205 W Center St · West Mansfield, OH 43358

$160,000

3 bd · 2.0 ba · 2,212 sqft · SingleFamily public records · 63 Days on market

Built 1900 8,276 sqft lot $72/sqft · 29% below area Est $227k · 29% under ↓ 10% since listing

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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 +15.5/30.0
• ARV discount +15.0/15.0
• Schools +5.6/10.0
• DSCR +4.8/10.0
• 1% rule +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into a one-of-a-kind opportunity where history, character, and creativity come together. This former church, originally built in 1912, has been thoughtfully updated and is ready for its next chapter. Offering approximately 2,214 square feet of living space on the main level, plus an additional 2,200 square feet of clean, dry basement space, the possibilities here are truly endless. From the moment you walk in, you'll be captivated by the preserved original details--rich wood floors, solid trim, exposed brick, and breathtaking stained glass windows that fill the space with natural light and timeless charm. Major mechanical updates have already been completed, including the roof, electrical, plumbing, water heater, and a rebuilt furnace, giving you a strong foundation to bring your vision to life. Whether you're dreaming of a distinctive residence, an inspiring studio, or a creative business space, this property delivers unmatched character and flexibility. A rare chance to own a piece of history and make it your own. Cash or conventional financing only. All items seen at time of showing will convey with sale.

Key facts

• Exposed brick
• Rich wood floors
• Clean dry basement

Tags

• RICH WOOD FLOORS
• EXPOSED BRICK
• STAINED GLASS WINDOWS
• MAJOR MECHANICAL UPDATES
• CLEAN DRY BASEMENT
• DISTINCTIVE RESIDENCE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $63 ($756/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (16.2% below list).
• Recommended offer: $134k (16.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#866 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Benjamin Logan Local (rural): math 64% / reading 66% proficiency, ranked #197 of 656 in OH (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 6 active listings in the ZIP; solid renter incomes; 121 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Logan County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,004 (16.2% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.69%
• DSCR: 1.08
• GRM: 9.9

CMA / ARV

• ARV (median comp): $226,763
• List price: $160,000
• Delta: -29.44%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
253 E Center St	0.23mi	3/2.0	2,264 (+2%)	19mo	$215,000	$95	69
229 N Main St	0.16mi	4/2.0 (+1)	2,110 (-5%)	21mo	$115,000	$55	62
243 E Center St	0.22mi	3/2.0	2,026 (-8%)	24mo	$230,000	$114	56
276 N Main St	0.22mi	4/2.0 (+1)	2,448 (+11%)	14mo	$264,000	$108	55

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-21,962
• Equity at exit: $23,857

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-14,151
• Equity at exit: $13,834

Cash invested: $44,800 (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 43358

• Home prices YoY: -20.2%
• Active inventory: 6
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,340 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$90 /mo · $1,079/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $63

Break-even live

Break-even rent $1,260

Max offer price $160,000

Occupancy floor 90%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   pricestatus $160,000 Active 63 DOM
2. 2026-06-18
   days on market $175,000 Contingent 63 DOM
3. 2026-06-17
   days on market $175,000 Contingent 62 DOM
4. 2026-06-16
   days on market $175,000 Contingent 61 DOM
5. 2026-06-15
   days on market $175,000 Contingent 60 DOM
6. 2026-06-13
   days on market $175,000 Contingent 58 DOM
7. 2026-06-13
   days on market $175,000 Contingent 57 DOM
8. 2026-06-09
   days on market $175,000 Contingent 54 DOM
9. 2026-06-08
   days on market $175,000 Contingent 53 DOM
10. 2026-06-07
    days on market $175,000 Contingent 52 DOM
11. 2026-06-05
    days on market $175,000 Contingent 49 DOM
12. 2026-06-03
    days on market $175,000 Contingent 48 DOM
13. 2026-06-02
    days on market $175,000 Contingent 47 DOM
14. 2026-06-01
    days on market $175,000 Contingent 46 DOM
15. 2026-05-31
    days on market $175,000 Contingent 45 DOM
16. 2026-05-08
    historical Contingent 1130-char remark

    Show marketing remark (1133 chars)

    Step into a one-of-a-kind opportunity where history, character, and creativity come together. This former church, originally built in 1912, has been thoughtfully updated and is ready for its next chapter. Offering approximately 2,214 square feet of living space on the main level, plus an additional 2,200 square feet of clean, dry basement space, the possibilities here are truly endless. From the moment you walk in, you'll be captivated by the preserved original details--rich wood floors, solid trim, exposed brick, and breathtaking stained glass windows that fill the space with natural light and timeless charm. Major mechanical updates have already been completed, including the roof, electrical, plumbing, water heater, and a rebuilt furnace, giving you a strong foundation to bring your vision to life. Whether you're dreaming of a distinctive residence, an inspiring studio, or a creative business space, this property delivers unmatched character and flexibility. A rare chance to own a piece of history and make it your own. Cash or conventional financing only. All items seen at time of showing will convey with sale.

17. 2026-05-08
    historical Contingency - Finance and Inspections 1133-char remark

    Show marketing remark (1133 chars)

    Step into a one-of-a-kind opportunity where history, character, and creativity come together. This former church, originally built in 1912, has been thoughtfully updated and is ready for its next chapter. Offering approximately 2,214 square feet of living space on the main level, plus an additional 2,200 square feet of clean, dry basement space, the possibilities here are truly endless. From the moment you walk in, you'll be captivated by the preserved original details--rich wood floors, solid trim, exposed brick, and breathtaking stained glass windows that fill the space with natural light and timeless charm. Major mechanical updates have already been completed, including the roof, electrical, plumbing, water heater, and a rebuilt furnace, giving you a strong foundation to bring your vision to life. Whether you're dreaming of a distinctive residence, an inspiring studio, or a creative business space, this property delivers unmatched character and flexibility. A rare chance to own a piece of history and make it your own. Cash or conventional financing only. All items seen at time of showing will convey with sale.

18. 2026-05-05
    price $175,000 1130-char remark

    Show marketing remark (1133 chars)

    Step into a one-of-a-kind opportunity where history, character, and creativity come together. This former church, originally built in 1912, has been thoughtfully updated and is ready for its next chapter. Offering approximately 2,214 square feet of living space on the main level, plus an additional 2,200 square feet of clean, dry basement space, the possibilities here are truly endless. From the moment you walk in, you'll be captivated by the preserved original details--rich wood floors, solid trim, exposed brick, and breathtaking stained glass windows that fill the space with natural light and timeless charm. Major mechanical updates have already been completed, including the roof, electrical, plumbing, water heater, and a rebuilt furnace, giving you a strong foundation to bring your vision to life. Whether you're dreaming of a distinctive residence, an inspiring studio, or a creative business space, this property delivers unmatched character and flexibility. A rare chance to own a piece of history and make it your own. Cash or conventional financing only. All items seen at time of showing will convey with sale.

19. 2026-05-05
    price $175,000 1133-char remark

    Show marketing remark (1133 chars)

    Step into a one-of-a-kind opportunity where history, character, and creativity come together. This former church, originally built in 1912, has been thoughtfully updated and is ready for its next chapter. Offering approximately 2,214 square feet of living space on the main level, plus an additional 2,200 square feet of clean, dry basement space, the possibilities here are truly endless. From the moment you walk in, you'll be captivated by the preserved original details--rich wood floors, solid trim, exposed brick, and breathtaking stained glass windows that fill the space with natural light and timeless charm. Major mechanical updates have already been completed, including the roof, electrical, plumbing, water heater, and a rebuilt furnace, giving you a strong foundation to bring your vision to life. Whether you're dreaming of a distinctive residence, an inspiring studio, or a creative business space, this property delivers unmatched character and flexibility. A rare chance to own a piece of history and make it your own. Cash or conventional financing only. All items seen at time of showing will convey with sale.

20. 2026-04-16
    listed $195,000 Active 1130-char remark

    Show marketing remark (1133 chars)

    Step into a one-of-a-kind opportunity where history, character, and creativity come together. This former church, originally built in 1912, has been thoughtfully updated and is ready for its next chapter. Offering approximately 2,214 square feet of living space on the main level, plus an additional 2,200 square feet of clean, dry basement space, the possibilities here are truly endless. From the moment you walk in, you'll be captivated by the preserved original details--rich wood floors, solid trim, exposed brick, and breathtaking stained glass windows that fill the space with natural light and timeless charm. Major mechanical updates have already been completed, including the roof, electrical, plumbing, water heater, and a rebuilt furnace, giving you a strong foundation to bring your vision to life. Whether you're dreaming of a distinctive residence, an inspiring studio, or a creative business space, this property delivers unmatched character and flexibility. A rare chance to own a piece of history and make it your own. Cash or conventional financing only. All items seen at time of showing will convey with sale.

21. 2026-04-16
    listed $195,000 Active 1133-char remark

    Show marketing remark (1133 chars)

    Step into a one-of-a-kind opportunity where history, character, and creativity come together. This former church, originally built in 1912, has been thoughtfully updated and is ready for its next chapter. Offering approximately 2,214 square feet of living space on the main level, plus an additional 2,200 square feet of clean, dry basement space, the possibilities here are truly endless. From the moment you walk in, you'll be captivated by the preserved original details--rich wood floors, solid trim, exposed brick, and breathtaking stained glass windows that fill the space with natural light and timeless charm. Major mechanical updates have already been completed, including the roof, electrical, plumbing, water heater, and a rebuilt furnace, giving you a strong foundation to bring your vision to life. Whether you're dreaming of a distinctive residence, an inspiring studio, or a creative business space, this property delivers unmatched character and flexibility. A rare chance to own a piece of history and make it your own. Cash or conventional financing only. All items seen at time of showing will convey with sale.

ⓘ 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: $1,079 · $90/mo
• Projected year-2 tax: $1,787 · $149/mo
• Expected delta: +$709/yr (+$59/mo · 65.7%)

ⓘ 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 ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,080
• − Mortgage interest: −$8,962
• − Property taxes: −$1,079
• − Insurance: −$800
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$4,655
• Taxable loss: −$1,988
• Est. tax savings @ 24.0%: +$477
• After-tax cash flow: $1,233/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: Benjamin Logan Local
• NCES district ID: 3904807
• Math proficiency: 64% ▼ -9.00%
• Reading proficiency: 66% ▼ -3.00%
• Median HH income: $59,496
• Composite: 56.13/100
• National rank: #1181
• State rank: #197 of 656 in OH

Livability — West Mansfield

• Score: 62/100
• State rank: #866
• US rank: #16392

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Mansfield, OH
• County: Logan · 47,256 people
• Population (ZIP): 2,628
• Household income: $86,742
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 1.9

Population outlook (Logan County) Hauer SSP2

• Today (2025): 44,240 people
• By 2030: 43,166 · -2.4%
• By 2040: 40,495 · -8.5%
• By 2050: 37,511 · -15.2%
• By 2075: 30,453 · -31.2%
• By 2100: 23,081 · -47.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 10%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+56.2) · D 21.5% · R 77.7%
• 2008→2024 swing: -29.6pp toward R · 2008: -26.6pp · 2024: -56.2pp
• All cycles: 2024: R+56.2 2020: R+55.2 2016: R+52.6 2012: R+31.8 2008: R+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.86%
• Current HPI: 283.1267
• 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

-10.3% since first listed

6 events — show timeline

• 2026-05-08 Contingent — CBRMLS
• 2026-05-08 Contingent — WRIST
• 2026-05-05 Price Changed $175,000 CBRMLS
• 2026-05-05 Price Changed $175,000 WRIST
• 2026-04-16 Listed $195,000 WRIST
• 2026-04-16 Listed $195,000 CBRMLS

Property tax history

+4.3%/yr

Latest (2025): $1,079 · +11.5% YoY. Source: county tax records.