1160 E Park Dr #1160 · Brookfield Center, OH 44403

$49,400

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 42 Days on market

Built 2026 Poor condition

---

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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Your brand new 3 bedroom, 2 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as a clubhouse, community events, and . This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Clubhouse
• Modern bathroom
• Premium entry doors

Tags

• PREMIUM ENTRY DOORS
• MODERN BATHROOM
• NEW BRAND NAME APPLIANCES
• CLUBHOUSE
• COMMUNITY EVENTS

Property features AI

Finance

• Other: Status: Active
• Financial info: List price $48,900

Exterior

• Utilities: Natural gas; Central air conditioning
• Home design: Spec-built property (Plan 93047)
• Exterior features: Located at 1160 E Park Dr #1160, Brookfield Township, OH 44403

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Living area of 1,216

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $49k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#315 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Brookfield Local (rural): math 32% / reading 54% proficiency, ranked #524 of 656 in OH (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 active listings in the ZIP; 129 units permitted in Trumbull County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($342 loan paydown + $5k appreciation (10.0% local appreciation)).
• Trumbull County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Recommended offer $47,918 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 B-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?
5. 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.
6. 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.
7. 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: 2.24% ✓
• Cap rate: 19.20%
• Cash-on-cash: 46.08%
• DSCR: 3.05
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 60.3%
• Equity multiple: 5.39×
• Total profit: $60,751
• Equity at exit: $44,503

10-year hold

• IRR: 53.8%
• Equity multiple: 12.01×
• Total profit: $152,331
• Equity at exit: $95,973

Cash invested: $13,832 (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 44403

• Home prices YoY: 15.3%
• Active inventory: 25
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,104 medium
• Mortgage (P&I): −$259
• Tax est. 1.5%: −$62 /mo · $741/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $531

Break-even live

Break-even rent $432

Max offer price $49,400

Occupancy floor 47%

Sensitivity live

Price	-10% $565	-5% $548	+0% $531	+5% $514	+10% $497
Rent	-10% $444	-5% $488	+0% $531	+5% $575	+10% $618
Rate	-1.0pp $556	-0.5pp $544	base $531	+0.5pp $518	+1.0pp $505

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: $12,350
• Closing costs: $1,482
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $49,400 Active 42 DOM
2. 2026-06-18
   days on market $49,400 Active 41 DOM
3. 2026-06-17
   days on market $49,400 Active 40 DOM
4. 2026-06-16
   days on market $49,400 Active 39 DOM
5. 2026-06-15
   days on market $49,400 Active 38 DOM
6. 2026-06-14
   days on market $49,400 Active 36 DOM
7. 2026-06-13
   days on market $49,400 Active 35 DOM
8. 2026-06-10
   days on market $49,400 Active 33 DOM
9. 2026-06-09
   days on market $49,400 Active 32 DOM
10. 2026-06-08
    days on market $49,400 Active 31 DOM
11. 2026-06-07
    days on market $49,400 Active 30 DOM
12. 2026-06-02
    days on market $49,400 Active 25 DOM
13. 2026-06-01
    pricedays on market $49,400 Active 24 DOM
14. 2026-05-31
    days on market $48,900 Active 23 DOM
15. 2026-05-30
    days on market $48,900 Active 22 DOM
16. 2026-05-08
    listed $48,900 Active 459-char remark

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

Taxation est. · year 1

• Rental income: $13,254
• − Mortgage interest: −$2,767
• − Property taxes: −$741
• − Insurance: −$247
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$1,437
• Taxable income: $5,941
• Est. tax owed @ 24.0%: −$1,426
• After-tax cash flow: $4,948/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 · 1 photo

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates to its roof, exterior, interior, and HVAC systems. Significant improvements are needed to increase its resale and rental value.

Repairs flagged

• Major roof — Significant wear and possible leaks.
• Major exterior siding — Cracks and discoloration indicate severe damage.
• Major flooring — Old and worn, with visible damage.
• Major interior walls — Peeling paint and discoloration indicate severe damage.
• Major bathrooms — Old and in need of significant updates.
• Major kitchen — Old and in need of significant updates.
• Major HVAC/mechanicals — Old and in need of significant updates.
• Major landscaping — Minimal and overgrown, needs significant improvement.

Value-add opportunities

• Resale new roof — A new roof would significantly improve the home's appearance and reduce maintenance costs.
• Resale exterior siding and paint — New siding and paint would improve the home's curb appeal and increase its resale value.
• Resale new flooring — New flooring would improve the home's appearance and increase its resale value.
• Resale new bathrooms and kitchen — New bathrooms and kitchen would significantly improve the home's functionality and increase its resale value.
• Resale HVAC and mechanical systems — Upgraded HVAC and mechanical systems would improve the home's comfort and increase its resale value.
• Resale landscaping — A well-maintained landscape would significantly improve the home's curb appeal and increase its resale value.
• Rental paint — Fresh paint would improve the home's appearance and increase its rental value.
• Rental HVAC filter — Regular HVAC maintenance would improve the home's comfort and increase its rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant wear and possible leaks.	Major	$15,000–50,000
exterior siding · Cracks and discoloration indicate severe damage.	Major	$15,000–50,000
flooring · Old and worn, with visible damage.	Major	$15,000–50,000
interior walls · Peeling paint and discoloration indicate severe damage.	Major	$15,000–50,000
bathrooms · Old and in need of significant updates.	Major	$15,000–50,000
kitchen · Old and in need of significant updates.	Major	$15,000–50,000
HVAC/mechanicals · Old and in need of significant updates.	Major	$15,000–50,000
landscaping · Minimal and overgrown, needs significant improvement.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Resale new roof — A new roof would significantly improve the home's appearance and reduce maintenance costs. ↑
• Resale exterior siding and paint — New siding and paint would improve the home's curb appeal and increase its resale value. ↑
• Resale new flooring — New flooring would improve the home's appearance and increase its resale value. ↑
• Resale new bathrooms and kitchen — New bathrooms and kitchen would significantly improve the home's functionality and increase its resale value. ↑
• Resale HVAC and mechanical systems — Upgraded HVAC and mechanical systems would improve the home's comfort and increase its resale value. ↑
• Resale landscaping — A well-maintained landscape would significantly improve the home's curb appeal and increase its resale value. ↑
• Rental paint — Fresh paint would improve the home's appearance and increase its rental value. ↑
• Rental HVAC filter — Regular HVAC maintenance would improve the home's comfort and increase its 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: Brookfield Local
• NCES district ID: 3905012
• Math proficiency: 32% ▼ -24.00%
• Reading proficiency: 54% ▼ -9.00%
• Median HH income: $38,050
• Composite: 35.75/100
• National rank: #4850
• State rank: #524 of 656 in OH

Livability — Brookfield Center

• Score: 73/100
• State rank: #315
• US rank: #5164

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Trumbull · 193,293 people
• Metro: Youngstown-Warren, OH
• Population (ZIP): 3,766
• Household income: $62,312
• Rent vs Own: 12.3% rent · 87.7% own
• Severe rent burden: 10.5

Population outlook (Trumbull County) Hauer SSP2

• Today (2025): 191,696 people
• By 2030: 184,015 · -4.0%
• By 2040: 166,810 · -13.0%
• By 2050: 149,857 · -21.8%
• By 2075: 115,769 · -39.6%
• By 2100: 83,617 · -56.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 1%
• Common ancestry: Romanian 4% Serbian 2% Slovene 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Russian/Polish/Slavic 1%

Political lean MEDSL · Trumbull

• 2024 margin: R (+16.8) · D 41.2% · R 58.0%
• 2008→2024 swing: -39.2pp toward R · 2008: 22.4pp · 2024: -16.8pp
• All cycles: 2024: R+16.8 2020: R+10.6 2016: R+6.4 2012: D+22.2 2008: D+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 33.25%
• Current HPI: 250.11
• 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