180 S Main St · West Mansfield, OH 43358

$144,900

4 bd · 2.0 ba · 1,856 sqft · SingleFamily public records · 35 Days on market

Built 1920 7,405 sqft lot $78/sqft · 34% below area Est $221k · 34% under

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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 +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• Schools +5.6/10.0
• 1% rule +4.7/10.0
• 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

Beautiful two story home with original wood work and two sets of pocket doors. Living room and Family room – Formal dining just off kitchen. 4 bedroom two full baths – master suite with private bath upstairs. Down stairs bedroom has full bath adjoining. Functional kitchen with laundry close by. Don’t miss the beautiful front porch and a rear deck overlooking large green space PLUS a detached garage with concrete and electric.

Key facts

• 7,405 sq ft lot
• Garage
• Built 1920

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public sewer; Supplied water
• Home design: Single-family residence; Residential property; Built in 1920; Lot dimensions 50 x 150
• Construction: Vinyl siding; Partial unfinished basement (foundation information not specified)
• Exterior features: Deck; Residential lot

Interior

• Kitchen: Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Forced air heating; Wall-mounted cooling units
• Interior features: Ceiling fans
• Laundry & utility: Washer; Utility room; Partial unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/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 $141k (2.8% below list).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.

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 $4k 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 35 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y 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 $83k; list at $145k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $140,553 (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. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 7.49%
• Cash-on-cash: 4.27%
• DSCR: 1.19
• GRM: 8.6

CMA / ARV

• ARV (median comp): $220,616
• List price: $144,900
• Delta: -34.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
431 W Center St	0.29mi	4/2.0	1,875 (+1%)	1mo	$189,900	$101	84
262 S Main St	0.09mi	4/1.0	1,756 (-5%)	2mo	$236,000	$134	81
130 Vance St	0.09mi	4/2.0	1,812 (-2%)	19mo	$228,000	$126	76
184 E Mann St	0.36mi	3/2.0 (-1)	1,782 (-4%)	10mo	$349,900	$196	63
247 W State St	0.12mi	3/1.0 (-1)	1,646 (-11%)	10mo	$197,500	$120	59
162 E Center St	0.09mi	3/1.5 (-1)	1,648 (-11%)	16mo	$185,000	$112	56
243 E Center St	0.16mi	3/2.0 (-1)	2,026 (+9%)	24mo	$230,000	$114	52
229 N Main St	0.21mi	4/2.0	2,110 (+14%)	21mo	$115,000	$55	50

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-14,288
• Equity at exit: $21,605

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-604
• Equity at exit: $12,528

Cash invested: $40,572 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,408 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$148 /mo · $1,776/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $144

Break-even live

Break-even rent $1,226

Max offer price $144,900

Occupancy floor 85%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $144,900 Active 35 DOM
2. 2026-06-17
   days on market $144,900 Active 34 DOM
3. 2026-06-16
   days on market $144,900 Active 33 DOM
4. 2026-06-15
   days on market $144,900 Active 32 DOM
5. 2026-06-13
   days on market $144,900 Active 30 DOM
6. 2026-06-13
   days on market $144,900 Active 29 DOM
7. 2026-06-09
   days on market $144,900 Active 26 DOM
8. 2026-06-08
   days on market $144,900 Active 25 DOM
9. 2026-06-07
   days on market $144,900 Active 24 DOM
10. 2026-06-05
    days on market $144,900 Active 21 DOM
11. 2026-06-03
    days on market $144,900 Active 20 DOM
12. 2026-06-02
    days on market $144,900 Active 19 DOM
13. 2026-06-01
    days on market $144,900 Active 18 DOM
14. 2026-05-31
    days on market $144,900 Active 17 DOM
15. 2026-05-14
    listed $144,900 Active 488-char remark
16. 2016-08-05
    soldstatus $82,900
17. 2016-07-19
    soldstatus $82,900 448-char remark

    Show marketing remark (448 chars)

    Beautiful two story home with original wood work and two sets of pocket doors. Living room and Family room – Formal dining just off kitchen. 4 bedroom two full baths – master suite with private bath upstairs. Down stairs bedroom has full bath adjoining. Functional kitchen with laundry close by. Don’t miss the beautiful front porch and a rear deck overlooking large green space PLUS a detached garage with concrete and electric.

18. 2016-07-19
    soldstatus $82,900

    Show marketing remark (448 chars)

    Beautiful two story home with original wood work and two sets of pocket doors. Living room and Family room – Formal dining just off kitchen. 4 bedroom two full baths – master suite with private bath upstairs. Down stairs bedroom has full bath adjoining. Functional kitchen with laundry close by. Don’t miss the beautiful front porch and a rear deck overlooking large green space PLUS a detached garage with concrete and electric.

19. 2016-04-11
    listed $82,900 448-char remark

    Show marketing remark (448 chars)

    Beautiful two story home with original wood work and two sets of pocket doors. Living room and Family room – Formal dining just off kitchen. 4 bedroom two full baths – master suite with private bath upstairs. Down stairs bedroom has full bath adjoining. Functional kitchen with laundry close by. Don’t miss the beautiful front porch and a rear deck overlooking large green space PLUS a detached garage with concrete and electric.

20. 2016-04-11
    listed $82,900

    Show marketing remark (448 chars)

    Beautiful two story home with original wood work and two sets of pocket doors. Living room and Family room – Formal dining just off kitchen. 4 bedroom two full baths – master suite with private bath upstairs. Down stairs bedroom has full bath adjoining. Functional kitchen with laundry close by. Don’t miss the beautiful front porch and a rear deck overlooking large green space PLUS a detached garage with concrete and electric.

21. 2016-04-11
    listed $82,900

    Show marketing remark (448 chars)

    Beautiful two story home with original wood work and two sets of pocket doors. Living room and Family room – Formal dining just off kitchen. 4 bedroom two full baths – master suite with private bath upstairs. Down stairs bedroom has full bath adjoining. Functional kitchen with laundry close by. Don’t miss the beautiful front porch and a rear deck overlooking large green space PLUS a detached garage with concrete and electric.

22. 2013-11-18
    soldstatus $69,373
23. 2012-09-05
    soldstatus $86,500
24. 2012-08-29
    soldstatus $86,500
25. 2012-08-21
    listed $86,500
26. 2011-09-27
    soldstatus $84,900
27. 2011-07-08
    historical
28. 2011-04-08
    listed $84,900
29. 2008-09-18
    historical
30. 2008-09-17
    historical
31. 2008-06-17
    listed $94,500
32. 2008-06-17
    listed $94,500
33. 2002-02-08
    soldstatus $49,500

ⓘ 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: $1,776 · $148/mo
• Projected year-2 tax: $2,018 · $168/mo
• Expected delta: +$242/yr (+$20/mo · 13.6%)

ⓘ 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: $16,899
• − Mortgage interest: −$8,117
• − Property taxes: −$1,776
• − Insurance: −$724
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − Depreciation: −$4,215
• Taxable loss: −$637
• Est. tax savings @ 24.0%: +$153
• After-tax cash flow: $1,884/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

+192.7% since first listed

19 events — show timeline

• 2026-05-14 Listed $144,900 WRIST
• 2016-08-05 Sold (Public Records) $82,900 Public Records
• 2016-07-19 Sold (MLS) $82,900 CBRMLS
• 2016-07-19 Sold (MLS) $82,900 CBRMLS
• 2016-04-11 Listed $82,900 CBRMLS
• 2016-04-11 Listed $82,900 WRIST
• 2016-04-11 Listed $82,900 CBRMLS
• 2013-11-18 Sold (Public Records) $69,373 Public Records
• 2012-09-05 Sold (Public Records) $86,500 Public Records
• 2012-08-29 Sold (MLS) $86,500 CBRMLS
• 2012-08-21 Listed $86,500 CBRMLS
• 2011-09-27 Sold (Public Records) $84,900 Public Records
• 2011-07-08 Listing Removed — WRIST
• 2011-04-08 Listed $84,900 WRIST
• 2008-09-18 Listing Removed — CBRMLS
• 2008-09-17 Listing Removed — WRIST
• 2008-06-17 Listed $94,500 WRIST
• 2008-06-17 Listed $94,500 CBRMLS
• 2002-02-08 Sold (Public Records) $49,500 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,776 · +10.6% YoY. Source: county tax records.