None · Norton, OH 44230

$23,500

2 bd · 1.0 ba · 980 sqft · SingleFamily · 80 Days on market

Built 1999 Fair condition $24/sqft · 87% below area ↓ 20% since listing

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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 +6.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new home!! This two bed room one bath Manufactured home offers simple single floor living. As you enter in the front door the spacious living room offers a cozy area full of natural light perfect for rest and relaxation. The kitchen comes equipped with a stove, refrigerator, and microwave. The bathroom offers a a full shower/bathtub combo. The laundry area is very easily accessible outside the bedroom. Just outside there is a carport / awning perfect for catching some shade on a sunny day or catching fresh air during a rainstorm and also a newly updated roof. There is also a shed for storing all of you gardening tools. Don't let this home slip away! Schedule your showing today!!!

Key facts

• Laundry area
• Single floor living
• Natural light

Tags

• SINGLE FLOOR LIVING
• NATURAL LIGHT
• LAUNDRY AREA
• CARPORT AWNING
• NEWLY UPDATED ROOF
• SHED FOR STORING TOOLS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $24k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $682 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $24k).
• Recommended offer: $22k (6.0% below list) — sets the bar for market timing.
• Cap rate 44.5% vs local median 3.2% in Norton — 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 80/100 on livability (#118 in OH, #1,738 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Chippewa Local (suburban): math 71% / reading 76% proficiency, ranked #116 of 656 in OH (top 18%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 30 active listings in the ZIP; 284 units permitted in Wayne County in 2024 (42 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $162 of loan paydown is wiped out by about $705 of value loss. Plan a longer hold.
• Wayne 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($22k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,090 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
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 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: 4.91% ✓
• Cap rate: 44.51%
• Cash-on-cash: 136.50%
• DSCR: 7.07
• GRM: 1.7

CMA / ARV

• ARV (median comp): $181,061
• List price: $23,500
• Delta: -87.02%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 7.03×
• Total profit: $39,688
• Equity at exit: $3,504

10-year hold

• IRR: —
• Equity multiple: 14.79×
• Total profit: $90,729
• Equity at exit: $2,032

Cash invested: $6,580 (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 44230

• Home prices YoY: -24.7%
• Active inventory: 30
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,153 medium
• Mortgage (P&I): −$123
• Tax est. 1.5%: −$29 /mo · $352/yr
• Insurance: −$10
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $682

Break-even live

Break-even rent $290

Max offer price $23,500

Occupancy floor 36%

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: $5,875
• Closing costs: $705
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $23,500 Active 80 DOM
2. 2026-06-17
   days on market $23,500 Active 79 DOM
3. 2026-06-16
   days on market $23,500 Active 78 DOM
4. 2026-06-15
   days on market $23,500 Active 77 DOM
5. 2026-06-14
   days on market $23,500 Active 75 DOM
6. 2026-06-13
   pricedays on market $23,500 Active 74 DOM
7. 2026-06-10
   days on market $27,900 Active 72 DOM
8. 2026-06-09
   days on market $27,900 Active 71 DOM
9. 2026-06-08
   days on market $27,900 Active 70 DOM
10. 2026-06-07
    days on market $27,900 Active 69 DOM
11. 2026-06-05
    days on market $27,900 Active 66 DOM
12. 2026-06-03
    days on market $27,900 Active 65 DOM
13. 2026-06-02
    days on market $27,900 Active 64 DOM
14. 2026-06-01
    days on market $27,900 Active 63 DOM
15. 2026-05-31
    days on market $27,900 Active 62 DOM
16. 2026-05-31
    days on market $27,900 Active 61 DOM
17. 2026-04-12
    price $27,900 704-char remark

    Show marketing remark (704 chars)

    Welcome to your new home!! This two bed room one bath Manufactured home offers simple single floor living. As you enter in the front door the spacious living room offers a cozy area full of natural light perfect for rest and relaxation. The kitchen comes equipped with a stove, refrigerator, and microwave. The bathroom offers a a full shower/bathtub combo. The laundry area is very easily accessible outside the bedroom. Just outside there is a carport / awning perfect for catching some shade on a sunny day or catching fresh air during a rainstorm and also a newly updated roof. There is also a shed for storing all of you gardening tools. Don't let this home slip away! Schedule your showing today!!!

18. 2026-03-30
    listed $34,900 Active 704-char remark

    Show marketing remark (704 chars)

    Welcome to your new home!! This two bed room one bath Manufactured home offers simple single floor living. As you enter in the front door the spacious living room offers a cozy area full of natural light perfect for rest and relaxation. The kitchen comes equipped with a stove, refrigerator, and microwave. The bathroom offers a a full shower/bathtub combo. The laundry area is very easily accessible outside the bedroom. Just outside there is a carport / awning perfect for catching some shade on a sunny day or catching fresh air during a rainstorm and also a newly updated roof. There is also a shed for storing all of you gardening tools. Don't let this home slip away! Schedule your showing today!!!

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 77% 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 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,836
• − Mortgage interest: −$1,316
• − Property taxes: −$352
• − Insurance: −$915
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$684
• Taxable income: $8,355
• Est. tax owed @ 24.0%: −$2,005
• After-tax cash flow: $6,179/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 · 13 photos

Fair 45/100 Moderate rehab

This two-bedroom, one-bath manufactured home requires significant repairs and maintenance, including a new roof, painting, flooring replacement, and HVAC system maintenance. These updates will significantly improve the home's condition and make it more attractive to potential buyers and renters.

Repairs flagged

• Major roof — The independent image shows a newly updated roof, but the listing photos show an older roof with visible wear and tear.
• Minor exterior siding — The siding appears to be in fair condition, with some discoloration and minor damage visible.
• Major flooring — The flooring in the kitchen and living room appears to be carpeted and in poor condition, with visible wear and tear.
• Major interior walls and paint — The interior walls and ceilings show signs of wear and tear, with some discoloration and peeling paint visible.
• Minor HVAC system — The listing photos show a fan and a condenser unit, which may need maintenance or replacement.

Value-add opportunities

• Resale New roof — A new roof will significantly improve the home's curb appeal and overall condition, making it more attractive to potential buyers.
• Resale Painting and repainting — Painting and repainting the exterior and interior will improve the home's appearance and make it more attractive to potential buyers.
• Resale Flooring replacement — Replacing the carpeted flooring with a more durable and attractive option will improve the home's condition and make it more attractive to potential buyers.
• Rental HVAC system maintenance — Maintaining the HVAC system will ensure the home is comfortable and energy-efficient, making it more attractive to potential renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The independent image shows a newly updated roof, but the listing photos show an older roof with visible wear and tear.	Major	$15,000–50,000
exterior siding · The siding appears to be in fair condition, with some discoloration and minor damage visible.	Minor	$500–3,000
flooring · The flooring in the kitchen and living room appears to be carpeted and in poor condition, with visible wear and tear.	Major	$15,000–50,000
interior walls and paint · The interior walls and ceilings show signs of wear and tear, with some discoloration and peeling paint visible.	Major	$15,000–50,000
HVAC system · The listing photos show a fan and a condenser unit, which may need maintenance or replacement.	Minor	$500–3,000
Total estimated repair cost · 5 items		$46,000–156,000

Value-add ROI direction

• Resale New roof — A new roof will significantly improve the home's curb appeal and overall condition, making it more attractive to potential buyers. ↑
• Resale Painting and repainting — Painting and repainting the exterior and interior will improve the home's appearance and make it more attractive to potential buyers. ↑
• Resale Flooring replacement — Replacing the carpeted flooring with a more durable and attractive option will improve the home's condition and make it more attractive to potential buyers. ↑
• Rental HVAC system maintenance — Maintaining the HVAC system will ensure the home is comfortable and energy-efficient, making it more attractive to potential renters. ↑

ⓘ 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: Chippewa Local
• NCES district ID: 3905053
• Math proficiency: 71% ▼ -9.00%
• Reading proficiency: 76% ▼ -4.00%
• Median HH income: $55,979
• Composite: 62.83/100
• National rank: #664
• State rank: #116 of 656 in OH

Livability — Norton

• Score: 80/100
• State rank: #118
• US rank: #1738

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wayne · 117,095 people
• City population: 38,705
• Population (ZIP): 8,225
• Household income: $74,429
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 10.3

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 116,616 people
• By 2030: 116,214 · -0.3%
• By 2040: 113,891 · -2.3%
• By 2050: 109,009 · -6.5%
• By 2075: 94,622 · -18.9%
• By 2100: 70,577 · -39.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Asian 6% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 2%
• Foreign-born: 6% · India, Canada
• Languages at home: 94% English-only · Other Indo-European 6%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+39.3) · D 29.9% · R 69.2%
• 2008→2024 swing: -24.6pp toward R · 2008: -14.6pp · 2024: -39.3pp
• All cycles: 2024: R+39.3 2020: R+37.0 2016: R+34.9 2012: R+21.3 2008: R+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.51%
• Current HPI: 227.4815
• 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

-20.1% since first listed

2 events — show timeline

• 2026-04-12 Price Changed $27,900 MLSNOW
• 2026-03-30 Listed $34,900 MLSNOW