1200 S Main St · Mansfield, OH 44907

$40,000

2 bd · 1.0 ba · 802 sqft · SingleFamily public records · 81 Days on market

Built 1880 $50/sqft · 76% below area

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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 MLS

Investor special! Fixer-upper on a quiet acre near the golf course, under 10 minutes to I-71. Property will require updates and repairs but offers a great layout and strong potential. Ideal for cash buyers or renovation projects. Private setting with room to improve and add value. Sold as-is.

Key facts

• Quiet acre
• Near golf course
• Private setting

Tags

• QUIET ACRE
• NEAR GOLF COURSE
• PRIVATE SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($888 rent vs $40k).
• Recommended offer: $38k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.2% 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: 57 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $277 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($38k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $37,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 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 1880 — 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. 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: 2.22% ✓
• Cap rate: 19.20%
• Cash-on-cash: 46.11%
• DSCR: 3.05
• GRM: 3.8

CMA / ARV

• ARV (median comp): $163,741
• List price: $40,000
• Delta: -75.57%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 43.3%
• Equity multiple: 2.87×
• Total profit: $20,939
• Equity at exit: $5,964

10-year hold

• IRR: 49.4%
• Equity multiple: 5.78×
• Total profit: $53,571
• Equity at exit: $3,458

Cash invested: $11,200 (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: 3.8×

Monthly cashflow live

• Estimated rent: $888 high
• Mortgage (P&I): −$210
• Tax from tax record: −$45 /mo · $541/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $430

Break-even live

Break-even rent $344

Max offer price $40,000

Occupancy floor 47%

Sensitivity live

Price	-10% $453	-5% $442	+0% $430	+5% $419	+10% $408
Rent	-10% $360	-5% $395	+0% $430	+5% $465	+10% $501
Rate	-1.0pp $451	-0.5pp $441	base $430	+0.5pp $420	+1.0pp $409

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
896 Brookfield Dr Mansfield, OH	2.0	1.0	770	$795	$1.03	45d	1	0.58mi
135 E Cook Rd Mansfield, OH	1.0–2.0	1.0	554	$850	$1.53	45d	10	0.67mi
282 Cliffbrook Dr Mansfield, OH	3.0	1.0	912	$1,395	$1.53	45d	1	0.95mi
100 Winwood Dr Mansfield, OH	2.0	1.0	700	$725	$1.04	45d	1	1.06mi
425 W Cook Rd Mansfield, OH	1.0	1.0	650	$800	$1.23	45d	1	1.10mi
19 State St Mansfield, OH	3.0	1.0	1040	$995	$0.96	45d	1	1.26mi

Listing history 18 events

1. 2026-06-21
   days on market $40,000 Active 81 DOM
2. 2026-06-19
   days on market $40,000 Active 79 DOM
3. 2026-06-18
   days on market $40,000 Active 78 DOM
4. 2026-06-17
   days on market $40,000 Active 77 DOM
5. 2026-06-16
   days on market $40,000 Active 76 DOM
6. 2026-06-15
   days on market $40,000 Active 75 DOM
7. 2026-06-14
   days on market $40,000 Active 73 DOM
8. 2026-06-12
   days on market $40,000 Active 72 DOM
9. 2026-06-09
   days on market $40,000 Active 69 DOM
10. 2026-06-08
    days on market $40,000 Active 68 DOM
11. 2026-06-07
    days on market $40,000 Active 67 DOM
12. 2026-06-05
    days on market $40,000 Active 64 DOM
13. 2026-06-03
    days on market $40,000 Active 63 DOM
14. 2026-06-02
    days on market $40,000 Active 62 DOM
15. 2026-06-01
    days on market $40,000 Active 61 DOM
16. 2026-05-31
    days on market $40,000 Active 60 DOM
17. 2026-05-30
    days on market $40,000 Active 59 DOM
18. 2026-04-01
    listed $40,000 Active 293-char remark

    Show marketing remark (293 chars)

    Investor special! Fixer-upper on a quiet acre near the golf course, under 10 minutes to I-71. Property will require updates and repairs but offers a great layout and strong potential. Ideal for cash buyers or renovation projects. Private setting with room to improve and add value. Sold as-is.

ⓘ 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: $541 · $45/mo
• Projected year-2 tax: $582 · $49/mo
• Expected delta: +$42/yr (+$3/mo · 7.7%)

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

Taxation est. · year 1

• Rental income: $10,661
• − Mortgage interest: −$2,241
• − Property taxes: −$541
• − Insurance: −$200
• − Repairs & maintenance: −$853
• − Management: −$853
• − Depreciation: −$1,164
• Taxable income: $4,810
• Est. tax owed @ 24.0%: −$1,154
• After-tax cash flow: $4,010/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

• 2026-04-01 Listed $40,000 MARMLS

Property tax history

+1.6%/yr

Latest (2025): $541 · -31.0% YoY. Source: county tax records.