519 Straub Rd W · Mansfield, OH 44904

$259,900

4 bd · 3.0 ba · — sqft · MultiFamily · 30 Days on market

Built 1993 Fair condition 10,798 sqft lot

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Why this score? — see what drove the C- 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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 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 MLS

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. 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

Finance

• Financial info: Tenant pays all utilities

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Two-story home; Built per public records
• Construction: Brick, block, and vinyl siding exterior; Asphalt/fiberglass roof; Slab foundation
• Exterior features: Back yard fencing

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Heating & cooling: Baseboard electric heating; Has heating
• Interior features: Updated/remodeled condition; Total of 8 rooms

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $260k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive. Per door: $199/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $256k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: 62 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).
• At $2,778/mo this rent would consume 53% of the median local household income ($62k/yr) (locally 237% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• 6 sale attempts since 10y 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 $115k; list at $260k implies a 126% gain — meaningful room to come down on a strong offer.

Recommended offer $256,001 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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: 1.07% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.57%
• DSCR: 1.29
• GRM: 7.8

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	—	68
1813 Sawmill Pl	0.41mi	4/4.0	—	6mo	$235,000	—	59
1809 S Sawmill Pl	0.41mi	4/2.0	—	8mo	$299,900	—	58
1947 Richwood Dr	0.55mi	4/3.0	—	5mo	$234,000	—	57
1818-1820 Sawmill Pl #1820	0.45mi	4/—	2,768	18mo	$251,888	$91	52
640 Kirkwood Dr	0.65mi	4/2.0	—	6mo	$212,000	—	48
716 Greenfield Dr	0.67mi	4/4.0	—	9mo	$249,900	—	45

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-16,692
• Equity at exit: $38,752

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $18,318
• 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 44904

• Active inventory: 62
• Price-to-rent: 15.6×

Monthly cashflow live

• Estimated rent: $2,778 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,898/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $399

Break-even live

Break-even rent $2,274

Max offer price $259,900

Occupancy floor 81%

Sensitivity live

Price	-10% $578	-5% $488	+0% $399	+5% $309	+10% $219
Rent	-10% $179	-5% $289	+0% $399	+5% $508	+10% $618
Rate	-1.0pp $529	-0.5pp $465	base $399	+0.5pp $331	+1.0pp $263

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$2,778
Total (2 units)			$2,778

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 11 events

1. 2026-06-21
   days on market $259,900 Active 30 DOM
2. 2026-06-18
   days on market $259,900 Active 28 DOM
3. 2026-06-17
   days on market $259,900 Active 27 DOM
4. 2026-06-16
   days on market $259,900 Active 26 DOM
5. 2026-06-15
   days on market $259,900 Active 25 DOM
6. 2026-06-13
   days on market $259,900 Active 23 DOM
7. 2026-06-12
   days on market $259,900 Active 22 DOM
8. 2026-06-09
   days on market $259,900 Active 19 DOM
9. 2026-06-08
   days on market $259,900 Active 18 DOM
10. 2026-06-08
    remarks 256-char remark
11. 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: $33,336
• − Mortgage interest: −$14,558
• − Property taxes: −$3,898
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,667
• − Management: −$2,667
• − Depreciation: −$7,561
• Taxable income: $685
• Est. tax owed @ 24.0%: −$164
• After-tax cash flow: $4,618/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 · 13 photos

Fair 50/100 Moderate rehab

The home is in fair condition with some repairs and maintenance needed. The roof, exterior siding, and windows are in poor condition and need major repairs. The interior walls, kitchen, and bathrooms could be updated for a more modern look. The home has a good location and could be improved with some landscaping and updates to the interior and exterior.

Repairs flagged

• Major roof — The roof shows signs of wear and tear, indicating a major repair is needed.
• Major exterior siding — The exterior siding shows signs of wear and tear, indicating a major repair is needed.
• Major windows — The windows show signs of wear and tear, indicating a major repair is needed.

Value-add opportunities

• Resale Paint the interior walls — Painting the interior walls can make the home look more modern and fresh, which can increase its resale value.
• Resale Update the kitchen countertops and flooring — Updating the kitchen countertops and flooring can make the home look more modern and fresh, which can increase its resale value.
• Resale Update the bathrooms countertops and flooring — Updating the bathrooms countertops and flooring can make the home look more modern and fresh, which can increase its resale value.
• Both Inspect and repair the roof — Inspecting and repairing the roof can prevent further damage and increase the home's overall value.
• Both Inspect and repair the exterior siding — Inspecting and repairing the exterior siding can prevent further damage and increase the home's overall value.
• Both Inspect and repair the windows — Inspecting and repairing the windows can prevent further damage and increase the home's overall value.
• Both Inspect and repair the HVAC and mechanical systems — Inspecting and repairing the HVAC and mechanical systems can prevent further damage and increase the home's overall value.
• Both Improve the landscaping — Improving the landscaping can make the home look more appealing and increase its overall value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof shows signs of wear and tear, indicating a major repair is needed.	Major	$15,000–50,000
exterior siding · The exterior siding shows signs of wear and tear, indicating a major repair is needed.	Major	$15,000–50,000
windows · The windows show signs of wear and tear, indicating a major repair is needed.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale Paint the interior walls — Painting the interior walls can make the home look more modern and fresh, which can increase its resale value. ↑
• Resale Update the kitchen countertops and flooring — Updating the kitchen countertops and flooring can make the home look more modern and fresh, which can increase its resale value. ↑
• Resale Update the bathrooms countertops and flooring — Updating the bathrooms countertops and flooring can make the home look more modern and fresh, which can increase its resale value. ↑
• Both Inspect and repair the roof — Inspecting and repairing the roof can prevent further damage and increase the home's overall value. ↑
• Both Inspect and repair the exterior siding — Inspecting and repairing the exterior siding can prevent further damage and increase the home's overall value. ↑
• Both Inspect and repair the windows — Inspecting and repairing the windows can prevent further damage and increase the home's overall value. ↑
• Both Inspect and repair the HVAC and mechanical systems — Inspecting and repairing the HVAC and mechanical systems can prevent further damage and increase the home's overall value. ↑
• Both Improve the landscaping — Improving the landscaping can make the home look more appealing and increase its overall 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: Richland County · 43,943 people
• City population: 16,349
• Metro: Mansfield, OH
• Population (ZIP): 13,450
• Household income: $62,364
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 237.0

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 (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4% Italian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% French/Haitian/Cajun 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: ▼ -130.61%
• Current HPI: 203.175
• 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

+116.8% since first listed

9 events — show timeline

• 2026-05-21 Listed $259,900 ABOR
• 2026-05-21 Listed $259,900 MLSNOW
• 2024-03-27 Relisted — MARMLS
• 2023-10-23 Price Changed $254,900 MARMLS
• 2023-10-23 Price Changed $254,900 ABOR
• 2023-09-26 Listed $269,900 ABOR
• 2023-09-26 Listed $269,900 MARMLS
• 2016-11-21 Sold (MLS) $115,000 MARMLS
• 2016-09-01 Listed $119,900 MARMLS