444 W 6th St · Mansfield, OH 44903

$85,000

3 bd · 1.0 ba · 994 sqft · SingleFamily public records · 7 Days on market

Built 1920 5,000 sqft lot Est $81k · 6% over

---

Why this score? — see what drove the C 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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +6.0/10.0
• ARV discount +5.0/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this clean, move-in ready property, ideally situated near North Lake Park with quick and convenient access to Route 30. From the moment you arrive, you'll appreciate the low-maintenance exterior and inviting feel that continues throughout the home. Come inside to a bright and open living room that flows seamlessly into the dining area—perfect for everyday living or entertaining. The main level features newer vinyl flooring installed in 2025, offering a fresh, modern look and easy upkeep. The functional kitchen comes fully equipped with all appliances and provides ample cabinet space, along with a flexible eat-in area or mudroom conveniently located by the rear entry. Upstairs, you'll find three generously sized bedrooms with plenty of natural light and an updated full bathroom designed for comfort and style. The lower level adds even more usable space, ideal for storage, laundry, or future finishing possibilities. Outside, enjoy the large, partially fenced backyard

Key facts

• Newer vinyl flooring
• Ample cabinet space
• Flexible eat in area

Tags

• LOW MAINTENANCE EXTERIOR
• BRIGHT OPEN LIVING ROOM
• NEWER VINYL FLOORING
• FULLY EQUIPPED KITCHEN
• AMPLE CABINET SPACE
• FLEXIBLE EAT IN AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($934 rent vs $85k).
• Cap rate 9.0% vs local median 4.3% in Mansfield — 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 76/100 on livability (#224 in OH, #3,525 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools C-, crime D-, amenities D-.
• Mansfield City (urban): math 24% / reading 33% proficiency, ranked #590 of 656 in OH (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 121 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 145 units permitted in Richland County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($65k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Richland County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.10% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.82%
• DSCR: 1.44
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $80,514
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
444 W 6th St	0.00mi	3/1.0	994 (0%)	1mo	$79,000	$79	99
447 Spayer Ln	0.04mi	3/1.0	875 (-12%)	1mo	$105,000	$120	77
230 Rae Ave	0.22mi	2/1.5 (-1)	1,024 (+3%)	3mo	$149,900	$146	75
587 Springmill St	0.41mi	3/1.0	1,001 (+1%)	11mo	$75,000	$75	71
10 Gray Ct	0.24mi	2/1.0 (-1)	924 (-7%)	2mo	$21,300	$23	70
269 Parkway Dr	0.33mi	2/1.0 (-1)	964 (-3%)	7mo	$90,000	$93	69
460 W Dickson	0.30mi	3/1.5	1,100 (+11%)	10mo	$84,000	$76	58
371 Bell St	0.42mi	2/1.0 (-1)	1,080 (+9%)	6mo	$49,000	$45	56
516 Burns St	0.54mi	3/1.0	884 (-11%)	2mo	$72,000	$81	54
797 Burton Ave	0.75mi	3/1.0	1,019 (+2%)	10mo	$95,000	$93	53
283 Bulkley Ave	0.70mi	3/1.0	926 (-7%)	6mo	$63,300	$68	51
557 Woodland Ave	0.67mi	3/1.0	904 (-9%)	5mo	$101,031	$112	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-1,386
• Equity at exit: $12,674

10-year hold

• IRR: 8.1%
• Equity multiple: 1.62×
• Total profit: $14,708
• Equity at exit: $7,349

Cash invested: $23,800 (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 44903

• Home prices YoY: -27.7%
• Active inventory: 121
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $934 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$62 /mo · $744/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $195

Break-even live

Break-even rent $688

Max offer price $85,000

Occupancy floor 74%

Sensitivity live

Price	-10% $243	-5% $219	+0% $195	+5% $171	+10% $147
Rent	-10% $121	-5% $158	+0% $195	+5% $232	+10% $268
Rate	-1.0pp $238	-0.5pp $216	base $195	+0.5pp $173	+1.0pp $150

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
454 Parnell Dr Mansfield, OH	2.0	1.0	757	$795	$1.05	45d	1	0.42mi
640 King St Mansfield, OH	1.0–3.0	1.0	938	$1,100	$1.17	45d	11	0.74mi
750 Burns St Unit A6 Mansfield, OH	2.0	1.0	960	$950	$0.99	45d	1	0.78mi
776 King St Unit B7 Mansfield, OH	2.0	1.0	960	$950	$0.99	45d	1	0.85mi

Listing history 15 events

1. 2026-04-26
   status Pending 1001-char remark

   Show marketing remark (1001 chars)

   Welcome home to this clean, move-in ready property, ideally situated near North Lake Park with quick and convenient access to Route 30. From the moment you arrive, you'll appreciate the low-maintenance exterior and inviting feel that continues throughout the home. Come inside to a bright and open living room that flows seamlessly into the dining area—perfect for everyday living or entertaining. The main level features newer vinyl flooring installed in 2025, offering a fresh, modern look and easy upkeep. The functional kitchen comes fully equipped with all appliances and provides ample cabinet space, along with a flexible eat-in area or mudroom conveniently located by the rear entry. Upstairs, you'll find three generously sized bedrooms with plenty of natural light and an updated full bathroom designed for comfort and style. The lower level adds even more usable space, ideal for storage, laundry, or future finishing possibilities. Outside, enjoy the large, partially fenced backyard

2. 2026-04-26
   status Pending

   Show marketing remark (1001 chars)

   Welcome home to this clean, move-in ready property, ideally situated near North Lake Park with quick and convenient access to Route 30. From the moment you arrive, you'll appreciate the low-maintenance exterior and inviting feel that continues throughout the home. Come inside to a bright and open living room that flows seamlessly into the dining area—perfect for everyday living or entertaining. The main level features newer vinyl flooring installed in 2025, offering a fresh, modern look and easy upkeep. The functional kitchen comes fully equipped with all appliances and provides ample cabinet space, along with a flexible eat-in area or mudroom conveniently located by the rear entry. Upstairs, you'll find three generously sized bedrooms with plenty of natural light and an updated full bathroom designed for comfort and style. The lower level adds even more usable space, ideal for storage, laundry, or future finishing possibilities. Outside, enjoy the large, partially fenced backyard

3. 2026-04-20
   listed $85,000 Active

   Show marketing remark (1001 chars)

   Welcome home to this clean, move-in ready property, ideally situated near North Lake Park with quick and convenient access to Route 30. From the moment you arrive, you'll appreciate the low-maintenance exterior and inviting feel that continues throughout the home. Come inside to a bright and open living room that flows seamlessly into the dining area—perfect for everyday living or entertaining. The main level features newer vinyl flooring installed in 2025, offering a fresh, modern look and easy upkeep. The functional kitchen comes fully equipped with all appliances and provides ample cabinet space, along with a flexible eat-in area or mudroom conveniently located by the rear entry. Upstairs, you'll find three generously sized bedrooms with plenty of natural light and an updated full bathroom designed for comfort and style. The lower level adds even more usable space, ideal for storage, laundry, or future finishing possibilities. Outside, enjoy the large, partially fenced backyard

4. 2026-04-20
   listed $85,000 Active 1001-char remark

   Show marketing remark (1001 chars)

   Welcome home to this clean, move-in ready property, ideally situated near North Lake Park with quick and convenient access to Route 30. From the moment you arrive, you'll appreciate the low-maintenance exterior and inviting feel that continues throughout the home. Come inside to a bright and open living room that flows seamlessly into the dining area—perfect for everyday living or entertaining. The main level features newer vinyl flooring installed in 2025, offering a fresh, modern look and easy upkeep. The functional kitchen comes fully equipped with all appliances and provides ample cabinet space, along with a flexible eat-in area or mudroom conveniently located by the rear entry. Upstairs, you'll find three generously sized bedrooms with plenty of natural light and an updated full bathroom designed for comfort and style. The lower level adds even more usable space, ideal for storage, laundry, or future finishing possibilities. Outside, enjoy the large, partially fenced backyard

5. 2025-07-14
   soldstatus $74,000 Closed 711-char remark

   Show marketing remark (711 chars)

   Are you looking for another rental property to add to your portfolio or are you looking for a place to call home, either way check this one out. Current tenant has been here for over 4 years with the current owner and has lived in this home for a total of 9 years and would like to stay on as a tenant after the sale is complete. Current rent is $800 per month and the tenant pays for all utilities. Furnace was replaced in 2015 and the water heater was just replaced in 2024. This home has been well maintained over the years and at this price will not be on the market long. Current tenant has a lease that ends on July 31, 2025. Everyone who enters the home must be willing to wear protective shoe coverings.

6. 2025-07-14
   soldstatus $74,000

   Show marketing remark (711 chars)

   Are you looking for another rental property to add to your portfolio or are you looking for a place to call home, either way check this one out. Current tenant has been here for over 4 years with the current owner and has lived in this home for a total of 9 years and would like to stay on as a tenant after the sale is complete. Current rent is $800 per month and the tenant pays for all utilities. Furnace was replaced in 2015 and the water heater was just replaced in 2024. This home has been well maintained over the years and at this price will not be on the market long. Current tenant has a lease that ends on July 31, 2025. Everyone who enters the home must be willing to wear protective shoe coverings.

7. 2025-06-12
   status Pending 711-char remark

   Show marketing remark (711 chars)

   Are you looking for another rental property to add to your portfolio or are you looking for a place to call home, either way check this one out. Current tenant has been here for over 4 years with the current owner and has lived in this home for a total of 9 years and would like to stay on as a tenant after the sale is complete. Current rent is $800 per month and the tenant pays for all utilities. Furnace was replaced in 2015 and the water heater was just replaced in 2024. This home has been well maintained over the years and at this price will not be on the market long. Current tenant has a lease that ends on July 31, 2025. Everyone who enters the home must be willing to wear protective shoe coverings.

8. 2025-06-05
   listed $79,000 Active 711-char remark

   Show marketing remark (711 chars)

   Are you looking for another rental property to add to your portfolio or are you looking for a place to call home, either way check this one out. Current tenant has been here for over 4 years with the current owner and has lived in this home for a total of 9 years and would like to stay on as a tenant after the sale is complete. Current rent is $800 per month and the tenant pays for all utilities. Furnace was replaced in 2015 and the water heater was just replaced in 2024. This home has been well maintained over the years and at this price will not be on the market long. Current tenant has a lease that ends on July 31, 2025. Everyone who enters the home must be willing to wear protective shoe coverings.

9. 2023-10-24
   status Pending
10. 2023-08-04
    listed $75,000 Active
11. 2021-04-05
    soldstatus $47,750
12. 2017-01-17
    soldstatus $27,000
13. 2011-10-20
    soldstatus $13,500
14. 2004-10-07
    soldstatus $53,000
15. 2002-04-03
    soldstatus $33,100

ⓘ 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: $744 · $62/mo
• Projected year-2 tax: $1,035 · $86/mo
• Expected delta: +$291/yr (+$24/mo · 39.1%)

ⓘ 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 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: $11,208
• − Mortgage interest: −$4,761
• − Property taxes: −$744
• − Insurance: −$425
• − Repairs & maintenance: −$897
• − Management: −$897
• − Depreciation: −$2,473
• Taxable income: $1,012
• Est. tax owed @ 24.0%: −$243
• After-tax cash flow: $2,094/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: Mansfield City
• NCES district ID: 3904429
• Math proficiency: 24% ▼ -19.00%
• Reading proficiency: 33% ▼ -12.00%
• Median HH income: $32,435
• Composite: 23.25/100
• National rank: #7934
• State rank: #590 of 656 in OH

Livability — Mansfield

• Score: 76/100
• State rank: #224
• US rank: #3525

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mansfield, OH
• County: Richland · 128,966 people
• City population: 16,349
• Metro: Mansfield, OH
• Population (ZIP): 26,804
• Household income: $65,421
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 9.5

Population outlook (Richland County) Hauer SSP2

• Today (2025): 115,577 people
• By 2030: 111,669 · -3.4%
• By 2040: 103,323 · -10.6%
• By 2050: 95,135 · -17.7%
• By 2075: 76,719 · -33.6%
• By 2100: 57,188 · -50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 9% Black 9% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 2% Iranian 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Richland

• 2024 margin: Solid R (+42.3) · D 28.4% · R 70.8%
• 2008→2024 swing: -28.8pp toward R · 2008: -13.6pp · 2024: -42.3pp
• All cycles: 2024: R+42.3 2020: R+39.7 2016: R+37.5 2012: R+20.1 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.50%
• Current HPI: 241.9342
• 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

+156.8% since first listed

15 events — show timeline

• 2026-04-26 Pending — ABOR
• 2026-04-26 Pending — MLSNOW
• 2026-04-20 Listed $85,000 MLSNOW
• 2026-04-20 Listed $85,000 ABOR
• 2025-07-14 Sold (Public Records) $74,000 Public Records
• 2025-07-14 Sold (MLS) $74,000 MARMLS
• 2025-06-12 Pending — MARMLS
• 2025-06-05 Listed $79,000 MARMLS
• 2023-10-24 Pending — MARMLS
• 2023-08-04 Listed $75,000 MARMLS
• 2021-04-05 Sold (Public Records) $47,750 Public Records
• 2017-01-17 Sold (Public Records) $27,000 Public Records
• 2011-10-20 Sold (Public Records) $13,500 Public Records
• 2004-10-07 Sold (Public Records) $53,000 Public Records
• 2002-04-03 Sold (Public Records) $33,100 Public Records

Property tax history

-1.5%/yr

Latest (2025): $744 · +0.0% YoY. Source: county tax records.