580 N Mulberry St · Mansfield, OH 44902

$84,900

3 bd · 1.0 ba · 1,824 sqft · SingleFamily public records · 127 Days on market

Built 1900 7,840 sqft lot $47/sqft · 19% above area Est $71k · 19% over ↓ 15% 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 +22.1/30.0
• Appreciation +9.2/10.0
• DSCR +7.1/10.0
• 1% rule +5.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Spacious 4-Bedroom Home in Mansfield! This 4-bedroom, 1-bath home offers a roomy layout with plenty of living space throughout. Generous room sizes provide flexibility for a variety of needs, along with the convenience of first-floor laundry. Materials to complete trim and smaller finishing projects will remain with the property, offering an opportunity for the next owner to add final touches. A solid opportunity for buyers seeking space in Mansfield. PLEASE ALLOW 48 HOURS for response to any offers

Key facts

• 7,840 sq ft lot
• Built 1900
• Listed 126 days

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 $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($878 rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: 30 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 145 units permitted in Richland County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($32k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $8k of equity ($587 loan paydown + $7k appreciation (8.4% local appreciation)).
• Richland County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (15%) 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 $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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: 1.03% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.87%
• DSCR: 1.31
• GRM: 8.1

CMA / ARV

• ARV (median comp): $71,308
• List price: $84,900
• Delta: 19.06%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
568 N Mulberry St	0.02mi	4/1.0 (+1)	1,876 (+3%)	9mo	$125,000	$67	82
526 Bowman St	0.21mi	3/2.0	1,860 (+2%)	5mo	$70,000	$38	79
542 Bowman St	0.20mi	4/1.0 (+1)	1,760 (-4%)	16mo	$31,500	$18	66
458 Wayne St	0.71mi	2/2.0 (-1)	1,764 (-3%)	6mo	$114,900	$65	47
394 Mcpherson St	0.57mi	4/2.0 (+1)	1,806 (-1%)	23mo	$116,600	$65	43

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

Projected returns pro-forma

8.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.2%
• Equity multiple: 2.94×
• Total profit: $46,103
• Equity at exit: $67,127

10-year hold

• IRR: 23.4%
• Equity multiple: 6.36×
• Total profit: $127,484
• Equity at exit: $135,833

Cash invested: $23,772 (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 44902

• Home prices YoY: 2.9%
• Active inventory: 30
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $878 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$77 /mo · $928/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $136

Break-even live

Break-even rent $706

Max offer price $84,900

Occupancy floor 80%

Sensitivity live

Price	-10% $184	-5% $160	+0% $136	+5% $112	+10% $88
Rent	-10% $67	-5% $101	+0% $136	+5% $171	+10% $205
Rate	-1.0pp $179	-0.5pp $158	base $136	+0.5pp $114	+1.0pp $92

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
520 Lida St Mansfield, OH	3.0	1.0	1300	$850	$0.65	44d	1	0.10mi
243 W 1st St Mansfield, OH	4.0	1.0	1470	$1,195	$0.81	44d	1	1.26mi

Listing history 22 events

1. 2026-06-19
   days on market $84,900 Active 127 DOM
2. 2026-06-18
   days on market $84,900 Active 126 DOM
3. 2026-06-17
   days on market $84,900 Active 125 DOM
4. 2026-06-16
   days on market $84,900 Active 124 DOM
5. 2026-06-15
   days on market $84,900 Active 123 DOM
6. 2026-06-14
   days on market $84,900 Active 121 DOM
7. 2026-06-12
   days on market $84,900 Active 120 DOM
8. 2026-06-09
   days on market $84,900 Active 117 DOM
9. 2026-06-08
   days on market $84,900 Active 116 DOM
10. 2026-06-07
    days on market $84,900 Active 115 DOM
11. 2026-06-05
    days on market $84,900 Active 112 DOM
12. 2026-06-03
    days on market $84,900 Active 111 DOM
13. 2026-06-02
    days on market $84,900 Active 110 DOM
14. 2026-06-01
    days on market $84,900 Active 109 DOM
15. 2026-05-31
    days on market $84,900 Active 108 DOM
16. 2026-05-30
    days on market $84,900 Active 107 DOM
17. 2026-04-29
    price $84,900 507-char remark

    Show marketing remark (507 chars)

    Spacious 4-Bedroom Home in Mansfield! This 4-bedroom, 1-bath home offers a roomy layout with plenty of living space throughout. Generous room sizes provide flexibility for a variety of needs, along with the convenience of first-floor laundry. Materials to complete trim and smaller finishing projects will remain with the property, offering an opportunity for the next owner to add final touches. A solid opportunity for buyers seeking space in Mansfield. PLEASE ALLOW 48 HOURS for response to any offers

18. 2026-02-23
    price $84,900 505-char remark

    Show marketing remark (505 chars)

    Spacious 4-Bedroom Home in Mansfield! This 4-bedroom, 1-bath home offers a roomy layout with plenty of living space throughout. Generous room sizes provide flexibility for a variety of needs, along with the convenience of first-floor laundry. Materials to complete trim and smaller finishing projects will remain with the property, offering an opportunity for the next owner to add final touches. A solid opportunity for buyers seeking space in Mansfield. PLEASE ALLOW 48 HOURS for response to any offers

19. 2026-02-23
    price $84,900

    Show marketing remark (505 chars)

    Spacious 4-Bedroom Home in Mansfield! This 4-bedroom, 1-bath home offers a roomy layout with plenty of living space throughout. Generous room sizes provide flexibility for a variety of needs, along with the convenience of first-floor laundry. Materials to complete trim and smaller finishing projects will remain with the property, offering an opportunity for the next owner to add final touches. A solid opportunity for buyers seeking space in Mansfield. PLEASE ALLOW 48 HOURS for response to any offers

20. 2026-02-12
    listed $99,900 Active 507-char remark

    Show marketing remark (505 chars)

    Spacious 4-Bedroom Home in Mansfield! This 4-bedroom, 1-bath home offers a roomy layout with plenty of living space throughout. Generous room sizes provide flexibility for a variety of needs, along with the convenience of first-floor laundry. Materials to complete trim and smaller finishing projects will remain with the property, offering an opportunity for the next owner to add final touches. A solid opportunity for buyers seeking space in Mansfield. PLEASE ALLOW 48 HOURS for response to any offers

21. 2026-02-12
    listed $99,900 Active 505-char remark

    Show marketing remark (505 chars)

    Spacious 4-Bedroom Home in Mansfield! This 4-bedroom, 1-bath home offers a roomy layout with plenty of living space throughout. Generous room sizes provide flexibility for a variety of needs, along with the convenience of first-floor laundry. Materials to complete trim and smaller finishing projects will remain with the property, offering an opportunity for the next owner to add final touches. A solid opportunity for buyers seeking space in Mansfield. PLEASE ALLOW 48 HOURS for response to any offers

22. 2026-02-12
    listed $99,900 Active

    Show marketing remark (505 chars)

    Spacious 4-Bedroom Home in Mansfield! This 4-bedroom, 1-bath home offers a roomy layout with plenty of living space throughout. Generous room sizes provide flexibility for a variety of needs, along with the convenience of first-floor laundry. Materials to complete trim and smaller finishing projects will remain with the property, offering an opportunity for the next owner to add final touches. A solid opportunity for buyers seeking space in Mansfield. PLEASE ALLOW 48 HOURS for response to any offers

ⓘ 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: $928 · $77/mo
• Projected year-2 tax: $1,126 · $94/mo
• Expected delta: +$198/yr (+$17/mo · 21.4%)

ⓘ 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: $10,541
• − Mortgage interest: −$4,756
• − Property taxes: −$928
• − Insurance: −$424
• − Repairs & maintenance: −$843
• − Management: −$843
• − Depreciation: −$2,470
• Taxable income: $277
• Est. tax owed @ 24.0%: −$66
• After-tax cash flow: $1,566/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): 4,876
• Household income: $31,619
• Rent vs Own: 64.9% rent · 35.1% own
• Severe rent burden: 13.2

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 52% Black 35% Two or more races 10% Hispanic / Latino 5%
• Common ancestry: Italian 2% Serbian 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4% 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: ▲ 8.45%
• Current HPI: 302.035
• 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

-15.0% since first listed

6 events — show timeline

• 2026-04-29 Price Changed $84,900 MLSNOW
• 2026-02-23 Price Changed $84,900 MARMLS
• 2026-02-23 Price Changed $84,900 CBRMLS
• 2026-02-12 Listed $99,900 CBRMLS
• 2026-02-12 Listed $99,900 MARMLS
• 2026-02-12 Listed $99,900 MLSNOW

Property tax history

+6.2%/yr

Latest (2025): $928 · -2.2% YoY. Source: county tax records.