158 Ford St · Mansfield, OH 44902

$129,000

2 bd · 1.5 ba · 896 sqft · SingleFamily public records · 29 Days on market

Built 1900 Est $118k · 9% over

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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).

• Cash flow +10.1/30.0
• Appreciation +9.2/10.0
• Livability +3.8/5.0
• ARV discount +3.4/15.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +2.1/10.0

Listing remarks MLS

Don't hesitate to check this property out and see the possibilities. Ample living room, a second bathroom, and main-level laundry are a plus, not to mention the peaceful view out back. Room sizes are estimated.

Key facts

• Large vinyl windows
• Fresh paint
• New cabinetry

Tags

• MANSFIELD SCHOOL DISTRICT
• LARGE VINYL WINDOWS
• NEW CABINETRY
• NEW COUNTERTOPS
• FRESH PAINT
• MODERN LIGHTING

Property features AI

Exterior

• Parking: Concrete parking surface
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2 stories
• Construction: Vinyl siding construction
• Exterior features: Shed on the property; Composition roof

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Eat-in kitchen; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $-76 ($-908/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $91k (29.4% below list).
• Recommended offer: $91k (29.4% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: 30 active listings in the ZIP; 9 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; lower-income renter base — watch delinquency; 145 units permitted in Richland County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($32k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($892 loan paydown + $11k appreciation (8.4% 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 (8.4% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $16k; list at $129k implies a 719% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $91,095 (29.4% 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 1900 — 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. 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?
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: 0.71% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.51%
• DSCR: 0.89
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $118,272
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
148 Dale Ave	0.18mi	2/1.0	988 (+10%)	10mo	$58,000	$59	64
353 Home Ave	0.45mi	3/1.0 (+1)	864 (-4%)	6mo	$129,900	$150	61
260 Dale Ave	0.27mi	3/1.0 (+1)	1,008 (+12%)	2mo	$65,000	$64	58
34 W Raleigh Ave	0.52mi	2/1.0	795 (-11%)	0mo	$120,000	$151	55
133 Winwood Dr	0.74mi	2/2.0	864 (-4%)	3mo	$177,000	$205	55
26 Wolfe Ave	0.48mi	3/1.0 (+1)	945 (+6%)	9mo	$65,500	$69	54
352 Remy Ave	0.46mi	2/1.0	768 (-14%)	0mo	$120,000	$156	52
410 Birdcage Walk	0.49mi	3/1.0 (+1)	992 (+11%)	0mo	$90,000	$91	52
323 E 1st St	0.63mi	2/1.0	984 (+10%)	3mo	$148,000	$150	50
512 Harter Ave	0.69mi	2/1.0	1,000 (+12%)	0mo	$98,500	$99	46
33 Chilton Ave	0.58mi	2/1.0	772 (-14%)	7mo	$102,000	$132	42
151 Grover Ave	0.59mi	3/1.0 (+1)	1,029 (+15%)	3mo	$128,900	$125	38

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

Projected returns pro-forma

8.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 2.44×
• Total profit: $52,029
• Equity at exit: $101,995

10-year hold

• IRR: 17.8%
• Equity multiple: 5.28×
• Total profit: $154,697
• Equity at exit: $206,389

Cash invested: $36,120 (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 44902

• Home prices YoY: 2.9%
• Active inventory: 30
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $911 high
• Mortgage (P&I): −$676
• Tax from tax record: −$65 /mo · $781/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $-76

Break-even live

Break-even rent $1,007

Max offer price $115,638

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19 State St Mansfield, OH	3.0	1.0	1040	$995	$0.96	43d	1	0.37mi
100 Winwood Dr Mansfield, OH	2.0	1.0	700	$725	$1.04	43d	1	0.67mi
282 Cliffbrook Dr Mansfield, OH	3.0	1.0	912	$1,395	$1.53	43d	1	0.79mi
140 Wood St Mansfield, OH	1.0	1.0	487	$700	$1.44	43d	1	0.95mi
135 E Cook Rd Mansfield, OH	1.0–2.0	1.0	554	$850	$1.53	43d	10	1.03mi
131 Pleasant Ave Unit A Mansfield, OH	1.0	1.0	550	$650	$1.18	43d	1	1.08mi
896 Brookfield Dr Mansfield, OH	2.0	1.0	770	$795	$1.03	43d	1	1.12mi
38 Baldwin Ave Apt 3 Mansfield, OH	1.0	1.0	800	$800	$1.00	43d	1	1.30mi
46 Bartley Ave Unit 46 1/2 Mansfield, OH	1.0	1.0	800	$750	$0.94	43d	1	1.32mi

Listing history 19 events

1. 2026-06-19
   days on market $129,000 Active 29 DOM
2. 2026-06-18
   days on market $129,000 Active 28 DOM
3. 2026-06-17
   days on market $129,000 Active 27 DOM
4. 2026-06-16
   days on market $129,000 Active 26 DOM
5. 2026-06-15
   days on market $129,000 Active 25 DOM
6. 2026-06-14
   days on market $129,000 Active 23 DOM
7. 2026-06-12
   days on market $129,000 Active 22 DOM
8. 2026-06-09
   days on market $129,000 Active 19 DOM
9. 2026-06-08
   days on market $129,000 Active 18 DOM
10. 2026-06-07
    days on market $129,000 Active 17 DOM
11. 2026-06-05
    days on market $129,000 Active 14 DOM
12. 2026-06-03
    days on market $129,000 Active 13 DOM
13. 2026-06-02
    days on market $129,000 Active 12 DOM
14. 2026-06-01
    days on market $129,000 Active 11 DOM
15. 2026-05-31
    days on market $129,000 Active 10 DOM
16. 2026-05-30
    days on market $129,000 Active 9 DOM
17. 2026-05-21
    listed $129,000 Active
18. 2021-12-30
    soldstatus $15,750 210-char remark

    Show marketing remark (210 chars)

    Don't hesitate to check this property out and see the possibilities. Ample living room, a second bathroom, and main-level laundry are a plus, not to mention the peaceful view out back. Room sizes are estimated.

19. 2021-12-15
    listed $22,000 210-char remark

    Show marketing remark (210 chars)

    Don't hesitate to check this property out and see the possibilities. Ample living room, a second bathroom, and main-level laundry are a plus, not to mention the peaceful view out back. Room sizes are estimated.

ⓘ 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: $781 · $65/mo
• Projected year-2 tax: $1,396 · $116/mo
• Expected delta: +$616/yr (+$51/mo · 78.9%)

ⓘ 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: $10,931
• − Mortgage interest: −$7,226
• − Property taxes: −$781
• − Insurance: −$645
• − Repairs & maintenance: −$875
• − Management: −$875
• − Depreciation: −$3,753
• Taxable loss: −$3,222
• Est. tax savings @ 24.0%: +$773
• After-tax cash flow: $-134/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): 4,876
• Household income: $31,619
• Rent vs Own: 64.9% rent · 35.1% own
• Severe rent burden: 13.2

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 52% Black 35% Two or more races 10% Hispanic / Latino 5%
• Common ancestry: Italian 2% Serbian 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4% 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: ▲ 8.45%
• Current HPI: 302.035
• 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

+486.4% since first listed

3 events — show timeline

• 2026-05-21 Listed $129,000 MARMLS
• 2021-12-30 Sold (MLS) $15,750 MARMLS
• 2021-12-15 Listed $22,000 MARMLS

Property tax history

+2.1%/yr

Latest (2025): $781 · +0.0% YoY. Source: county tax records.