823 W Mansfield St · New Washington, OH 44854

$175,000

3 bd · 2.0 ba · 1,352 sqft · SingleFamily public records · 5 Days on market

Built 1953 Est $211k · 17% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +9.5/30.0
• Schools +6.2/10.0
• Appreciation +4.7/10.0
• Livability +3.6/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0

Listing remarks

This beautifully kept 3-bedroom, 2-bathroom ranch offers the peace of the country with still being inside the city. Situated on two expansive parcels, this property is move-in ready and built for those who value both indoor comfort and outdoor utility. Rest easy knowing the heavy lifting has already been done. This home features high-ticket improvements for years of maintenance-free living such as newer metal roof and newer furnace with air-conditioning. Stay perfectly cozy in the winter and crisp in the summer with a modern, high-efficiency HVAC system.

Key facts

• Newer furnace
• Newer metal roof
• 2 garage spots

Tags

• NEWER METAL ROOF
• NEWER FURNACE
• HIGH EFFICIENCY HVAC SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-123 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (30.4% below list).
• Recommended offer: $122k (30.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#422 in OH) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Buckeye Central Local (rural): math 73% / reading 73% proficiency, ranked #123 of 656 in OH (top 19%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 4 active listings in the ZIP; 8 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $205 of equity ($1k loan paydown + $-1k appreciation (-0.6% local appreciation)).
• Crawford County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,788 (30.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1953 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.70% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.00%
• DSCR: 0.87
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $210,912
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
426 Jeffrey Dr	0.41mi	3/2.0	1,383 (+2%)	7mo	$215,900	$156	71

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

Projected returns pro-forma

-0.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.64×
• Total profit: $-17,663
• Equity at exit: $45,845

10-year hold

• IRR: -1.6%
• Equity multiple: 0.84×
• Total profit: $-7,862
• Equity at exit: $51,284

Cash invested: $49,000 (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 44854

• Home prices YoY: -0.3%
• Active inventory: 4
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,218 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$94 /mo · $1,130/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-123

Break-even live

Break-even rent $1,373

Max offer price $153,327

Occupancy floor —

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-28
   status Pending
2. 2026-04-22
   listed $175,000 Active

ⓘ 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: $1,130 · $94/mo
• Projected year-2 tax: $1,930 · $161/mo
• Expected delta: +$800/yr (+$67/mo · 70.8%)

ⓘ 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 ≥98°F today · 17 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: $14,615
• − Mortgage interest: −$9,803
• − Property taxes: −$1,130
• − Insurance: −$875
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$5,091
• Taxable loss: −$4,623
• Est. tax savings @ 24.0%: +$1,109
• After-tax cash flow: $-363/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: Buckeye Central Local
• NCES district ID: 3904650
• Math proficiency: 73% ▼ -7.00%
• Reading proficiency: 73% ▼ -7.00%
• Median HH income: $48,177
• Composite: 61.69/100
• National rank: #741
• State rank: #123 of 656 in OH

Livability — New Washington

• Score: 71/100
• State rank: #422
• US rank: #6915

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Washington, OH
• County: Crawford · 26,873 people
• Population (ZIP): 1,459
• Household income: $59,306
• Rent vs Own: 20.0% rent · 80.0% own
• Severe rent burden: 1.6

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 39,421 people
• By 2030: 37,656 · -4.5%
• By 2040: 34,043 · -13.6%
• By 2050: 30,617 · -22.3%
• By 2075: 23,652 · -40.0%
• By 2100: 17,786 · -54.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99% Hispanic / Latino 1%
• Common ancestry: Iranian 3% Serbian 2% Lithuanian 2%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+53.0) · D 23.1% · R 76.1%
• 2008→2024 swing: -33.9pp toward R · 2008: -19.0pp · 2024: -53.0pp
• All cycles: 2024: R+53.0 2020: R+50.9 2016: R+46.8 2012: R+22.7 2008: R+19.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.57%
• Current HPI: 192.0975
• 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

2 events — show timeline

• 2026-04-28 Pending — MARMLS
• 2026-04-22 Listed $175,000 MARMLS

Property tax history

+1.1%/yr

Latest (2025): $1,130 · -0.8% YoY. Source: county tax records.