519 S Diamond St · Mansfield, OH 44900

$35,900

2 bd · 1.0 ba · 728 sqft · SingleFamily public records · 2 Days on market

Built 1940 0.37 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

super cute single family ranch - uses include first timer home or awesome rental property. Move in at closing . newer flooring and interior paint shows well. No Escalation ClauseOwner is broker in the state of Ohio

Key facts

• 0.37 acre lot
• Built 1940
• Listed 2 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $36k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($718 rent vs $36k).
• Cap rate 17.0% 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: 1 active listings in the ZIP; 5 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).

Forward outlook

• In year one you build about $1k of equity ($248 loan paydown + $1k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago; this cycle's ask is 4687% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $35,900

Questions for the listing agent

1. Built in 1940 — 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: 2.00% ✓
• Cap rate: 16.96%
• Cash-on-cash: 38.09%
• DSCR: 2.69
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $109,928
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
352 Remy Ave	0.38mi	2/1.0	768 (+6%)	0mo	$120,000	$156	73
231 Reform St	0.26mi	2/1.0	728 (0%)	23mo	$163,000	$224	69
184 Mason St	0.42mi	2/1.0	672 (-8%)	10mo	$90,000	$134	60
34 W Raleigh Ave	0.64mi	2/1.0	795 (+9%)	0mo	$120,000	$151	54
33 Chilton Ave	0.68mi	2/1.0	772 (+6%)	7mo	$102,000	$132	53

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: 43.6%
• Equity multiple: 3.45×
• Total profit: $24,659
• Equity at exit: $16,142

10-year hold

• IRR: 43.5%
• Equity multiple: 6.90×
• Total profit: $59,322
• Equity at exit: $24,877

Cash invested: $10,052 (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 44900

• Active inventory: 1
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $718 high
• Mortgage (P&I): −$188
• Tax from tax record: −$45 /mo · $543/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$151
• Net cashflow: $319

Break-even live

Break-even rent $315

Max offer price $35,900

Occupancy floor 51%

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: $8,975
• Closing costs: $1,077
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Winwood Dr Mansfield, OH	2.0	1.0	700	$725	$1.04	43d	1	0.78mi
135 E Cook Rd Mansfield, OH	1.0–2.0	1.0	554	$850	$1.53	43d	10	0.92mi
383 Wood St Mansfield, OH	1.0	1.0	500	$625	$1.25	43d	1	1.00mi
140 Wood St Mansfield, OH	1.0	1.0	487	$700	$1.44	43d	1	1.17mi
131 Pleasant Ave Unit A Mansfield, OH	1.0	1.0	550	$650	$1.18	43d	1	1.24mi

Listing history 6 events

1. 2024-04-23
   historical $750
2. 2024-04-10
   listed $750
3. 2024-03-22
   status Pending
4. 2024-03-19
   listed $35,900 Active
5. 2015-02-03
   soldstatus $84,800
6. 2000-06-19
   soldstatus $23,000

ⓘ 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: $543 · $45/mo
• Projected year-2 tax: $552 · $46/mo
• Expected delta: +$8/yr (+$1/mo · 1.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $8,621
• − Mortgage interest: −$2,011
• − Property taxes: −$543
• − Insurance: −$180
• − Repairs & maintenance: −$690
• − Management: −$690
• − Depreciation: −$1,044
• Taxable income: $3,464
• Est. tax owed @ 24.0%: −$831
• After-tax cash flow: $2,998/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+56.1% since first listed

6 events — show timeline

• 2024-04-23 Rental Removed $750 TURBOTENANT
• 2024-04-10 Listed for Rent $750 TURBOTENANT
• 2024-03-22 Pending — FAOR
• 2024-03-19 Listed $35,900 FAOR
• 2015-02-03 Sold (Public Records) $84,800 Public Records
• 2000-06-19 Sold (Public Records) $23,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $543 · +0.0% YoY. Source: county tax records.