346 Newman St · Mansfield, OH 44903

$99,900

4 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 83 Days on market

Built 1900 $78/sqft · 21% above area Est $83k · 21% 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 +20.6/30.0
• DSCR +6.5/10.0
• 1% rule +4.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very Nicely updated home sitting up on a Hill. 3 spacious bedrooms upstairs. Large living room, Dining Room (Which is being used as a very nice 4th bedroom currently) and applienced kitchen on the main floor. Home has a large covered front porch as well as a rear covered porch. Full basement. Seller will provide 1 year home warranty. Seller will also will be agreeable to make some FHA repairs (Must be negotiated)

Key facts

• Rear covered porch
• Large living room
• Full basement

Tags

• UPDATED HOME
• LARGE LIVING ROOM
• APPLIENCED KITCHEN
• LARGE COVERED FRONT PORCH
• REAR COVERED PORCH
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $94k (5.8% below list).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: crime D-, amenities D-, employment F.
• 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.
• Zoned schools: Malabar Intermediate School (math 17% / reading 29%, grade F, #1,233 of 1,584 statewide, top 78%, 762 students, 0% FRL); Mansfield Middle School (math 18% / reading 30%, grade F, #593 of 654 statewide, top 91%, 427 students, 0% FRL); Mansfield Senior High School (math 22% / reading 32%, grade F, #632 of 781 statewide, top 81%, 815 students, 0% FRL) — zoned schools average 0% FRL vs 80% district-wide (80 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 123 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).
• This rent is only 17% of the median local income ($65k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $100k implies a 520% 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 $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.94% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.70%
• DSCR: 1.25
• GRM: 8.8

CMA / ARV

• ARV (median comp): $82,629
• List price: $99,900
• Delta: 20.90%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 Auburn St	0.24mi	3/3.0 (-1)	1,310 (+2%)	5mo	$85,000	$65	67
328 Second Ave	0.32mi	3/1.0 (-1)	1,219 (-5%)	6mo	$86,000	$71	67
296 Newman St	0.10mi	4/1.0	1,126 (-12%)	12mo	$58,000	$52	65
484 Van Buren Ave	0.55mi	3/1.0 (-1)	1,312 (+2%)	1mo	$130,000	$99	65
382 Fourth Ave	0.51mi	3/1.0 (-1)	1,352 (+6%)	0mo	$87,000	$64	62
408 Grace St	0.42mi	3/1.0 (-1)	1,248 (-2%)	12mo	$150,350	$120	61
411 Grace St	0.44mi	4/1.5	1,420 (+11%)	3mo	$123,000	$87	57
395 Auburn St	0.40mi	4/2.0	1,152 (-10%)	7mo	$124,000	$108	55
360 Central Ave	0.43mi	3/1.0 (-1)	1,136 (-11%)	4mo	$120,000	$106	53
450 Vine St	0.61mi	3/1.0 (-1)	1,374 (+7%)	4mo	$139,900	$102	51
315 5th Ave	0.56mi	3/1.0 (-1)	1,380 (+8%)	12mo	$120,000	$87	46
156 Buckingham Ave	0.70mi	4/2.0	1,430 (+12%)	8mo	$156,000	$109	38

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-7,762
• Equity at exit: $14,895

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $3,995
• Equity at exit: $8,638

Cash invested: $27,972 (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 44903

• Home prices YoY: -27.7%
• Active inventory: 123
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $941 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$45 /mo · $545/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $133

Break-even live

Break-even rent $773

Max offer price $99,900

Occupancy floor 81%

Sensitivity live

Price	-10% $189	-5% $161	+0% $133	+5% $105	+10% $76
Rent	-10% $58	-5% $96	+0% $133	+5% $170	+10% $207
Rate	-1.0pp $183	-0.5pp $158	base $133	+0.5pp $107	+1.0pp $81

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
520 Lida St Mansfield, OH	3.0	1.0	1300	$850	$0.65	46d	1	0.73mi
243 W 1st St Mansfield, OH	4.0	1.0	1470	$1,195	$0.81	46d	1	1.19mi
39 Florence Ave #41 Mansfield, OH	5.0	1.0	1236	$800	$0.65	46d	1	1.34mi
147 Ford St Mansfield, OH	3.0	1.5	1286	$995	$0.77	46d	1	1.35mi

Listing history 24 events

1. 2026-06-22
   days on market $99,900 Active 83 DOM
2. 2026-06-21
   days on market $99,900 Active 82 DOM
3. 2026-06-19
   days on market $99,900 Active 80 DOM
4. 2026-06-18
   days on market $99,900 Active 79 DOM
5. 2026-06-17
   days on market $99,900 Active 78 DOM
6. 2026-06-16
   days on market $99,900 Active 77 DOM
7. 2026-06-15
   days on market $99,900 Active 76 DOM
8. 2026-06-14
   days on market $99,900 Active 74 DOM
9. 2026-06-12
   remarks 635-char remark
10. 2026-06-12
    days on market $99,900 Active 73 DOM
11. 2026-06-09
    days on market $99,900 Active 70 DOM
12. 2026-06-08
    days on market $99,900 Active 69 DOM
13. 2026-06-07
    days on market $99,900 Active 68 DOM
14. 2026-06-05
    days on market $99,900 Active 65 DOM
15. 2026-06-03
    days on market $99,900 Active 64 DOM
16. 2026-06-02
    days on market $99,900 Active 63 DOM
17. 2026-06-01
    days on market $99,900 Active 62 DOM
18. 2026-05-31
    days on market $99,900 Active 61 DOM
19. 2026-05-30
    days on market $99,900 Active 60 DOM
20. 2026-04-01
    listed $99,900 Active 416-char remark

    Show marketing remark (416 chars)

    Very Nicely updated home sitting up on a Hill. 3 spacious bedrooms upstairs. Large living room, Dining Room (Which is being used as a very nice 4th bedroom currently) and applienced kitchen on the main floor. Home has a large covered front porch as well as a rear covered porch. Full basement. Seller will provide 1 year home warranty. Seller will also will be agreeable to make some FHA repairs (Must be negotiated)

21. 2025-12-15
    price $99,000
22. 2025-10-16
    price $118,000
23. 2025-08-18
    listed $129,900 Active
24. 2020-10-15
    soldstatus $16,100

ⓘ 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: $545 · $45/mo
• Projected year-2 tax: $1,051 · $88/mo
• Expected delta: +$507/yr (+$42/mo · 93.1%)

ⓘ 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
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,297
• − Mortgage interest: −$5,596
• − Property taxes: −$545
• − Insurance: −$500
• − Repairs & maintenance: −$904
• − Management: −$904
• − Depreciation: −$2,906
• Taxable loss: −$57
• Est. tax savings @ 24.0%: +$14
• After-tax cash flow: $1,608/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): 26,804
• Household income: $65,421
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 9.5

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 (80%)
• Race & ethnicity: White 80% Two or more races 9% Black 9% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 2% Iranian 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · 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: ▼ -92.50%
• Current HPI: 241.9342
• 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

+520.5% since first listed

5 events — show timeline

• 2026-04-01 Listed $99,900 MARMLS
• 2025-12-15 Price Changed $99,000 MARMLS
• 2025-10-16 Price Changed $118,000 MARMLS
• 2025-08-18 Listed $129,900 MARMLS
• 2020-10-15 Sold (Public Records) $16,100 Public Records

Property tax history

-0.7%/yr

Latest (2025): $545 · -2.2% YoY. Source: county tax records.