26 Maple Pl · Mansfield, OH 44907

$39,000

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 22 Days on market

Built 1930

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investor special with strong upside potential in Mansfield! This opportunity is perfect for investors, flippers, or buyers looking for their next renovation project. Property needs significant interior updates and repairs but offers solid potential to add value. Convenient location near local amenities, shopping, and major routes. Being sold as-is. Bring your vision and contractor.

Key facts

• Major routes
• Convenient location
• Local amenities

Tags

• SIGNIFICANT INTERIOR UPDATES
• CONVENIENT LOCATION
• LOCAL AMENITIES
• MAJOR ROUTES

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single-family residential property
• Construction: Vinyl siding construction
• Exterior features: Composition roof; Vinyl siding

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Eat-in kitchen; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $38k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.8% 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: 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: 57 active listings in the ZIP; 9 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $270 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($38k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $38,415 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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: 2.61% ✓
• Cap rate: 22.80%
• Cash-on-cash: 58.95%
• DSCR: 3.62
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $105,336
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
273 Hammond Ave	0.19mi	3/1.0	1,092 (+3%)	3mo	$134,900	$124	84
151 Grover Ave	0.34mi	3/1.0	1,029 (-3%)	3mo	$128,900	$125	76
201 Walter Ave	0.39mi	2/2.0 (-1)	1,056 (-1%)	0mo	$156,900	$149	71
146 E 1st St	0.42mi	3/1.5	1,112 (+4%)	1mo	$41,000	$37	70
151 Ohio St	0.24mi	2/1.0 (-1)	1,126 (+6%)	5mo	$68,000	$60	70
260 Dale Ave	0.57mi	3/1.0	1,008 (-5%)	2mo	$65,000	$64	63
130 E Arch St	0.33mi	4/1.0 (+1)	1,176 (+10%)	6mo	$72,500	$62	57
183 E First St	0.49mi	3/1.0	1,176 (+10%)	3mo	$89,900	$76	57
512 Harter Ave	0.61mi	2/1.0 (-1)	1,000 (-6%)	0mo	$98,500	$99	56
530 Wood St	0.74mi	3/2.0	1,126 (+6%)	0mo	$160,000	$142	52
323 E 1st St	0.73mi	2/1.0 (-1)	984 (-8%)	3mo	$148,000	$150	46
209 Second	0.58mi	2/1.0 (-1)	1,212 (+14%)	5mo	$60,000	$50	40

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: 57.6%
• Equity multiple: 3.55×
• Total profit: $27,858
• Equity at exit: $5,815

10-year hold

• IRR: 62.5%
• Equity multiple: 7.26×
• Total profit: $68,307
• Equity at exit: $3,372

Cash invested: $10,920 (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 44907

• Active inventory: 57
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,018 high
• Mortgage (P&I): −$205
• Tax from tax record: −$47 /mo · $561/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $536

Break-even live

Break-even rent $339

Max offer price $39,000

Occupancy floor 42%

Sensitivity live

Price	-10% $558	-5% $547	+0% $536	+5% $525	+10% $514
Rent	-10% $456	-5% $496	+0% $536	+5% $577	+10% $617
Rate	-1.0pp $556	-0.5pp $546	base $536	+0.5pp $526	+1.0pp $516

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
147 Ford St Mansfield, OH	3.0	1.5	1286	$995	$0.77	46d	1	0.39mi
243 W 1st St Mansfield, OH	4.0	1.0	1470	$1,195	$0.81	46d	1	0.50mi
19 State St Mansfield, OH	3.0	1.0	1040	$995	$0.96	46d	1	0.55mi
100 Winwood Dr Mansfield, OH	2.0	1.0	700	$725	$1.04	46d	1	0.79mi
275 Cliffbrook Dr Mansfield, OH	2.0	1.5	1200	$925	$0.77	46d	1	1.16mi
282 Cliffbrook Dr Mansfield, OH	3.0	1.0	912	$1,395	$1.53	46d	1	1.19mi
520 Lida St Mansfield, OH	3.0	1.0	1300	$850	$0.65	46d	1	1.46mi
896 Brookfield Dr Mansfield, OH	2.0	1.0	770	$795	$1.03	46d	1	1.48mi
454 Parnell Dr Mansfield, OH	2.0	1.0	757	$795	$1.05	46d	1	1.49mi

Listing history 17 events

1. 2026-06-19
   days on market $39,000 Active 22 DOM
2. 2026-06-18
   days on market $39,000 Active 21 DOM
3. 2026-06-17
   days on market $39,000 Active 20 DOM
4. 2026-06-16
   days on market $39,000 Active 19 DOM
5. 2026-06-15
   days on market $39,000 Active 18 DOM
6. 2026-06-14
   days on market $39,000 Active 16 DOM
7. 2026-06-12
   days on market $39,000 Active 15 DOM
8. 2026-06-09
   days on market $39,000 Active 12 DOM
9. 2026-06-08
   days on market $39,000 Active 11 DOM
10. 2026-06-07
    days on market $39,000 Active 10 DOM
11. 2026-06-05
    days on market $39,000 Active 7 DOM
12. 2026-06-03
    days on market $39,000 Active 6 DOM
13. 2026-06-02
    days on market $39,000 Active 5 DOM
14. 2026-06-01
    days on market $39,000 Active 4 DOM
15. 2026-05-31
    days on market $39,000 Active 3 DOM
16. 2026-05-30
    days on market $39,000 Active 2 DOM
17. 2026-05-28
    listed $39,000 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: $561 · $47/mo
• Projected year-2 tax: $585 · $49/mo
• Expected delta: +$24/yr (+$2/mo · 4.2%)

ⓘ 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: $12,211
• − Mortgage interest: −$2,185
• − Property taxes: −$561
• − Insurance: −$195
• − Repairs & maintenance: −$977
• − Management: −$977
• − Depreciation: −$1,135
• Taxable income: $6,183
• Est. tax owed @ 24.0%: −$1,484
• After-tax cash flow: $4,953/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 County · 43,943 people
• City population: 16,349
• Metro: Mansfield, OH
• Population (ZIP): 16,349
• Household income: $48,008
• Rent vs Own: 46.3% rent · 53.7% own
• Severe rent burden: 637.0

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 (76%)
• Race & ethnicity: White 76% Black 13% Two or more races 8% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 2% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1% German/W. Germanic 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: ▼ -137.54%
• Current HPI: 239.2549
• Rent YoY: —
• Metro: Mansfield, 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

• 2026-05-28 Listed $39,000 MARMLS

Property tax history

+0.8%/yr

Latest (2025): $561 · +388.5% YoY. Source: county tax records.