519521 Straub Rd · Mansfield, OH 44805

$259,900

4 bd · 2.0 ba · — sqft · MultiFamily · 30 Days on market

Built 1993 Average condition

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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 +11.6/30.0
• ARV discount +7.5/15.0
• Rent growth +4.3/5.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Very well maintained duplex. Newer carpet in both units. Tenants maintain the apartments well. Lovely wooded setting with two side by side units in a two story building. Each unit has a fenced back yard. Separate utilities and each unit has its own garage.

Key facts

• Separate utilities
• Fenced back yard
• Wooded setting

Tags

• WOODED SETTING
• FENCED BACK YARD
• SEPARATE UTILITIES
• TWO SIDE BY SIDE UNITS

Property features AI

Exterior

• Parking: Has garage; Concrete parking/driveway
• Utilities: Public water; Public sewer
• Home design: Multi-family residential income property; 2 total stories
• Construction: Brick and vinyl siding exterior

Interior

• Kitchen: Refrigerator; Oven; Range
• Bedrooms: Two 2-bedroom units
• Bathrooms: Two 1-bath units
• Heating & cooling: Baseboard heating
• Interior features: Refrigerator; Oven; Range

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $260k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-79 ($-953/yr) — negative. Per door: $-40/mo.
• To cash-flow at today's rent, offer at most $248k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (16.4% below list).
• Recommended offer: $217k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.3% 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-.
• Madison Local (suburban): math 48% / reading 56% proficiency, ranked #430 of 656 in OH (top 66%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+7.1%/yr); 125 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 145 units permitted in Richland County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.

Recommended offer $217,300 (16.4% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.84% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.31%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

No comps found within radius.

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
552 Bailey Dr	0.15mi	4/2.0	—	10mo	$239,000	—	72
1809 S Sawmill Pl	0.41mi	4/2.0	—	8mo	$299,900	—	62
1813 Sawmill Pl	0.41mi	4/4.0	—	6mo	$235,000	—	55
1947 Richwood Dr	0.55mi	4/3.0	—	5mo	$234,000	—	53
640 Kirkwood Dr	0.65mi	4/2.0	—	6mo	$212,000	—	52
1818-1820 Sawmill Pl #1820	0.45mi	4/—	2,768	18mo	$251,888	$91	52
716 Greenfield Dr	0.67mi	4/4.0	—	9mo	$249,900	—	41

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 · 7.07% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.48×
• Total profit: $-37,879
• Equity at exit: $38,752

10-year hold

• IRR: 0.3%
• Equity multiple: 1.03×
• Total profit: $1,974
• Equity at exit: $22,471

Cash invested: $72,772 (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 44805

• Rents YoY: 7.1%
• Active inventory: 125
• Price-to-rent: 19.9×

Monthly cashflow live

• Estimated rent: $2,173 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,898/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-79

Break-even live

Break-even rent $2,274

Max offer price $248,405

Occupancy floor 99%

Sensitivity live

Price	-10% $100	-5% $10	+0% $-79	+5% $-169	+10% $-259
Rent	-10% $-251	-5% $-165	+0% $-79	+5% $6	+10% $92
Rate	-1.0pp $51	-0.5pp $-13	base $-79	+0.5pp $-147	+1.0pp $-215

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,172
Total (2 units)			$2,173

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1194 Woodland Rd Mansfield, OH	4.0	2.0	2289	$1,850	$0.81	45d	1	1.26mi

Listing history 12 events

1. 2026-06-21
   days on market $259,900 Active 30 DOM
2. 2026-06-21
   days on market $259,900 Active 29 DOM
3. 2026-06-18
   days on market $259,900 Active 28 DOM
4. 2026-06-17
   days on market $259,900 Active 27 DOM
5. 2026-06-16
   days on market $259,900 Active 26 DOM
6. 2026-06-15
   days on market $259,900 Active 25 DOM
7. 2026-06-13
   days on market $259,900 Active 23 DOM
8. 2026-06-12
   days on market $259,900 Active 22 DOM
9. 2026-06-09
   days on market $259,900 Active 19 DOM
10. 2026-06-08
    days on market $259,900 Active 18 DOM
11. 2026-06-08
    remarks 256-char remark
12. 2026-06-08
    listed $259,900 Active 17 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 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: $26,076
• − Mortgage interest: −$14,558
• − Property taxes: −$3,898
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,086
• − Management: −$2,086
• − Depreciation: −$7,561
• Taxable loss: −$5,413
• Est. tax savings @ 24.0%: +$1,299
• After-tax cash flow: $346/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.

Condition & rehab AI · 14 photos

Average 55/100 Moderate rehab

The home is in average condition with some minor repairs and maintenance needed. It has a good location and a good layout, but it could benefit from some updates to increase its value.

Repairs flagged

• Minor Kitchen cabinets — Cabinets appear to be slightly worn and could benefit from a fresh coat of paint.
• Minor Living room carpet — Carpet appears to be slightly worn and could benefit from a fresh coat of paint.
• Minor Bathroom fixtures — Fixtures appear to be slightly worn and could benefit from a fresh coat of paint.

Value-add opportunities

• Resale Paint interior walls and trim — Fresh paint can make a significant difference in the home's appearance and value.
• Rental Clean and organize living room — A clean and organized living room can attract more tenants and increase rental value.
• Resale Clean and organize bathrooms — Clean and organized bathrooms can make a significant difference in the home's appearance and value.
• Resale Clean and organize kitchen — A clean and organized kitchen can make a significant difference in the home's appearance and value.
• Resale Clean and organize bedrooms — A clean and organized bedroom can make a significant difference in the home's appearance and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Cabinets appear to be slightly worn and could benefit from a fresh coat of paint.	Minor	$500–3,000
Living room carpet · Carpet appears to be slightly worn and could benefit from a fresh coat of paint.	Minor	$500–3,000
Bathroom fixtures · Fixtures appear to be slightly worn and could benefit from a fresh coat of paint.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Paint interior walls and trim — Fresh paint can make a significant difference in the home's appearance and value. ↑
• Rental Clean and organize living room — A clean and organized living room can attract more tenants and increase rental value. ↑
• Resale Clean and organize bathrooms — Clean and organized bathrooms can make a significant difference in the home's appearance and value. ↑
• Resale Clean and organize kitchen — A clean and organized kitchen can make a significant difference in the home's appearance and value. ↑
• Resale Clean and organize bedrooms — A clean and organized bedroom can make a significant difference in the home's appearance and value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Madison Local
• NCES district ID: 3904945
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 56% ▼ -6.00%
• Median HH income: $39,880
• Composite: 43.45/100
• National rank: #3007
• State rank: #430 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: Ashland County · 30,805 people
• City population: 16,349
• Metro: Ashland, OH
• Population (ZIP): 30,805
• Household income: $68,299
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 706.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Black 2% Hispanic / Latino 2%
• Common ancestry: Italian 2% Romanian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · German/W. Germanic 4% Spanish 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: ▼ -196.79%
• Current HPI: 201.96
• Rent YoY: ▲ 7.07%
• Metro: Ashland, OH
• 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

• 2026-05-21 Listed $259,900 MARMLS