9525 Woodworth Rd Unit A19

Woodworth, OH 44452

$57,500B+

2 bd · 2.0 ba · 980 sqft · Built 2015 · Manufactured · Active · 35 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,020/mo
• Mortgage (P&I): −$302
• Tax + insurance: −$96
• HOA: −$0
• Vac / Maint / Mgmt: −$214
• Net cashflow: $409/mo
• Annual: $4,906/yr
• Cap rate: 14.82%
• Cash-on-cash: 30.47%
• DSCR: 2.36
• 1% rule: 1.77%
• Cash to close: $16,100

Investor read

• This is a 2-bed/2.0-bath manufactured listed at $58k.
• 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).
• It's been on market 35 days — a 3% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $56k (3.0% below list) — sets the bar for market timing.
• In year one you build about $3k of equity ($398 loan paydown + $2k appreciation (4.1% local appreciation)).
• 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.
• Zoned schools: South Range Elementary School (math 92% / reading 82%, grade A+, #44 of 1,584 statewide, top 3%, 463 students, 18% FRL); South Range Middle School (math 83% / reading 86%, grade A+, #20 of 654 statewide, top 3%, 387 students, 25% FRL); South Range High School (math 67% / reading 82%, grade B+, #69 of 781 statewide, top 10%, 367 students, 23% FRL) — zoned schools at 22% FRL track the district average.
• 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).
• Mahoning County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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.
• 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.
• 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.

Questions for listing agent

• 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?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.