596 Bigelow Rd · Mansfield, OH 44907

$450,000

2 bd · 1.0 ba · 8,272 sqft · Townhouse public records · 10 Days on market

Built 1938

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Why this score? — see what drove the F 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).

• 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
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Extremely well maintained brick 7-unit in the heart of Woodland. Built with concrete floors. Updates include boiler, 5 baths, windows, drive, sidewalks, carport flooring, landscaping, water-proofed basement, all roofing, tuck pointing. All halls and common areas in perfect condition. Basement with coin operated washer, dryer. Storage for tenant and carports. Many long-term tenants. Great rental history. Situated in a quiet residential area.

Key facts

• New boiler
• Newer roof
• Woodlawn area

Tags

• 7 UNIT APARTMENT BUILDING
• NEWER ROOF
• NEW BOILER
• COIN OPERATED LAUNDRY
• STRONG RENTAL HISTORY
• WOODLAWN AREA

Property features AI

Finance

• Other: Listing broker: Keller Williams Elevate; Listing agent: Tracy Jones, 419-612-8248
• Financial info: Annual tax: $3,670.68

Exterior

• Home design: Residential income property; Apartment; Commercial subtype listed
• Exterior features: Directions: Get on US-42 S from Claremont Ave; continue on US-42 S to Mansfield; continue on Davis Rd; drive to Bigelow Rd; turn right onto Davis Rd; turn right onto Bigelow Rd; destination will be on the right

Interior

• Heating & cooling: Has heating; Hot Water
• Interior features: Hot water heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $450k.

Deal economics

• At list price, monthly cash flow is $-2k ($-28k/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (74.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (77.5% below list).
• Recommended offer: $101k (77.5% below list) — sets the bar for 1% rule.
• Cap rate -0.0% vs local median 4.2% in Mansfield — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 56 active listings in the ZIP; 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 $3k of loan paydown is wiped out by about $14k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 5y 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 $315k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,047 (77.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.22% ✗
• Cap rate: -0.00%
• Cash-on-cash: -22.48%
• DSCR: -0.00
• GRM: 37.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -64.8%
• Equity multiple: -0.77×
• Total profit: $-223,238
• Equity at exit: $67,096

10-year hold

• IRR: —
• Equity multiple: -2.08×
• Total profit: $-387,825
• Equity at exit: $38,908

Cash invested: $126,000 (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: 56
• Price-to-rent: 37.1×

Monthly cashflow live

• Estimated rent: $1,010 medium
• Mortgage (P&I): −$2,360
• Tax from tax record: −$612 /mo · $7,341/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $-2,361

Break-even live

Break-even rent $3,999

Max offer price $115,511

Occupancy floor —

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-15
   statusdays on market $450,000 Pending 10 DOM
2. 2026-06-14
   days on market $450,000 Active 9 DOM
3. 2026-06-12
   days on market $450,000 Active 8 DOM
4. 2026-06-09
   days on market $450,000 Active 5 DOM
5. 2026-06-08
   days on market $450,000 Active 4 DOM
6. 2026-06-07
   days on market $450,000 Active 3 DOM
7. 2026-06-05
   remarks 699-char remark
8. 2026-06-05
   listed $450,000 Active 1 DOM

ⓘ 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: $7,341 · $612/mo
• Projected year-2 tax: $7,341 · $612/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,126
• − Mortgage interest: −$25,207
• − Property taxes: −$7,341
• − Insurance: −$2,250
• − Repairs & maintenance: −$970
• − Management: −$970
• − Depreciation: −$13,091
• Taxable loss: −$37,704
• Est. tax savings @ 24.0%: +$9,049
• After-tax cash flow: $-19,281/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

+221.4% since first listed

16 events — show timeline

• 2026-06-04 Listed $450,000 MARMLS
• 2025-09-11 Price Changed $425,000 MARMLS
• 2025-06-30 Price Changed $449,900 MARMLS
• 2025-04-25 Price Changed $475,000 MARMLS
• 2025-03-17 Listed $499,000 MARMLS
• 2024-04-10 Rental Removed $650 APPFOLIO
• 2024-04-04 Listed for Rent $650 APPFOLIO
• 2024-03-24 Rental Removed $650 APPFOLIO
• 2024-03-13 Listed for Rent $650 APPFOLIO
• 2024-01-07 Rental Removed $650 APPFOLIO
• 2023-12-21 Listed for Rent $650 APPFOLIO
• 2023-07-13 Rental Removed — APPFOLIO
• 2021-03-29 Sold (Public Records) $315,000 Public Records
• 2021-03-26 Sold (MLS) $315,000 MARMLS
• 2021-02-25 Listed $299,900 MARMLS
• 1994-09-30 Sold (Public Records) $140,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $7,341 · +0.3% YoY. Source: county tax records.