28 Thomas Blvd NW · Canal Fulton, OH 44647

$49,900

3 bd · 2.0 ba · 1,020 sqft · Manufactured · 36 Days on market

Built 2000 1,485 sqft lot $49/sqft · 16% above area Est $43k · 16% over

---

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
• Schools +6.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 2000 Palm Harbor home 14 x 70 in size. Only one heating /cooling bill for it is an all electric home! Gas line for the stove is available if you prefer gas. Everyone sets their controls differently, but the average monthly cost for seller was $100.00 per month for summer or winter. Enjoy this home the minute you enter through the front door into the living room, kitchen and dining area. Spacious 3 bedrooms and 2 full baths. All appliances stay in this wonderful kitchen/ breakfast bar area. Brand new dishwasher. 12 X 18 extruded vinyl decking which never needs painted. the railposts are 6x6. What a nice deck to do the grilling on and relax after a hard day at work. Roomy closets for storage. Call now to see this home.

Key facts

• Vinyl deck
• Storage shed
• Close to shopping

Tags

• PRIVATE PRIMARY BEDROOM
• VINYL DECK
• STORAGE SHED
• PRIVATE DRIVEWAY PARKING SPACE
• EASY ACCESS TO MAJOR ROADS
• CLOSE TO SHOPPING

Property features AI

Finance

• Financial info: Annual tax amount reported (2025)
• HOA & community: Land lease in place ($498)

Exterior

• Parking: Attached carport; 2-car carport; Additional parking
• Utilities: Public water service; Public sewer service
• Home design: Single-story home; Aluminum siding exterior; Asbestos shingle roof; Assessor-reported 1,020 above-grade finished area
• Construction: Built (year source: Assessor)
• Exterior features: Public water; Public sewer

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms (both on the main level)
• Interior features: Central air conditioning; Electric heating
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#350 in OH) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: employment D, amenities F, commute 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.
• Market conditions: 102 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• This rent runs 31% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $50k implies a 100% gain — meaningful room to come down on a strong offer.

Recommended offer $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 3.42% ✓
• Cap rate: 31.20%
• Cash-on-cash: 88.97%
• DSCR: 4.96
• GRM: 2.4

CMA / ARV

• ARV (median comp): $42,867
• List price: $49,900
• Delta: 16.41%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 89.6%
• Equity multiple: 5.14×
• Total profit: $57,898
• Equity at exit: $7,440

10-year hold

• IRR: 92.6%
• Equity multiple: 10.69×
• Total profit: $135,398
• Equity at exit: $4,314

Cash invested: $13,972 (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 44647

• Active inventory: 102
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,708 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$31 /mo · $368/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $1,036

Break-even live

Break-even rent $396

Max offer price $49,900

Occupancy floor 34%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4544 Erie Ave NW Unit 1496113P Canal Fulton, OH	3.0	1.0	936	$5,018	$5.36	13d	1	1.05mi

Listing history 23 events

1. 2026-06-18
   days on market $49,900 Active 36 DOM
2. 2026-06-17
   days on market $49,900 Active 35 DOM
3. 2026-06-16
   days on market $49,900 Active 34 DOM
4. 2026-06-15
   days on market $49,900 Active 33 DOM
5. 2026-06-14
   days on market $49,900 Active 31 DOM
6. 2026-06-13
   pricedays on market $49,900 Active 30 DOM
7. 2026-06-10
   days on market $59,900 Active 28 DOM
8. 2026-06-09
   days on market $59,900 Active 27 DOM
9. 2026-06-08
   days on market $59,900 Active 26 DOM
10. 2026-06-07
    days on market $59,900 Active 25 DOM
11. 2026-06-05
    days on market $59,900 Active 22 DOM
12. 2026-06-03
    days on market $59,900 Active 21 DOM
13. 2026-06-02
    days on market $59,900 Active 20 DOM
14. 2026-06-01
    days on market $59,900 Active 19 DOM
15. 2026-05-31
    days on market $59,900 Active 18 DOM
16. 2026-05-30
    days on market $59,900 Active 17 DOM
17. 2026-05-13
    listed $59,900 Active 832-char remark
18. 2016-06-16
    soldstatus $24,900 Sold 736-char remark

    Show marketing remark (736 chars)

    Beautiful 2000 Palm Harbor home 14 x 70 in size. Only one heating /cooling bill for it is an all electric home! Gas line for the stove is available if you prefer gas. Everyone sets their controls differently, but the average monthly cost for seller was $100.00 per month for summer or winter. Enjoy this home the minute you enter through the front door into the living room, kitchen and dining area. Spacious 3 bedrooms and 2 full baths. All appliances stay in this wonderful kitchen/ breakfast bar area. Brand new dishwasher. 12 X 18 extruded vinyl decking which never needs painted. the railposts are 6x6. What a nice deck to do the grilling on and relax after a hard day at work. Roomy closets for storage. Call now to see this home.

19. 2016-04-09
    listed $27,900 Active 736-char remark

    Show marketing remark (736 chars)

    Beautiful 2000 Palm Harbor home 14 x 70 in size. Only one heating /cooling bill for it is an all electric home! Gas line for the stove is available if you prefer gas. Everyone sets their controls differently, but the average monthly cost for seller was $100.00 per month for summer or winter. Enjoy this home the minute you enter through the front door into the living room, kitchen and dining area. Spacious 3 bedrooms and 2 full baths. All appliances stay in this wonderful kitchen/ breakfast bar area. Brand new dishwasher. 12 X 18 extruded vinyl decking which never needs painted. the railposts are 6x6. What a nice deck to do the grilling on and relax after a hard day at work. Roomy closets for storage. Call now to see this home.

20. 2011-12-03
    historical
21. 2010-03-08
    historical
22. 2010-03-07
    listed $29,900
23. 2009-03-27
    listed $32,000

ⓘ 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: $573 · $48/mo
• Expected delta: +$205/yr (+$17/mo · 55.8%)

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

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 6 d/yr ≥97°F today · 15 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: $20,492
• − Mortgage interest: −$2,795
• − Property taxes: −$368
• − Insurance: −$250
• − Repairs & maintenance: −$1,639
• − Management: −$1,639
• − Depreciation: −$1,452
• Taxable income: $12,349
• Est. tax owed @ 24.0%: −$2,964
• After-tax cash flow: $9,467/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: 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 — Canal Fulton

• Score: 73/100
• State rank: #350
• US rank: #5666

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Stark County · 272,865 people
• City population: 13,088
• Metro: Canton-Massillon, OH
• Population (ZIP): 18,117
• Household income: $67,140
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 231.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Arabic 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: ▼ -163.61%
• Current HPI: 207.6115
• Rent YoY: —
• Metro: Canton-Massillon, 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

+55.9% since first listed

8 events — show timeline

• 2026-06-12 Price Changed $49,900 MLSNOW
• 2026-05-13 Listed $59,900 MLSNOW
• 2016-06-16 Sold (MLS) $24,900 MLSNOW
• 2016-04-09 Listed $27,900 MLSNOW
• 2011-12-03 Listing Removed — MLSNOW
• 2010-03-08 Listing Removed — MLSNOW
• 2010-03-07 Listed $29,900 MLSNOW
• 2009-03-27 Listed $32,000 MLSNOW