545 Johns Ave · Mansfield, OH 44903

$60,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 1 Days on market

Built 1925 Est $69k · 13% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +13.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This house is a 3 br 1 bath. It also has a large size family room, dining room, and kitchen! Also has a basement with washer and dryer hookups. Included is two land properties that go with the house.

Key facts

• Kitchen
• Basement
• Dining room

Tags

• LARGE SIZE FAMILY ROOM
• DINING ROOM
• KITCHEN
• BASEMENT
• WASHER AND DRYER HOOKUPS
• TWO LAND PROPERTIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($912 rent vs $60k).
• Cap rate 12.7% vs local median 4.2% 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: 122 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $415 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $3k; list at $60k implies a 1969% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1925 — 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: 1.52% ✓
• Cap rate: 12.70%
• Cash-on-cash: 22.87%
• DSCR: 2.02
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $68,796
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
371 Bell St	0.33mi	2/1.0 (-1)	1,080 (-1%)	6mo	$49,000	$45	72
452 Daisy St	0.41mi	3/1.0	1,064 (-3%)	8mo	$103,000	$97	70
587 Springmill St	0.27mi	3/1.0	1,001 (-8%)	11mo	$75,000	$75	64
217 Crestline Ave	0.28mi	2/1.0 (-1)	1,056 (-3%)	19mo	$63,000	$60	60
497 Grant St	0.15mi	3/1.0	1,250 (+14%)	11mo	$65,000	$52	60
569 Mcpherson St	0.60mi	3/1.0	1,056 (-3%)	15mo	$125,000	$118	54
444 W 6th St	0.68mi	3/1.0	994 (-9%)	1mo	$79,000	$79	53
195 N Benton St	0.67mi	2/1.0 (-1)	1,084 (-1%)	14mo	$66,000	$61	51
219 Coul St	0.70mi	3/2.0	1,036 (-5%)	17mo	$65,000	$63	41
135 Vale Ave	0.39mi	3/1.0	1,243 (+14%)	22mo	$75,000	$60	40
507 Howard St	0.46mi	3/1.0	1,250 (+14%)	20mo	$56,000	$45	38
215 Penn Ave	0.73mi	3/1.0	1,212 (+11%)	19mo	$80,000	$66	31

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: 15.8%
• Equity multiple: 1.64×
• Total profit: $10,671
• Equity at exit: $8,946

10-year hold

• IRR: 24.4%
• Equity multiple: 3.12×
• Total profit: $35,566
• Equity at exit: $5,188

Cash invested: $16,800 (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: 122
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $912 high
• Mortgage (P&I): −$315
• Tax from tax record: −$61 /mo · $728/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $320

Break-even live

Break-even rent $507

Max offer price $60,000

Occupancy floor 60%

Sensitivity live

Price	-10% $354	-5% $337	+0% $320	+5% $303	+10% $286
Rent	-10% $248	-5% $284	+0% $320	+5% $356	+10% $392
Rate	-1.0pp $350	-0.5pp $335	base $320	+0.5pp $305	+1.0pp $289

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.20mi
454 Parnell Dr Mansfield, OH	2.0	1.0	757	$795	$1.05	44d	1	0.38mi
640 King St Mansfield, OH	1.0–3.0	1.0	938	$1,100	$1.17	44d	11	0.71mi
750 Burns St Unit A6 Mansfield, OH	2.0	1.0	960	$950	$0.99	44d	1	0.91mi
776 King St Unit B7 Mansfield, OH	2.0	1.0	960	$950	$0.99	44d	1	0.93mi
243 W 1st St Mansfield, OH	4.0	1.0	1470	$1,195	$0.81	44d	1	1.22mi

Listing history 1 events

1. 2016-10-26
   soldstatus $2,900

ⓘ 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: $728 · $61/mo
• Projected year-2 tax: $832 · $69/mo
• Expected delta: +$104/yr (+$9/mo · 14.3%)

ⓘ 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: $10,944
• − Mortgage interest: −$3,361
• − Property taxes: −$728
• − Insurance: −$300
• − Repairs & maintenance: −$875
• − Management: −$875
• − Depreciation: −$1,745
• Taxable income: $3,058
• Est. tax owed @ 24.0%: −$734
• After-tax cash flow: $3,108/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

1 event — show timeline

• 2016-10-26 Sold (Public Records) $2,900 Public Records

Property tax history

+1.4%/yr

Latest (2025): $728 · -2.2% YoY. Source: county tax records.