	1097	$1,200	$1.09	13d	1	0.35mi

Listing history 25 events

1. 2026-06-18
   days on market $99,999 Active 210 DOM
2. 2026-06-17
   days on market $99,999 Active 209 DOM
3. 2026-06-16
   days on market $99,999 Active 208 DOM
4. 2026-06-15
   days on market $99,999 Active 207 DOM
5. 2026-06-14
   days on market $99,999 Active 205 DOM
6. 2026-06-13
   days on market $99,999 Active 204 DOM
7. 2026-06-10
   days on market $99,999 Active 202 DOM
8. 2026-06-09
   days on market $99,999 Active 201 DOM
9. 2026-06-08
   days on market $99,999 Active 200 DOM
10. 2026-06-07
    days on market $99,999 Active 199 DOM
11. 2026-06-05
    days on market $99,999 Active 196 DOM
12. 2026-06-03
    days on market $99,999 Active 195 DOM
13. 2026-06-02
    days on market $99,999 Active 194 DOM
14. 2026-06-01
    days on market $99,999 Active 193 DOM
15. 2026-05-31
    days on market $99,999 Active 192 DOM
16. 2026-05-31
    days on market $99,999 Active 191 DOM
17. 2026-04-20
    price $99,999 1166-char remark

    Show marketing remark (1166 chars)

    This charming 3-bedroom, 2-bathroom home offers the perfect blend of comfort and tranquility, with a stunning view of the lake. Step inside to a spacious living area filled with natural light, creating a warm and inviting atmosphere in both the formal dining room and family room. The modern kitchen boasts stainless steel appliances, ample counter space, and a breakfast bar, making it a chef's dream. Enjoy peace of mind with newer upgrades including A/C, windows, roof, and siding, along with a concrete driveway. The master suite features a walk-in closet and an en-suite bathroom. Two additional bedrooms provide plenty of space for family or guests. The updated bathroom features modern fixtures and finishes. Newer floors and fresh paint throughout the home add a touch of elegance. Window treatments and all appliances stay! Outside, the expansive backyard is an oasis of relaxation, with a lush landscape, mature trees, and a patio perfect for outdoor dining and entertaining. Located just a short drive from local amenities, schools, and parks, this home offers both convenience and privacy. Don't miss the opportunity to make this your forever home!"

18. 2026-04-06
    price $119,900 1166-char remark

    Show marketing remark (1166 chars)

    This charming 3-bedroom, 2-bathroom home offers the perfect blend of comfort and tranquility, with a stunning view of the lake. Step inside to a spacious living area filled with natural light, creating a warm and inviting atmosphere in both the formal dining room and family room. The modern kitchen boasts stainless steel appliances, ample counter space, and a breakfast bar, making it a chef's dream. Enjoy peace of mind with newer upgrades including A/C, windows, roof, and siding, along with a concrete driveway. The master suite features a walk-in closet and an en-suite bathroom. Two additional bedrooms provide plenty of space for family or guests. The updated bathroom features modern fixtures and finishes. Newer floors and fresh paint throughout the home add a touch of elegance. Window treatments and all appliances stay! Outside, the expansive backyard is an oasis of relaxation, with a lush landscape, mature trees, and a patio perfect for outdoor dining and entertaining. Located just a short drive from local amenities, schools, and parks, this home offers both convenience and privacy. Don't miss the opportunity to make this your forever home!"

19. 2026-01-20
    status Active 1166-char remark

    Show marketing remark (1166 chars)

    This charming 3-bedroom, 2-bathroom home offers the perfect blend of comfort and tranquility, with a stunning view of the lake. Step inside to a spacious living area filled with natural light, creating a warm and inviting atmosphere in both the formal dining room and family room. The modern kitchen boasts stainless steel appliances, ample counter space, and a breakfast bar, making it a chef's dream. Enjoy peace of mind with newer upgrades including A/C, windows, roof, and siding, along with a concrete driveway. The master suite features a walk-in closet and an en-suite bathroom. Two additional bedrooms provide plenty of space for family or guests. The updated bathroom features modern fixtures and finishes. Newer floors and fresh paint throughout the home add a touch of elegance. Window treatments and all appliances stay! Outside, the expansive backyard is an oasis of relaxation, with a lush landscape, mature trees, and a patio perfect for outdoor dining and entertaining. Located just a short drive from local amenities, schools, and parks, this home offers both convenience and privacy. Don't miss the opportunity to make this your forever home!"

20. 2026-01-20
    price $124,900 1166-char remark

    Show marketing remark (1166 chars)

    This charming 3-bedroom, 2-bathroom home offers the perfect blend of comfort and tranquility, with a stunning view of the lake. Step inside to a spacious living area filled with natural light, creating a warm and inviting atmosphere in both the formal dining room and family room. The modern kitchen boasts stainless steel appliances, ample counter space, and a breakfast bar, making it a chef's dream. Enjoy peace of mind with newer upgrades including A/C, windows, roof, and siding, along with a concrete driveway. The master suite features a walk-in closet and an en-suite bathroom. Two additional bedrooms provide plenty of space for family or guests. The updated bathroom features modern fixtures and finishes. Newer floors and fresh paint throughout the home add a touch of elegance. Window treatments and all appliances stay! Outside, the expansive backyard is an oasis of relaxation, with a lush landscape, mature trees, and a patio perfect for outdoor dining and entertaining. Located just a short drive from local amenities, schools, and parks, this home offers both convenience and privacy. Don't miss the opportunity to make this your forever home!"

21. 2025-10-09
    price $128,000 1166-char remark

    Show marketing remark (1166 chars)

    This charming 3-bedroom, 2-bathroom home offers the perfect blend of comfort and tranquility, with a stunning view of the lake. Step inside to a spacious living area filled with natural light, creating a warm and inviting atmosphere in both the formal dining room and family room. The modern kitchen boasts stainless steel appliances, ample counter space, and a breakfast bar, making it a chef's dream. Enjoy peace of mind with newer upgrades including A/C, windows, roof, and siding, along with a concrete driveway. The master suite features a walk-in closet and an en-suite bathroom. Two additional bedrooms provide plenty of space for family or guests. The updated bathroom features modern fixtures and finishes. Newer floors and fresh paint throughout the home add a touch of elegance. Window treatments and all appliances stay! Outside, the expansive backyard is an oasis of relaxation, with a lush landscape, mature trees, and a patio perfect for outdoor dining and entertaining. Located just a short drive from local amenities, schools, and parks, this home offers both convenience and privacy. Don't miss the opportunity to make this your forever home!"

22. 2025-09-22
    price $129,000 1166-char remark

    Show marketing remark (1166 chars)

    This charming 3-bedroom, 2-bathroom home offers the perfect blend of comfort and tranquility, with a stunning view of the lake. Step inside to a spacious living area filled with natural light, creating a warm and inviting atmosphere in both the formal dining room and family room. The modern kitchen boasts stainless steel appliances, ample counter space, and a breakfast bar, making it a chef's dream. Enjoy peace of mind with newer upgrades including A/C, windows, roof, and siding, along with a concrete driveway. The master suite features a walk-in closet and an en-suite bathroom. Two additional bedrooms provide plenty of space for family or guests. The updated bathroom features modern fixtures and finishes. Newer floors and fresh paint throughout the home add a touch of elegance. Window treatments and all appliances stay! Outside, the expansive backyard is an oasis of relaxation, with a lush landscape, mature trees, and a patio perfect for outdoor dining and entertaining. Located just a short drive from local amenities, schools, and parks, this home offers both convenience and privacy. Don't miss the opportunity to make this your forever home!"

23. 2025-09-04
    listed $139,000 Active 1166-char remark

    Show marketing remark (1166 chars)

    This charming 3-bedroom, 2-bathroom home offers the perfect blend of comfort and tranquility, with a stunning view of the lake. Step inside to a spacious living area filled with natural light, creating a warm and inviting atmosphere in both the formal dining room and family room. The modern kitchen boasts stainless steel appliances, ample counter space, and a breakfast bar, making it a chef's dream. Enjoy peace of mind with newer upgrades including A/C, windows, roof, and siding, along with a concrete driveway. The master suite features a walk-in closet and an en-suite bathroom. Two additional bedrooms provide plenty of space for family or guests. The updated bathroom features modern fixtures and finishes. Newer floors and fresh paint throughout the home add a touch of elegance. Window treatments and all appliances stay! Outside, the expansive backyard is an oasis of relaxation, with a lush landscape, mature trees, and a patio perfect for outdoor dining and entertaining. Located just a short drive from local amenities, schools, and parks, this home offers both convenience and privacy. Don't miss the opportunity to make this your forever home!"

24. 2008-10-10
    historical
25. 2008-04-10
    listed $49,900

ⓘ 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 ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,602
• − Mortgage interest: −$5,601
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$2,909
• Taxable income: $3,435
• Est. tax owed @ 24.0%: −$824
• After-tax cash flow: $3,998/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.

Schools (NCES district)

• District: Rootstown Local
• NCES district ID: 3904921
• Math proficiency: 58% ▼ -13.00%
• Reading proficiency: 62% ▼ -7.00%
• Median HH income: $60,820
• Composite: 52.1/100
• National rank: #1626
• State rank: #271 of 656 in OH

Livability — Ravenna

• Score: 73/100
• State rank: #323
• US rank: #5309

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Portage County · 70,400 people
• City population: 32,612
• Metro: Akron, OH
• Population (ZIP): 32,612
• Household income: $64,918
• Rent vs Own: 31.3% rent · 68.7% own
• Severe rent burden: 1468.0

Population outlook (Portage County) Hauer SSP2

• Today (2025): 166,109 people
• By 2030: 167,752 · +1.0%
• By 2040: 168,640 · +1.5%
• By 2050: 167,469 · +0.8%
• By 2075: 170,131 · +2.4%
• By 2100: 167,958 · +1.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 6% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Italian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Portage

• 2024 margin: R (+15.5) · D 41.8% · R 57.3%
• 2008→2024 swing: -24.5pp toward R · 2008: 9.0pp · 2024: -15.5pp
• All cycles: 2024: R+15.5 2020: R+12.5 2016: R+10.2 2012: D+4.9 2008: D+9.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -146.76%
• Current HPI: 196.8027
• Rent YoY: —
• Metro: Akron, 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

+100.4% since first listed

9 events — show timeline

• 2026-04-20 Price Changed $99,999 MLSNOW
• 2026-04-06 Price Changed $119,900 MLSNOW
• 2026-01-20 Relisted — MLSNOW
• 2026-01-20 Price Changed $124,900 MLSNOW
• 2025-10-09 Price Changed $128,000 MLSNOW
• 2025-09-22 Price Changed $129,000 MLSNOW
• 2025-09-04 Listed $139,000 MLSNOW
• 2008-10-10 Listing Removed — MLSNOW
• 2008-04-10 Listed $49,900 MLSNOW