124 Arthur Ave · Mansfield, OH 44903

$99,900

3 bd · 1.0 ba · 1,356 sqft · SingleFamily public records · 36 Days on market

Built 1930 $74/sqft · 56% above area

---

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 +27.6/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• 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

Welcome to 124 Arthur Avenue, a completely remodeled 3-bed, 1.5-bath home offering 1,356 sq ft in Mansfield City Schools. Major 2026 updates include a new roof, siding, windows, furnace, A/C, water heater, electrical panel & wiring, plumbing, and block basement windows—providing peace of mind with top-to-bottom improvements throughout. Inside features tall ceilings and an open-concept living, kitchen & dining area with all new flooring & carpet, cabinets, countertops, stainless steel appliances, light fixtures, interior doors, outlets & switches, plus fresh interior paint. Both bathrooms were remodeled in 2026 with updated vanities, toilets, mirrors, tubs &

Key facts

• New furnace
• New siding
• New water heater

Tags

• NEW ROOF
• NEW SIDING
• NEW WINDOWS
• NEW FURNACE
• NEW A/C
• NEW WATER HEATER

Property features AI

Exterior

• Parking: Concrete parking; Shared driveway
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Composition roof

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air; Forced air heating; Natural gas heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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-.
• 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; 4 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; list at $100k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.79%
• DSCR: 1.57
• GRM: 7.4

CMA / ARV

• ARV (median comp): $64,115
• List price: $99,900
• Delta: 55.81%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
175 S Mulberry St	0.26mi	3/1.5	1,405 (+4%)	3mo	$100,000	$71	77
453 W Dickson Ave	0.62mi	3/1.0	1,352 (-0%)	2mo	$79,000	$58	69
282 Vennum Ave	0.49mi	3/1.5	1,416 (+4%)	3mo	$94,000	$66	65
22 Small Ave	0.46mi	4/2.0 (+1)	1,394 (+3%)	3mo	$137,600	$99	63
487 Davey Ave	0.62mi	3/1.0	1,408 (+4%)	4mo	$136,000	$97	62
126 Dawson Ave	0.68mi	3/1.0	1,310 (-3%)	2mo	$142,500	$109	61
108 S Stewart Ave	0.74mi	3/1.0	1,404 (+4%)	1mo	$85,000	$61	59
71 Dawson Ave	0.66mi	3/1.0	1,248 (-8%)	2mo	$165,000	$132	54
133 S Stewart Ave	0.72mi	3/1.5	1,248 (-8%)	3mo	$170,000	$136	49
228 Bowland Rd	0.60mi	3/1.5	1,555 (+15%)	0mo	$207,000	$133	45
195 Hedges St	0.70mi	4/1.5 (+1)	1,483 (+9%)	1mo	$141,500	$95	43
183 E First St	0.71mi	3/1.0	1,176 (-13%)	3mo	$89,900	$76	42

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $2,758
• Equity at exit: $14,895

10-year hold

• IRR: 12.1%
• Equity multiple: 1.95×
• Total profit: $26,677
• Equity at exit: $8,638

Cash invested: $27,972 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,127 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$27 /mo · $321/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $298

Break-even live

Break-even rent $750

Max offer price $99,900

Occupancy floor 69%

Sensitivity live

Price	-10% $355	-5% $326	+0% $298	+5% $270	+10% $242
Rent	-10% $209	-5% $254	+0% $298	+5% $343	+10% $387
Rate	-1.0pp $348	-0.5pp $324	base $298	+0.5pp $272	+1.0pp $246

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.13mi
147 Ford St Mansfield, OH	3.0	1.5	1286	$995	$0.77	44d	1	0.77mi
19 State St Mansfield, OH	3.0	1.0	1040	$995	$0.96	44d	1	0.84mi
520 Lida St Mansfield, OH	3.0	1.0	1300	$850	$0.65	44d	1	1.25mi

Listing history 24 events

1. 2026-06-19
   days on market $99,900 Active 36 DOM
2. 2026-06-18
   days on market $99,900 Active 35 DOM
3. 2026-06-17
   days on market $99,900 Active 34 DOM
4. 2026-06-17
   price $99,900 Active 33 DOM
5. 2026-06-16
   days on market $109,900 Active 33 DOM
6. 2026-06-15
   days on market $109,900 Active 32 DOM
7. 2026-06-14
   days on market $109,900 Active 30 DOM
8. 2026-06-12
   pricedays on market $109,900 Active 29 DOM
9. 2026-06-09
   days on market $119,900 Active 26 DOM
10. 2026-06-08
    days on market $119,900 Active 25 DOM
11. 2026-06-07
    days on market $119,900 Active 24 DOM
12. 2026-06-05
    days on market $119,900 Active 21 DOM
13. 2026-06-03
    days on market $119,900 Active 20 DOM
14. 2026-06-02
    days on market $119,900 Active 19 DOM
15. 2026-06-01
    days on market $119,900 Active 18 DOM
16. 2026-05-31
    days on market $119,900 Active 17 DOM
17. 2026-05-30
    days on market $119,900 Active 16 DOM
18. 2026-05-14
    listed $119,900 Active 984-char remark
19. 2026-05-14
    listed $119,900 Active
20. 2026-05-14
    listed $119,900 Active
21. 2006-08-14
    soldstatus $53,500
22. 1998-04-09
    soldstatus $30,000
23. 1998-04-09
    soldstatus $14,000
24. 1991-07-12
    soldstatus $10,000

ⓘ 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: $321 · $27/mo
• Projected year-2 tax: $940 · $78/mo
• Expected delta: +$619/yr (+$52/mo · 192.5%)

ⓘ 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: $13,526
• − Mortgage interest: −$5,596
• − Property taxes: −$321
• − Insurance: −$500
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$2,906
• Taxable income: $2,038
• Est. tax owed @ 24.0%: −$489
• After-tax cash flow: $3,088/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

+899.0% since first listed

13 events — show timeline

• 2026-06-16 Price Changed $99,900 MLSNOW
• 2026-06-16 Price Changed $99,900 CBRMLS
• 2026-06-16 Price Changed $99,900 MARMLS
• 2026-06-09 Price Changed $109,900 MARMLS
• 2026-06-09 Price Changed $109,900 CBRMLS
• 2026-06-09 Price Changed $109,900 MLSNOW
• 2026-05-14 Listed $119,900 MARMLS
• 2026-05-14 Listed $119,900 CBRMLS
• 2026-05-14 Listed $119,900 MLSNOW
• 2006-08-14 Sold (Public Records) $53,500 Public Records
• 1998-04-09 Sold (Public Records) $14,000 Public Records
• 1998-04-09 Sold (Public Records) $30,000 Public Records
• 1991-07-12 Sold (Public Records) $10,000 Public Records

Property tax history

+20.3%/yr

Latest (2025): $321 · -44.5% YoY. Source: county tax records.