9525 Woodworth Rd Unit A19 · Woodworth, OH 44452

$57,500

2 bd · 2.0 ba · 980 sqft · Manufactured · 35 Days on market

Built 2015 $59/sqft · 52% below area

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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 +7.1/10.0
• Schools +7.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Affordable mobile home, very well maintained, fully furnished, 6" thick walls. Well insulated. Owner is non smoker and pet free. 2 bedrooms and 2 full baths. Open floor plan. Located close to main highways, shopping and dining. Move in ready! Covered front deck. Better than renting.

Key facts

• New air conditioning
• Move-in ready
• Newer windows

Tags

• UPDATED KITCHEN
• BEAUTIFUL EXTERIOR DECK
• NEWER WINDOWS
• NEW ROOF
• NEW AIR CONDITIONING
• MOVE-IN READY

Property features AI

Finance

• Financial info: Annual tax amount reported
• HOA & community: Has land lease ($385)

Exterior

• Parking: Off-street parking
• Utilities: Shared well for water; Shared septic for sewer
• Home design: Single-story; 980 square feet above-grade finished area
• Construction: Vinyl siding; Asphalt roof; Year built per public records
• Exterior features: Lot size recorded by owner

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Two main-level bedrooms (first floor)
• Flooring: Carpet in bedrooms; Laminate in living areas, kitchen, bathrooms, and laundry
• Bathrooms: Two full bathrooms (both on the first floor)
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Total of 6 rooms
• Laundry & utility: Washer; Dryer; Main-level laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $58k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $56k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 2.7% in Woodworth — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• South Range Local (rural): math 83% / reading 84% proficiency, ranked #39 of 656 in OH (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 12 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($398 loan paydown + $2k appreciation (4.1% local appreciation)).
• Mahoning County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $50k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $55,775 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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. 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.
4. 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.
5. 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: 1.77% ✓
• Cap rate: 14.82%
• Cash-on-cash: 30.47%
• DSCR: 2.36
• GRM: 4.7

CMA / ARV

• ARV (median comp): $118,709
• List price: $57,500
• Delta: -51.56%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

4.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.2%
• Equity multiple: 3.26×
• Total profit: $36,429
• Equity at exit: $29,525

10-year hold

• IRR: 37.1%
• Equity multiple: 6.54×
• Total profit: $89,163
• Equity at exit: $48,590

Cash invested: $16,100 (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 44452

• Home prices YoY: 2.0%
• Active inventory: 12
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,020 medium
• Mortgage (P&I): −$302
• Tax est. 1.5%: −$72 /mo · $862/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $409

Break-even live

Break-even rent $503

Max offer price $57,500

Occupancy floor 55%

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: $14,375
• Closing costs: $1,725
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 W Western Reserve Rd Unit 1100-01 Youngstown, OH	2.0	1.0	980	$1,100	$1.12	13d	1	1.11mi
8154 Stadler Ave Unit 8154-03 Youngstown, OH	2.0	1.0	825	$895	$1.08	13d	1	1.47mi

Listing history 24 events

1. 2026-06-19
   days on market $57,500 Active 35 DOM
2. 2026-06-18
   days on market $57,500 Active 34 DOM
3. 2026-06-17
   days on market $57,500 Active 33 DOM
4. 2026-06-16
   days on market $57,500 Active 32 DOM
5. 2026-06-15
   days on market $57,500 Active 31 DOM
6. 2026-06-14
   days on market $57,500 Active 29 DOM
7. 2026-06-13
   days on market $57,500 Active 28 DOM
8. 2026-06-10
   days on market $57,500 Active 26 DOM
9. 2026-06-09
   days on market $57,500 Active 25 DOM
10. 2026-06-08
    days on market $57,500 Active 24 DOM
11. 2026-06-07
    days on market $57,500 Active 23 DOM
12. 2026-06-05
    days on market $57,500 Active 20 DOM
13. 2026-06-02
    days on market $57,500 Active 18 DOM
14. 2026-06-01
    days on market $57,500 Active 17 DOM
15. 2026-05-31
    days on market $57,500 Active 16 DOM
16. 2026-05-30
    days on market $57,500 Active 15 DOM
17. 2026-05-15
    listed $57,500 Active 888-char remark
18. 2025-02-14
    soldstatus $50,000 Closed 288-char remark

    Show marketing remark (288 chars)

    Affordable mobile home, very well maintained, fully furnished, 6" thick walls. Well insulated. Owner is non smoker and pet free. 2 bedrooms and 2 full baths. Open floor plan. Located close to main highways, shopping and dining. Move in ready! Covered front deck. Better than renting.

19. 2025-02-07
    status Pending 288-char remark

    Show marketing remark (288 chars)

    Affordable mobile home, very well maintained, fully furnished, 6" thick walls. Well insulated. Owner is non smoker and pet free. 2 bedrooms and 2 full baths. Open floor plan. Located close to main highways, shopping and dining. Move in ready! Covered front deck. Better than renting.

20. 2024-09-20
    listed $58,500 Active 288-char remark

    Show marketing remark (288 chars)

    Affordable mobile home, very well maintained, fully furnished, 6" thick walls. Well insulated. Owner is non smoker and pet free. 2 bedrooms and 2 full baths. Open floor plan. Located close to main highways, shopping and dining. Move in ready! Covered front deck. Better than renting.

21. 2012-01-16
    historical
22. 2011-07-05
    listed $23,500
23. 2011-04-13
    historical
24. 2010-10-13
    listed $30,900

ⓘ 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: $12,246
• − Mortgage interest: −$3,221
• − Property taxes: −$862
• − Insurance: −$288
• − Repairs & maintenance: −$980
• − Management: −$980
• − Depreciation: −$1,673
• Taxable income: $4,243
• Est. tax owed @ 24.0%: −$1,018
• After-tax cash flow: $3,887/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: South Range Local
• NCES district ID: 3904836
• Math proficiency: 83% ▼ -6.00%
• Reading proficiency: 84% ▼ -2.00%
• Median HH income: $56,953
• Composite: 71.23/100
• National rank: #234
• State rank: #39 of 656 in OH

Livability — Woodworth

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Woodworth, OH
• County: Mahoning · 224,175 people
• Metro: Youngstown-Warren, OH
• Population (ZIP): 2,661
• Household income: $60,000
• Rent vs Own: 17.0% rent · 83.0% own
• Severe rent burden: 7.1

Population outlook (Mahoning County) Hauer SSP2

• Today (2025): 223,932 people
• By 2030: 218,387 · -2.5%
• By 2040: 205,367 · -8.3%
• By 2050: 193,606 · -13.5%
• By 2075: 173,694 · -22.4%
• By 2100: 151,147 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Black 1%
• Common ancestry: Romanian 4% Italian 3% Scotch-Irish 2%
• Foreign-born: 2%
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Mahoning

• 2024 margin: Lean R (+9.4) · D 44.9% · R 54.4%
• 2008→2024 swing: -36.1pp toward R · 2008: 26.6pp · 2024: -9.4pp
• All cycles: 2024: R+9.4 2020: R+1.9 2016: D+3.0 2012: D+27.7 2008: D+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.11%
• Current HPI: 207.8853
• 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

+86.1% since first listed

8 events — show timeline

• 2026-05-15 Listed $57,500 MLSNOW
• 2025-02-14 Sold (MLS) $50,000 MLSNOW
• 2025-02-07 Pending — MLSNOW
• 2024-09-20 Listed $58,500 MLSNOW
• 2012-01-16 Listing Removed — MLSNOW
• 2011-07-05 Listed $23,500 MLSNOW
• 2011-04-13 Listing Removed — MLSNOW
• 2010-10-13 Listed $30,900 MLSNOW