30 Douglas Ave · Mansfield, OH 44906

$174,900

5 bd · 3.0 ba · 2,104 sqft · MultiFamily public records · 27 Days on market

Built 1920

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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 +27.9/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Welcome to 30 Douglas Ave, a fully rented triplex offering strong cash flow & newly completed updates throughout. All 3 units are equipped with electric baseboard heat, new mini-split heating & cooling systems, & brand-new fridges & stoves. Tenants enjoy private parking behind the property, with a gravel driveway. Exterior updates include fresh landscaping & a new front & rear deck. Unit A is a 3 bed, 1 bath unit featuring large beds & a full renovation in 2025, including new flooring, interior paint, a fully remodeled bathroom, new kitchen cabinets & countertops, & interior doors. Unit B is an updated efficiency including access to the up

Key facts

• Strong cash flow
• Cooling systems
• Built 1920

Tags

• PARTIALLY RENTED TRIPLEX
• STRONG CASH FLOW
• NEWLY COMPLETED UPDATES
• ELECTRIC BASEBOARD HEAT
• NEW MINI-SPLIT HEATING
• COOLING SYSTEMS

Property features AI

Exterior

• Parking: Gravel parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Multi-family residential income property; Vinyl siding
• Construction: Vinyl siding
• Exterior features: Smoke detector(s)

Interior

• Kitchen: Refrigerator; Range
• Bedrooms: One 3-bedroom unit; One 2-bedroom unit; One 1-bedroom unit
• Bathrooms: Three units with one bathroom each
• Heating & cooling: Baseboard heating; Has heating
• Interior features: Refrigerator; Range; Full basement

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive. Per door: $179/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: 117 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 $2,036/mo this rent would consume 48% of the median local household income ($51k/yr) — 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 $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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 $60k; list at $175k implies a 192% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $172,276 (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. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.16% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.18%
• DSCR: 1.59
• GRM: 7.2

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $5,850
• Equity at exit: $26,078

10-year hold

• IRR: 12.6%
• Equity multiple: 2.00×
• Total profit: $48,970
• Equity at exit: $15,122

Cash invested: $48,972 (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 44906

• Home prices YoY: -23.9%
• Active inventory: 117
• Price-to-rent: 21.5×

Monthly cashflow live

• Estimated rent: $2,036 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$81 /mo · $968/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $538

Break-even live

Break-even rent $1,355

Max offer price $174,900

Occupancy floor 69%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$2,037
Total (3 units)			$2,036

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	43d	1	0.30mi

Listing history 33 events

1. 2026-06-18
   days on market $174,900 Active 27 DOM
2. 2026-06-17
   days on market $174,900 Active 26 DOM
3. 2026-06-16
   days on market $174,900 Active 25 DOM
4. 2026-06-15
   days on market $174,900 Active 24 DOM
5. 2026-06-14
   days on market $174,900 Active 22 DOM
6. 2026-06-12
   days on market $174,900 Active 21 DOM
7. 2026-06-09
   days on market $174,900 Active 18 DOM
8. 2026-06-08
   days on market $174,900 Active 17 DOM
9. 2026-06-07
   pricedays on market $174,900 Active 16 DOM
10. 2026-06-05
    days on market $179,900 Active 13 DOM
11. 2026-06-03
    days on market $179,900 Active 12 DOM
12. 2026-06-02
    days on market $179,900 Active 11 DOM
13. 2026-06-01
    days on market $179,900 Active 10 DOM
14. 2026-05-31
    days on market $179,900 Active 9 DOM
15. 2026-05-30
    days on market $179,900 Active 8 DOM
16. 2026-05-22
    listed $179,900 Active
17. 2026-05-22
    listed $179,900 Active
18. 2026-05-22
    listed $179,900 Active
19. 2026-04-22
    historical
20. 2026-04-22
    historical
21. 2026-04-03
    price $182,900
22. 2026-03-23
    price $184,900
23. 2026-03-05
    price $189,900
24. 2026-02-27
    price $193,500
25. 2026-01-13
    price $194,500
26. 2026-01-05
    price $197,500
27. 2025-12-05
    listed $199,900 Active
28. 2025-12-05
    listed $182,900 Active
29. 2025-12-05
    listed $182,900 Active
30. 2025-07-25
    soldstatus $60,000
31. 2011-04-20
    soldstatus $35,000
32. 1999-07-08
    soldstatus $15,000
33. 1999-05-19
    soldstatus $15,000

ⓘ 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: $968 · $81/mo
• Projected year-2 tax: $1,848 · $154/mo
• Expected delta: +$880/yr (+$73/mo · 90.9%)

ⓘ 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: $24,432
• − Mortgage interest: −$9,797
• − Property taxes: −$968
• − Insurance: −$874
• − Repairs & maintenance: −$1,955
• − Management: −$1,955
• − Depreciation: −$5,088
• Taxable income: $3,795
• Est. tax owed @ 24.0%: −$911
• After-tax cash flow: $5,541/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): 17,059
• Household income: $51,358
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 13.7

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 (86%)
• Race & ethnicity: White 86% Black 5% Two or more races 4% Asian 2% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Serbian 3% Italian 2%
• Foreign-born: 3% · South Korea
• Languages at home: 95% English-only · German/W. Germanic 1% 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: ▼ -70.59%
• Current HPI: 224.6878
• 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

+1099.3% since first listed

18 events — show timeline

• 2026-05-22 Listed $179,900 CBRMLS
• 2026-05-22 Listed $179,900 MLSNOW
• 2026-05-22 Listed $179,900 MARMLS
• 2026-04-22 Listing Removed — MLSNOW
• 2026-04-22 Listing Removed — CBRMLS
• 2026-04-03 Price Changed $182,900 MARMLS
• 2026-03-23 Price Changed $184,900 MARMLS
• 2026-03-05 Price Changed $189,900 MARMLS
• 2026-02-27 Price Changed $193,500 MARMLS
• 2026-01-13 Price Changed $194,500 MARMLS
• 2026-01-05 Price Changed $197,500 MARMLS
• 2025-12-05 Listed $199,900 MARMLS
• 2025-12-05 Listed $182,900 MLSNOW
• 2025-12-05 Listed $182,900 CBRMLS
• 2025-07-25 Sold (Public Records) $60,000 Public Records
• 2011-04-20 Sold (Public Records) $35,000 Public Records
• 1999-07-08 Sold (Public Records) $15,000 Public Records
• 1999-05-19 Sold (Public Records) $15,000 Public Records

Property tax history

-1.6%/yr

Latest (2025): $968 · +0.0% YoY. Source: county tax records.