4287 Manchester Ave NW · North Lawrence, OH 44666

$20,000

2 bd · 1.0 ba · 728 sqft · Other · 34 Days on market

Built 1980 Fair condition

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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 +6.5/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Trailer for sale! Includes appliances. Perfect for someone looking for an affordable home to live in. It has great potential! -It can come with a variety of furniture. -Includes refrigerator, stove, microwave, and washer / dryer -Brand new bathtub, bathroom sink, and toilet -Functional layout -New kitchen cabinets -New kitchen sink -Great starter home This is a great opportunity for anyone looking for a budget friendly, pet friendly home or investment. -Lot rent is 340$ -Pets allowed -25$ Per dog Message me for details if interested and we can set up a time for you to come view it. Call Jerry at [phone] 9 am to 5 pm. If I don & acirc; & euro; & trade; t answe

Key facts

• Brand new bathtub
• New kitchen cabinets
• New kitchen sink

Tags

• BRAND NEW BATHTUB
• NEW KITCHEN CABINETS
• NEW KITCHEN SINK
• FUNCTIONAL LAYOUT
• PETS ALLOWED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $20k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($838 rent vs $20k).
• Recommended offer: $19k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#1,133 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime C-, employment D+, amenities F.
• Tuslaw Local (rural): math 78% / reading 73% proficiency, ranked #88 of 656 in OH (top 13%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Tuslaw Elementary School (math 82% / reading 72%, grade A, #221 of 1,584 statewide, top 16%, 479 students, 24% FRL); Tuslaw Middle School (math 82% / reading 75%, grade A+, #58 of 654 statewide, top 9%, 446 students, 28% FRL); Tuslaw High School (math 52% / reading 72%, grade B-, #202 of 781 statewide, top 29%, 324 students, 22% FRL) — zoned schools at 25% FRL track the district average.
• Market conditions: 7 active listings in the ZIP; solid renter incomes; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• This rent is only 10% of the median local income ($101k/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 $138 of loan paydown is wiped out by about $600 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($19k) is reasonable based on typical stale-listing flexibility.

Recommended offer $19,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 4.19% ✓
• Cap rate: 37.71%
• Cash-on-cash: 112.20%
• DSCR: 5.99
• GRM: 2.0

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: 6.38×
• Total profit: $30,120
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 13.36×
• Total profit: $69,221
• Equity at exit: $1,729

Cash invested: $5,600 (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 44666

• Home prices YoY: -14.5%
• Active inventory: 7
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $838 medium
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $524

Break-even live

Break-even rent $175

Max offer price $20,000

Occupancy floor 32%

Sensitivity live

Price	-10% $537	-5% $531	+0% $524	+5% $517	+10% $510
Rent	-10% $457	-5% $491	+0% $524	+5% $557	+10% $590
Rate	-1.0pp $534	-0.5pp $529	base $524	+0.5pp $518	+1.0pp $513

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-15
   days on market $20,000 Active 34 DOM
2. 2026-06-14
   days on market $20,000 Active 32 DOM
3. 2026-06-13
   days on market $20,000 Active 31 DOM
4. 2026-06-10
   days on market $20,000 Active 29 DOM
5. 2026-06-09
   days on market $20,000 Active 28 DOM
6. 2026-06-08
   days on market $20,000 Active 27 DOM
7. 2026-06-07
   days on market $20,000 Active 26 DOM
8. 2026-06-05
   days on market $20,000 Active 23 DOM
9. 2026-06-03
   days on market $20,000 Active 22 DOM
10. 2026-06-02
    days on market $20,000 Active 21 DOM
11. 2026-06-01
    days on market $20,000 Active 20 DOM
12. 2026-05-31
    days on market $20,000 Active 19 DOM
13. 2026-05-30
    days on market $20,000 Active 18 DOM
14. 2026-05-12
    listed $20,000 Active 794-char remark

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,053
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$804
• − Management: −$804
• − Depreciation: −$582
• Taxable income: $6,342
• Est. tax owed @ 24.0%: −$1,522
• After-tax cash flow: $4,761/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 · 2 photos

Fair 45/100 Cosmetic rehab

The home is in fair condition with minor exterior repairs needed. Painting the siding and trimming the landscaping can significantly enhance its curb appeal and value.

Repairs flagged

• Minor exterior siding — The siding appears weathered and may need repainting or minor repairs.
• Minor landscaping — The landscaping appears overgrown and could benefit from trimming and maintenance.

Value-add opportunities

• Resale painting the exterior siding — Fresh paint can significantly improve the home's curb appeal and resale value.
• Rental trimming the landscaping — Well-maintained landscaping can attract tenants and improve rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · The siding appears weathered and may need repainting or minor repairs.	Minor	$500–3,000
landscaping · The landscaping appears overgrown and could benefit from trimming and maintenance.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale painting the exterior siding — Fresh paint can significantly improve the home's curb appeal and resale value. ↑
• Rental trimming the landscaping — Well-maintained landscaping can attract tenants and improve 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: Tuslaw Local
• NCES district ID: 3904995
• Math proficiency: 78% ▼ -2.00%
• Reading proficiency: 73% ▼ -4.00%
• Median HH income: $56,863
• Composite: 64.61/100
• National rank: #529
• State rank: #88 of 656 in OH

Livability — North Lawrence

• Score: 55/100
• State rank: #1133
• US rank: #23488

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Stark · 366,688 people
• City population: 3,122
• Metro: Canton-Massillon, OH
• Population (ZIP): 3,122
• Household income: $101,250
• Rent vs Own: 9.6% rent · 90.4% own

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 2% Subsaharan African 1% Romanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -42.35%
• Current HPI: 250.3582
• 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