416 Broadway St · Bowerston, OH 44695

$29,900

2 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 8 Days on market

Built 1983 0.40 ac lot

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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
• Appreciation +4.8/10.0
• Schools +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

If you are looking for an affordable property with potential, then this one is for you. This property features a 1983 14x56 mobile home with 2 bedrooms and 1 bath situated on a nice lot along a private, country-like street. In addition to the mobile home, there is a fixer-upper house that offers endless possibilities for renovation, storage, workshop space, or future improvement. Cash sale only. Property is being sold as-is. Please note: The purchaser of the neighboring property has the first option to purchase this parcel. This property is located in the 100-year flood zone.

Key facts

• Fixer-upper house
• 0.4 acre lot
• Parking

Tags

• FIXER-UPPER HOUSE
• PRIVATE COUNTRY-LIKE STREET
• STORAGE WORKSHOP SPACE

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water
• Home design: Single-story home; Above-grade finished area 784
• Construction: Metal siding; Flat rubber roof; Built by owner (year built source: Owner)
• Exterior features: Deck

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (on main level)
• Heating & cooling: Forced air heating; Gas heating
• Interior features: 4 total rooms
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $553 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($953 rent vs $30k).

Location & tenants

• Location reads 58/100 on livability (#1,051 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools D+, crime D-, amenities F.
• Conotton Valley Union Local (rural): math 37% / reading 42% proficiency, ranked #541 of 656 in OH (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 1 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $90 of equity ($207 loan paydown + $-117 appreciation (-0.4% local appreciation)).
• Harrison County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.4% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,900

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 D-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 3.19% ✓
• Cap rate: 28.49%
• Cash-on-cash: 79.26%
• DSCR: 4.53
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 81.2%
• Equity multiple: 5.04×
• Total profit: $33,812
• Equity at exit: $8,104

10-year hold

• IRR: 83.0%
• Equity multiple: 10.34×
• Total profit: $78,156
• Equity at exit: $9,290

Cash invested: $8,372 (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 44695

• Home prices YoY: -0.3%
• Active inventory: 4
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $953 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$31 /mo · $368/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $553

Break-even live

Break-even rent $253

Max offer price $29,900

Occupancy floor 37%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $29,900 Active 8 DOM
2. 2026-06-17
   days on market $29,900 Active 7 DOM
3. 2026-06-16
   days on market $29,900 Active 6 DOM
4. 2026-06-15
   days on market $29,900 Active 5 DOM
5. 2026-06-13
   days on market $29,900 Active 3 DOM
6. 2026-06-12
   remarks 582-char remark
7. 2026-06-12
   listed $29,900 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $368 · $31/mo
• Projected year-2 tax: $417 · $35/mo
• Expected delta: +$49/yr (+$4/mo · 13.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 97% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,436
• − Mortgage interest: −$1,675
• − Property taxes: −$368
• − Insurance: −$150
• − Repairs & maintenance: −$915
• − Management: −$915
• − Depreciation: −$870
• Taxable income: $6,545
• Est. tax owed @ 24.0%: −$1,571
• After-tax cash flow: $5,065/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: Conotton Valley Union Local
• NCES district ID: 3904754
• Math proficiency: 37% ▼ -18.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $45,339
• Composite: 33.62/100
• National rank: #5405
• State rank: #541 of 656 in OH

Livability — Bowerston

• Score: 58/100
• State rank: #1051
• US rank: #20970

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bowerston, OH
• County: Carroll · 27,595 people
• Metro: Canton-Massillon, OH
• Population (ZIP): 1,400
• Household income: $58,938
• Rent vs Own: 15.7% rent · 84.3% own
• Severe rent burden: 14.9

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 14,537 people
• By 2030: 13,961 · -4.0%
• By 2040: 12,753 · -12.3%
• By 2050: 11,607 · -20.2%
• By 2075: 9,299 · -36.0%
• By 2100: 7,447 · -48.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Slovak 6% Serbian 2% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+55.2) · D 21.9% · R 77.1%
• 2008→2024 swing: -52.8pp toward R · 2008: -2.4pp · 2024: -55.2pp
• All cycles: 2024: R+55.2 2020: R+52.6 2016: R+48.3 2012: R+14.9 2008: R+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.39%
• Current HPI: 136.87
• 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

+10.7% since first listed

3 events — show timeline

• 2026-06-09 Listed $29,900 MLSNOW
• 2021-05-21 Sold (Public Records) $80,000 Public Records
• 2007-04-30 Sold (Public Records) $27,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $368 · +0.1% YoY. Source: county tax records.