6090 Manchester Rd · New Franklin, OH 44319

$119,900

4 bd · 4.0 ba · 3,420 sqft · MultiFamily · 204 Days on market

Built 1875 Fair condition 0.64 ac lot ↓ 47% since listing

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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 +6.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

* MONEY MAKER POTENTIAL * Duplex has 4 Kitchens & 4 Bathrooms * NO SELLER FINANCING--Cash Sale Preferred * Beautifully located on a . 64 Acre Lot that backs into the Local Lockhart Ballfield * Use your Talent and Elbow grease to make this Multi-Family w/ a Walk-Out Basement Shine again! * NO SELLER FINANCING * Sold "AS IS" * One Unit Has temporary Occupant w/ Big Dog--Do Not walk Lot w/ out Appointment * There are Two "One Bedroom Units @ the Road Front, Each w/ a Full Bath and Kitchen-Living Room Combo". There is a "Two Bedroom w/ Living Room, Kitchen, Full Bath" @ driveway side-Ground Level". There is a "Three Bedroom w/ a Full Bath, Li

Key facts

• 64 acre lot
• Full bath
• Walk out basement

Tags

• 64 ACRE LOT
• WALK OUT BASEMENT
• FULL BATH
• KITCHEN LIVING ROOM COMBO

Property features AI

Finance

• Financial info: Owner pays all utilities for rental arrangement
• HOA & community: Community includes fishing and park access

Exterior

• Parking: Detached garage; 2 garage spaces; Driveway; Garage faces front; Parking pad
• Utilities: Septic tank; Well water
• Home design: Two-story building; Single building (multi-unit); Shingle roof
• Construction: Aluminum siding and brick exterior; Built (year per public records)
• Exterior features: Private entrance; Gravel and unpaved parking areas; RV access/parking; See remarks

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: One-bedroom units (multiple); Two-bedroom unit; Three-bedroom unit
• Bathrooms: Four full bathrooms (total in property); One-bathroom in each listed unit
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Eat-in kitchen; High ceilings; Open floorplan; Partial finished walk-out basement; Private entrance; Has view
• Laundry & utility: Owner pays all utilities

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.1% vs local median 4.3% in New Franklin — 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 71/100 on livability (#424 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Manchester Local (suburban): math 71% / reading 75% proficiency, ranked #112 of 656 in OH (top 17%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 90 active listings in the ZIP; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• At $3,681/mo this rent would consume 59% of the median local household income ($75k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Summit County population projected to shrink 6% 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 $34k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1875 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1875 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.07% ✓
• Cap rate: 27.10%
• Cash-on-cash: 74.33%
• DSCR: 4.31
• 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: 74.2%
• Equity multiple: 4.37×
• Total profit: $113,064
• Equity at exit: $17,877

10-year hold

• IRR: 77.9%
• Equity multiple: 9.02×
• Total profit: $269,214
• Equity at exit: $10,367

Cash invested: $33,572 (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 44319

• Active inventory: 90
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $3,681 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$773
• Net cashflow: $2,079

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 39%

Sensitivity live

Price	-10% $2,162	-5% $2,121	+0% $2,079	+5% $2,038	+10% $1,997
Rent	-10% $1,789	-5% $1,934	+0% $2,079	+5% $2,225	+10% $2,370
Rate	-1.0pp $2,140	-0.5pp $2,110	base $2,079	+0.5pp $2,048	+1.0pp $2,017

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$3,682
Total (2 units)			$3,681

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $119,900 Active 204 DOM
2. 2026-06-18
   days on market $119,900 Active 202 DOM
3. 2026-06-17
   days on market $119,900 Active 201 DOM
4. 2026-06-16
   days on market $119,900 Active 200 DOM
5. 2026-06-15
   days on market $119,900 Active 199 DOM
6. 2026-06-13
   days on market $119,900 Active 197 DOM
7. 2026-06-12
   days on market $119,900 Active 196 DOM
8. 2026-06-09
   days on market $119,900 Active 193 DOM
9. 2026-06-08
   days on market $119,900 Active 192 DOM
10. 2026-06-08
    days on market $119,900 Active 191 DOM
11. 2026-06-07
    days on market $119,900 Active 190 DOM
12. 2026-06-04
    days on market $119,900 Active 187 DOM
13. 2026-06-02
    days on market $119,900 Active 186 DOM
14. 2026-06-01
    days on market $119,900 Active 185 DOM
15. 2026-05-31
    days on market $119,900 Active 184 DOM
16. 2026-04-16
    price $119,900
17. 2026-03-21
    price $150,000
18. 2026-02-19
    price $158,000
19. 2026-02-05
    price $169,000
20. 2026-01-13
    price $179,000
21. 2025-11-28
    listed $225,000 Active

ⓘ 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,172
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$3,534
• − Management: −$3,534
• − Depreciation: −$3,488
• Taxable income: $24,502
• Est. tax owed @ 24.0%: −$5,881
• After-tax cash flow: $19,072/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 · 14 photos

Fair 45/100 Extensive rehab

This multi-family property requires extensive renovations, including kitchen and bathroom updates, flooring replacement, and HVAC system replacement. While the property is located on a large lot, the current condition and lack of maintenance significantly impact its value.

Repairs flagged

• Major Kitchen cabinets — The cabinets are damaged and missing doors, indicating a major issue that needs to be addressed.
• Major Bathroom fixtures — The fixtures are outdated and show signs of wear, indicating a need for replacement.
• Major Flooring — The flooring is in poor condition and needs to be replaced or repaired.
• Major Interior walls and ceilings — The walls and ceilings show signs of wear and tear, indicating a need for repainting and possibly repairs.
• Major HVAC and mechanical systems — The systems are in poor condition and need to be replaced or repaired.

Value-add opportunities

• Resale Kitchen renovation — A new kitchen will significantly increase the home's appeal and value for potential buyers.
• Resale Bathroom updates — Upgrading the bathrooms will improve the home's overall appeal and functionality.
• Resale Flooring replacement — New flooring will enhance the home's appearance and increase its marketability.
• Resale Interior painting — Repainting the interior will freshen up the home and make it more attractive to potential buyers.
• Both HVAC and mechanical system replacement — Upgrading the HVAC and mechanical systems will improve the home's comfort and energy efficiency, benefiting both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · The cabinets are damaged and missing doors, indicating a major issue that needs to be addressed.	Major	$15,000–50,000
Bathroom fixtures · The fixtures are outdated and show signs of wear, indicating a need for replacement.	Major	$15,000–50,000
Flooring · The flooring is in poor condition and needs to be replaced or repaired.	Major	$15,000–50,000
Interior walls and ceilings · The walls and ceilings show signs of wear and tear, indicating a need for repainting and possibly repairs.	Major	$15,000–50,000
HVAC and mechanical systems · The systems are in poor condition and need to be replaced or repaired.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale Kitchen renovation — A new kitchen will significantly increase the home's appeal and value for potential buyers. ↑
• Resale Bathroom updates — Upgrading the bathrooms will improve the home's overall appeal and functionality. ↑
• Resale Flooring replacement — New flooring will enhance the home's appearance and increase its marketability. ↑
• Resale Interior painting — Repainting the interior will freshen up the home and make it more attractive to potential buyers. ↑
• Both HVAC and mechanical system replacement — Upgrading the HVAC and mechanical systems will improve the home's comfort and energy efficiency, benefiting both resale and rental 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: Manchester Local
• NCES district ID: 3905000
• Math proficiency: 71% ▼ -11.00%
• Reading proficiency: 75% ▼ -4.00%
• Median HH income: $62,055
• Composite: 63.0/100
• National rank: #653
• State rank: #112 of 656 in OH

Livability — New Franklin

• Score: 71/100
• State rank: #424
• US rank: #6949

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Franklin, OH
• County: Summit · 539,389 people
• City population: 9,461
• Metro: Akron, OH
• Population (ZIP): 21,469
• Household income: $74,781
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 12.4

Population outlook (Summit County) Hauer SSP2

• Today (2025): 546,583 people
• By 2030: 544,028 · -0.5%
• By 2040: 531,363 · -2.8%
• By 2050: 514,923 · -5.8%
• By 2075: 481,765 · -11.9%
• By 2100: 432,265 · -20.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Black 2% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 5% Slovak 2% Serbian 1%
• Foreign-born: 2% · China, Vietnam
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1% Chinese 1%

Political lean MEDSL · Summit

• 2024 margin: Lean D (+7.0) · D 53.0% · R 46.0%
• 2008→2024 swing: -9.6pp toward R · 2008: 16.6pp · 2024: 7.0pp
• All cycles: 2024: D+7.0 2020: D+9.6 2016: D+8.2 2012: D+14.8 2008: D+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -236.58%
• Current HPI: 213.2267
• 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

-46.7% since first listed

6 events — show timeline

• 2026-04-16 Price Changed $119,900 MLSNOW
• 2026-03-21 Price Changed $150,000 MLSNOW
• 2026-02-19 Price Changed $158,000 MLSNOW
• 2026-02-05 Price Changed $169,000 MLSNOW
• 2026-01-13 Price Changed $179,000 MLSNOW
• 2025-11-28 Listed $225,000 MLSNOW