344 W 5th St · Mansfield, OH 44903

$24,900

3 bd · 1.0 ba · 1,410 sqft · SingleFamily public records · 21 Days on market

Built 1880

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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

Charming single-family home in Mansfield! This 3-bedroom, 1-bathroom residence offers 1,410 sqft of living space on a 0.223-acre lot. Enjoy a spacious living area, functional kitchen, and comfortable bedrooms ? perfect for first-time buyers or investors. Conveniently located near local amenities, schools, and parks, this home combines classic appeal with practical living.

Key facts

• Functional kitchen
• Spacious living area
• Local amenities

Tags

• SINGLE-FAMILY HOME
• SPACIOUS LIVING AREA
• FUNCTIONAL KITCHEN
• COMFORTABLE BEDROOMS
• LOCAL AMENITIES
• SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $649 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $25k (1.5% below list) — sets the bar for market timing.
• Cap rate 37.6% 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: 122 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $172 of loan paydown is wiped out by about $747 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $25k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $24,526 (1.5% below list)

Questions for the listing agent

1. Built in 1880 — 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: 4.14% ✓
• Cap rate: 37.59%
• Cash-on-cash: 111.78%
• DSCR: 5.97
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $132,540
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Atcheson Ave	0.26mi	3/1.0	1,408 (-0%)	1mo	$132,500	$94	87
453 W Dickson Ave	0.28mi	3/1.0	1,352 (-4%)	2mo	$79,000	$58	78
282 W 5th St	0.12mi	3/2.0	1,480 (+5%)	5mo	$85,000	$57	78
108 S Stewart Ave	0.70mi	3/1.0	1,404 (-0%)	1mo	$85,000	$61	66
31 Parkwood Blvd	0.69mi	3/1.0	1,387 (-2%)	2mo	$170,000	$123	63
120 Gettings Pl	0.24mi	3/2.0	1,265 (-10%)	6mo	$65,000	$51	63
126 Dawson Ave	0.69mi	3/1.0	1,310 (-7%)	2mo	$142,500	$109	54
71 Dawson Ave	0.59mi	3/1.0	1,248 (-12%)	2mo	$165,000	$132	51
568 Garfield Pl	0.46mi	4/1.0 (+1)	1,613 (+14%)	1mo	$140,000	$87	48
72 Dawson Ave	0.61mi	3/2.0	1,248 (-12%)	4mo	$162,000	$130	45
133 S Stewart Ave	0.72mi	3/1.5	1,248 (-12%)	3mo	$170,000	$136	43
21 Glenwood Blvd	0.62mi	2/1.0 (-1)	1,232 (-13%)	5mo	$102,000	$83	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.36×
• Total profit: $37,342
• Equity at exit: $3,713

10-year hold

• IRR: —
• Equity multiple: 13.31×
• Total profit: $85,828
• Equity at exit: $2,153

Cash invested: $6,972 (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: 122
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,032 high
• Mortgage (P&I): −$131
• Tax from tax record: −$25 /mo · $299/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $649

Break-even live

Break-even rent $210

Max offer price $24,900

Occupancy floor 32%

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
243 W 1st St Mansfield, OH	4.0	1.0	1470	$1,195	$0.81	44d	1	0.49mi
520 Lida St Mansfield, OH	3.0	1.0	1300	$850	$0.65	44d	1	0.80mi
640 King St Mansfield, OH	1.0–3.0	1.0	938	$1,100	$1.17	44d	11	0.94mi
750 Burns St Unit A6 Mansfield, OH	2.0	1.0	960	$950	$0.99	44d	1	0.99mi
776 King St Unit B7 Mansfield, OH	2.0	1.0	960	$950	$0.99	44d	1	1.05mi
147 Ford St Mansfield, OH	3.0	1.5	1286	$995	$0.77	44d	1	1.33mi
19 State St Mansfield, OH	3.0	1.0	1040	$995	$0.96	44d	1	1.45mi

Listing history 9 events

1. 2026-03-27
   status Pending
2. 2026-03-23
   price $24,900
3. 2026-03-18
   price $29,900
4. 2026-03-13
   price $34,900
5. 2026-03-06
   listed $38,900 Active
6. 2011-03-16
   soldstatus $12,000
7. 2001-09-12
   soldstatus $10,000
8. 1999-03-12
   soldstatus $450,734
9. 1996-06-13
   soldstatus $8,500

ⓘ 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: $299 · $25/mo
• Projected year-2 tax: $344 · $29/mo
• Expected delta: +$45/yr (+$4/mo · 15.0%)

ⓘ 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: $12,385
• − Mortgage interest: −$1,395
• − Property taxes: −$299
• − Insurance: −$124
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$724
• Taxable income: $7,861
• Est. tax owed @ 24.0%: −$1,887
• After-tax cash flow: $5,907/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

+192.9% since first listed

9 events — show timeline

• 2026-03-27 Pending — MARMLS
• 2026-03-23 Price Changed $24,900 MARMLS
• 2026-03-18 Price Changed $29,900 MARMLS
• 2026-03-13 Price Changed $34,900 MARMLS
• 2026-03-06 Listed $38,900 MARMLS
• 2011-03-16 Sold (Public Records) $12,000 Public Records
• 2001-09-12 Sold (Public Records) $10,000 Public Records
• 1999-03-12 Sold (Public Records) $450,734 Public Records
• 1996-06-13 Sold (Public Records) $8,500 Public Records

Property tax history

-3.7%/yr

Latest (2025): $299 · -70.7% YoY. Source: county tax records.