360 S Main St · West Mansfield, OH 43358

$100

4 bd · 1.0 ba · 1,804 sqft · SingleFamily public records · 43 Days on market

Built 1920 7,840 sqft lot

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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
• Cash flow +6.3/30.0
• Schools +5.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Outstanding Opportunity - Investment or Family Home! Offering two parcels in a desirable location with multiple possibilities. These properties will be offered using the Multi-Parcel Auction Method--bid on each tract individually and in combination, selling whichever way brings the highest return. Open House Thursday May 14th, and Thursday May 28th , 4:30-6:30 pm Tract 1 - Building Lot with Finished Garage (Parcel 07-083-08-08-018-000) 66' x 166' lot 28' x 28' garage - fully finished interior Propane furnace Two overhead doors (10'x8' and 8'x8') Separate 100-amp electric service Water currently supplied from Tract 2 (buyer responsible for separate s

Key facts

• 7,840 sq ft lot
• 2 garage spots
• Built 1920

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public sewer; Supplied water
• Home design: Single-family residence; Residential property built in 1920
• Construction: Vinyl siding; Cellar foundation
• Exterior features: Residential lot; Lot dimensions approximately 58 x 150

Interior

• Kitchen: Kitchen (12 x 12)
• Bedrooms: Bedroom (12 x 12)
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating
• Interior features: Wood-burning stove fireplace; Partial basement; 2 total rooms

🔨 Auction listing. The $100 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $215,050 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100.

Deal economics

• At list price, monthly cash flow is $-381 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100).
• Recommended offer: $97 (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#866 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Benjamin Logan Local (rural): math 64% / reading 66% proficiency, ranked #197 of 656 in OH (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Benjamin Logan Elementary School (math 64% / reading 69%, grade B+, #500 of 1,584 statewide, top 32%, 644 students, 28% FRL); Benjamin Logan Middle School (math 68% / reading 63%, grade A-, #186 of 654 statewide, top 29%, 503 students, 22% FRL); Benjamin Logan High School (math 47% / reading 72%, grade C+, #243 of 781 statewide, top 33%, 518 students, 18% FRL) — zoned schools at 23% FRL track the district average.
• Market conditions: 7 active listings in the ZIP; solid renter incomes; 121 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Logan County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($97) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3225.7% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97 (3.0% 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. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.65% ✗
• Cap rate: 4.16%
• Cash-on-cash: -7.60%
• DSCR: 0.66
• GRM: 12.8

CMA / ARV

• ARV (median comp): $215,050
• List price: $100
• Delta: -99.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
262 S Main St	0.10mi	4/1.0	1,756 (-3%)	2mo	$236,000	$134	89
431 W Center St	0.37mi	4/2.0	1,875 (+4%)	1mo	$189,900	$101	71
130 Vance St	0.25mi	4/2.0	1,812 (+0%)	19mo	$228,000	$126	68
247 W State St	0.20mi	3/1.0 (-1)	1,646 (-9%)	10mo	$197,500	$120	63
184 E Mann St	0.39mi	3/2.0 (-1)	1,782 (-1%)	10mo	$349,900	$196	62
289 E E Center St. St	0.33mi	4/2.0	1,552 (-14%)	5mo	$252,000	$162	53
162 E Center St	0.26mi	3/1.5 (-1)	1,648 (-9%)	16mo	$185,000	$112	53
243 E Center St	0.31mi	3/2.0 (-1)	2,026 (+12%)	24mo	$230,000	$114	36

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: -29.6%
• Equity multiple: 0.02×
• Total profit: $-59,120
• Equity at exit: $32,065

10-year hold

• IRR: -30.3%
• Equity multiple: -0.37×
• Total profit: $-82,678
• Equity at exit: $18,594

Cash invested: $60,214 (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 43358

• Home prices YoY: -20.2%
• Active inventory: 7

Monthly cashflow live

• Estimated rent: $1,398 medium
• Mortgage (P&I): −$1,128
• Tax est. 1.5%: −$269 /mo · $3,226/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-381

Break-even live

Break-even rent $1,881

Max offer price $159,855

Occupancy floor —

Sensitivity live

Price	-10% $-233	-5% $-307	+0% $-381	+5% $-456	+10% $-530
Rent	-10% $-492	-5% $-437	+0% $-381	+5% $-326	+10% $-271
Rate	-1.0pp $-273	-0.5pp $-327	base $-381	+0.5pp $-437	+1.0pp $-494

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: $53,762
• Closing costs: $6,451
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   statusdays on market $100 Pending 43 DOM
2. 2026-06-18
   days on market $100 Active 42 DOM
3. 2026-06-17
   days on market $100 Active 41 DOM
4. 2026-06-16
   days on market $100 Active 40 DOM
5. 2026-06-15
   days on market $100 Active 39 DOM
6. 2026-06-13
   days on market $100 Active 37 DOM
7. 2026-06-13
   days on market $100 Active 36 DOM
8. 2026-06-09
   days on market $100 Active 33 DOM
9. 2026-06-08
   days on market $100 Active 32 DOM
10. 2026-06-07
    days on market $100 Active 31 DOM
11. 2026-06-05
    days on market $100 Active 28 DOM
12. 2026-06-03
    days on market $100 Active 27 DOM
13. 2026-06-02
    days on market $100 Active 26 DOM
14. 2026-06-01
    days on market $100 Active 25 DOM
15. 2026-05-31
    days on market $100 Active 24 DOM
16. 2026-05-05
    listed $100 Active 1783-char remark

ⓘ 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 3/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,781
• − Mortgage interest: −$12,046
• − Property taxes: −$3,226
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − Depreciation: −$6,256
• Taxable loss: −$8,507
• Est. tax savings @ 24.0%: +$2,042
• After-tax cash flow: $-2,536/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: Benjamin Logan Local
• NCES district ID: 3904807
• Math proficiency: 64% ▼ -9.00%
• Reading proficiency: 66% ▼ -3.00%
• Median HH income: $59,496
• Composite: 56.13/100
• National rank: #1181
• State rank: #197 of 656 in OH

Livability — West Mansfield

• Score: 62/100
• State rank: #866
• US rank: #16392

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment B- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Mansfield, OH
• County: Logan · 47,256 people
• Population (ZIP): 2,628
• Household income: $86,742
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 1.9

Population outlook (Logan County) Hauer SSP2

• Today (2025): 44,240 people
• By 2030: 43,166 · -2.4%
• By 2040: 40,495 · -8.5%
• By 2050: 37,511 · -15.2%
• By 2075: 30,453 · -31.2%
• By 2100: 23,081 · -47.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 10%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+56.2) · D 21.5% · R 77.7%
• 2008→2024 swing: -29.6pp toward R · 2008: -26.6pp · 2024: -56.2pp
• All cycles: 2024: R+56.2 2020: R+55.2 2016: R+52.6 2012: R+31.8 2008: R+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.86%
• Current HPI: 283.1267
• 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

Property tax history

+6.3%/yr

Latest (2025): $1,518 · +14.5% YoY. Source: county tax records.