1210 Boyle Rd · Mansfield, OH 44906

$84,900

2 bd · 1.0 ba · 693 sqft · SingleFamily public records · 4 Days on market

Built 1945 Est $86k · at est.

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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
• DSCR +10.0/10.0
• ARV discount +8.0/15.0
• 1% rule +7.7/10.0
• 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 MLS

Cute 2 bedroom and one spacious bath home located just minutes from route 30, shopping, and dinning. Galley kitchen with a door to the back deck , yard, and a nice size 2.5 car detached garage. Enclosed front porch great for a computer room or extra space. Ceramic tile throughout most the home. Great starter, retire, or Bachelor home, Don't pass it up.

Key facts

• Bungalow style ranch
• Sage-green cabinetry
• 2 garage spots

Tags

• BUNGALOW STYLE RANCH
• ENLARGED PRIMARY BEDROOM
• SPACIOUS WALK-IN CLOSET
• FULLY REMODELED FULL BATH
• REFRESHED GALLEY KITCHEN
• SAGE-GREEN CABINETRY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 10.8% 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: 117 active listings in the ZIP; 145 units permitted in Richland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 14y 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 $40k; list at $85k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,900

Questions for the listing agent

1. Built in 1945 — 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: 1.27% ✓
• Cap rate: 10.77%
• Cash-on-cash: 15.99%
• DSCR: 1.71
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $85,932
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1210 Boyle Rd	0.00mi	1/1.0 (-1)	693 (0%)	1mo	$85,900	$124	94
593 Dean Rd	0.12mi	2/1.0	688 (-1%)	11mo	$75,000	$109	84
502 Hanna Rd	0.32mi	2/1.0	672 (-3%)	1mo	$18,000	$27	79
1154 Boyle Rd	0.11mi	2/1.0	604 (-13%)	11mo	$90,000	$149	65
997 Benedict Ave	0.41mi	2/1.0	750 (+8%)	15mo	$115,000	$153	54
985 Belmont Ave	0.52mi	2/1.0	750 (+8%)	15mo	$90,000	$120	50
1134 Fairfax Ave	0.50mi	2/1.0	784 (+13%)	8mo	$62,000	$79	48
934 Fairfax Ave	0.60mi	3/1.0 (+1)	720 (+4%)	16mo	$140,000	$194	48
933 Fairfax Ave	0.62mi	3/1.0 (+1)	768 (+11%)	1mo	$120,000	$156	47
1074 NW Wade Dr	0.74mi	2/1.0	764 (+10%)	2mo	$79,350	$104	47

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: 6.9%
• Equity multiple: 1.27×
• Total profit: $6,405
• Equity at exit: $12,659

10-year hold

• IRR: 16.2%
• Equity multiple: 2.32×
• Total profit: $31,492
• Equity at exit: $7,341

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 44906

• Home prices YoY: -23.9%
• Active inventory: 117
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,074 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$51 /mo · $615/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $317

Break-even live

Break-even rent $673

Max offer price $84,900

Occupancy floor 66%

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: —

Listing history 14 events

1. 2026-04-09
   status Pending
2. 2026-04-08
   status Active
3. 2026-04-08
   status Pending
4. 2026-04-05
   listed $84,900 Active
5. 2022-09-22
   soldstatus $40,000 354-char remark

   Show marketing remark (354 chars)

   Cute 2 bedroom and one spacious bath home located just minutes from route 30, shopping, and dinning. Galley kitchen with a door to the back deck , yard, and a nice size 2.5 car detached garage. Enclosed front porch great for a computer room or extra space. Ceramic tile throughout most the home. Great starter, retire, or Bachelor home, Don't pass it up.

6. 2022-07-12
   listed $49,900 354-char remark

   Show marketing remark (354 chars)

   Cute 2 bedroom and one spacious bath home located just minutes from route 30, shopping, and dinning. Galley kitchen with a door to the back deck , yard, and a nice size 2.5 car detached garage. Enclosed front porch great for a computer room or extra space. Ceramic tile throughout most the home. Great starter, retire, or Bachelor home, Don't pass it up.

7. 2012-06-25
   soldstatus $10,500 291-char remark

   Show marketing remark (291 chars)

   WOW reduced again! 2 bedrooms and a spacious bath home. Galley kitchen with a door to the back yard and 2 car detached garage. Enclosed front porch great for a computer room or extra space. Ceramic tile throughout the home. Just the perfect place you have been looking for, Don't pass it up.

8. 2012-06-25
   soldstatus $10,500

   Show marketing remark (291 chars)

   WOW reduced again! 2 bedrooms and a spacious bath home. Galley kitchen with a door to the back yard and 2 car detached garage. Enclosed front porch great for a computer room or extra space. Ceramic tile throughout the home. Just the perfect place you have been looking for, Don't pass it up.

9. 2012-06-25
   soldstatus $10,500

   Show marketing remark (291 chars)

   WOW reduced again! 2 bedrooms and a spacious bath home. Galley kitchen with a door to the back yard and 2 car detached garage. Enclosed front porch great for a computer room or extra space. Ceramic tile throughout the home. Just the perfect place you have been looking for, Don't pass it up.

10. 2012-06-01
    listed $10,000 291-char remark

    Show marketing remark (291 chars)

    WOW reduced again! 2 bedrooms and a spacious bath home. Galley kitchen with a door to the back yard and 2 car detached garage. Enclosed front porch great for a computer room or extra space. Ceramic tile throughout the home. Just the perfect place you have been looking for, Don't pass it up.

11. 2012-05-23
    listed $10,000
12. 2012-03-06
    listed $15,000
13. 2008-05-21
    soldstatus $60,000
14. 2004-09-29
    soldstatus $48,000

ⓘ 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: $615 · $51/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$355/yr (+$30/mo · 57.7%)

ⓘ 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,891
• − Mortgage interest: −$4,756
• − Property taxes: −$615
• − Insurance: −$424
• − Repairs & maintenance: −$1,031
• − Management: −$1,031
• − Depreciation: −$2,470
• Taxable income: $2,564
• Est. tax owed @ 24.0%: −$615
• After-tax cash flow: $3,187/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): 17,059
• Household income: $51,358
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 13.7

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 (86%)
• Race & ethnicity: White 86% Black 5% Two or more races 4% Asian 2% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Serbian 3% Italian 2%
• Foreign-born: 3% · South Korea
• Languages at home: 95% English-only · German/W. Germanic 1% 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: ▼ -70.59%
• Current HPI: 224.6878
• 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

+76.9% since first listed

14 events — show timeline

• 2026-04-09 Pending — MARMLS
• 2026-04-08 Relisted — MARMLS
• 2026-04-08 Pending — MARMLS
• 2026-04-05 Listed $84,900 MARMLS
• 2022-09-22 Sold (MLS) $40,000 MARMLS
• 2022-07-12 Listed $49,900 MARMLS
• 2012-06-25 Sold (MLS) $10,500 MLSNOW
• 2012-06-25 Sold (MLS) $10,500 MARMLS
• 2012-06-25 Sold (MLS) $10,500 ABOR
• 2012-06-01 Listed $10,000 ABOR
• 2012-05-23 Listed $10,000 MARMLS
• 2012-03-06 Listed $15,000 MLSNOW
• 2008-05-21 Sold (Public Records) $60,000 Public Records
• 2004-09-29 Sold (Public Records) $48,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $615 · -2.2% YoY. Source: county tax records.