31 Burnese Ave · Mansfield, OH 44903

$99,900

3 bd · 1.0 ba · 1,437 sqft · SingleFamily public records · 18 Days on market

Built 1930 Est $142k · 30% under

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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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.6/10.0
• 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

Listing remarks

Welcome to 31 Burnese Avenue, a 3-bed, 1-bath home offering 1,437 sq ft with strong investment potential. The property is currently rented to a Metro tenant at $1,241/month, with the tenant paying all utilities. Recent major updates include a new furnace (2025) and new metal roof (2026), along with new flooring, carpet, countertops, fresh interior paint, new basement block windows, and an updated bathroom featuring a new vanity, toilet & tub surround (2026). The home features vinyl windows throughout, an open-concept living, dining & entry area, covered front porch, and balcony access from the primary bedroom. A solid turnkey opportunity with recent updates and steady rental inc

Key facts

• New furnace
• New metal roof
• New carpet

Tags

• NEW FURNACE
• NEW METAL ROOF
• NEW FLOORING
• NEW CARPET
• NEW COUNTERTOPS
• FRESH INTERIOR PAINT

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residential property
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding

Interior

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

🏷️ Possibly a rental listed for sale. The $99,900 price doesn't fit this home's estimated sale value (~$142,263) and the remarks read like a rental — treat the cards below with caution.

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 $211 ($3k/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: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; 6 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 $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.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $3k; list at $100k implies a 3230% 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 $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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: 1.06% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.07%
• DSCR: 1.40
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $142,263
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
175 S Mulberry St	0.09mi	3/1.5	1,405 (-2%)	3mo	$100,000	$71	87
22 Small Ave	0.12mi	4/2.0 (+1)	1,394 (-3%)	3mo	$137,600	$99	78
195 Hedges St	0.40mi	4/1.5 (+1)	1,483 (+3%)	1mo	$141,500	$95	68
268 Superior St	0.60mi	3/1.0	1,498 (+4%)	1mo	$38,000	$25	64
282 Vennum Ave	0.68mi	3/1.5	1,416 (-2%)	3mo	$94,000	$66	61
228 Bowland Rd	0.57mi	3/1.5	1,555 (+8%)	0mo	$207,000	$133	58
133 Grover Ave	0.32mi	3/1.5	1,232 (-14%)	5mo	$145,000	$118	55
507 Townview Cir Cir E	0.73mi	3/1.5	1,568 (+9%)	2mo	$199,900	$127	47
485 E Townview Cir	0.70mi	2/2.0 (-1)	1,522 (+6%)	5mo	$90,000	$59	44
505 Wood St	0.70mi	3/1.0	1,258 (-12%)	6mo	$164,999	$131	42
578 Harter Ave	0.74mi	3/2.5	1,258 (-12%)	1mo	$211,000	$168	38
84 W Raleigh Ave	0.71mi	2/1.0 (-1)	1,610 (+12%)	6mo	$129,900	$81	37

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: 0.90×
• Total profit: $-2,745
• Equity at exit: $14,895

10-year hold

• IRR: 7.1%
• Equity multiple: 1.53×
• Total profit: $14,857
• 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: 7.8×

Monthly cashflow live

• Estimated rent: $1,062 high
• Mortgage (P&I): −$524
• Tax from tax record: −$62 /mo · $747/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $211

Break-even live

Break-even rent $795

Max offer price $99,900

Occupancy floor 75%

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
147 Ford St Mansfield, OH	3.0	1.5	1286	$995	$0.77	43d	1	0.43mi
243 W 1st St Mansfield, OH	4.0	1.0	1470	$1,195	$0.81	43d	1	0.46mi
19 State St Mansfield, OH	3.0	1.0	1040	$995	$0.96	43d	1	0.62mi
275 Cliffbrook Dr Mansfield, OH	2.0	1.5	1200	$925	$0.77	43d	1	1.22mi
282 Cliffbrook Dr Mansfield, OH	3.0	1.0	912	$1,395	$1.53	43d	1	1.25mi
520 Lida St Mansfield, OH	3.0	1.0	1300	$850	$0.65	43d	1	1.39mi

Listing history 15 events

1. 2026-06-07
   statusdays on market $99,900 Pending 18 DOM
2. 2026-06-05
   days on market $99,900 Active 15 DOM
3. 2026-06-03
   days on market $99,900 Active 14 DOM
4. 2026-06-02
   days on market $99,900 Active 13 DOM
5. 2026-06-01
   days on market $99,900 Active 12 DOM
6. 2026-05-31
   days on market $99,900 Active 11 DOM
7. 2026-05-30
   days on market $99,900 Active 10 DOM
8. 2026-05-20
   listed $99,900 Active
9. 2026-05-20
   listed $99,900 Active
10. 2026-05-20
    listed $99,900 Active
11. 2013-11-13
    soldstatus $3,000
12. 2013-05-30
    listed $5,500
13. 2006-03-17
    historical
14. 2006-03-07
    soldstatus $36,225
15. 2005-10-17
    listed $72,500

ⓘ 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: $747 · $62/mo
• Projected year-2 tax: $1,153 · $96/mo
• Expected delta: +$406/yr (+$34/mo · 54.4%)

ⓘ 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: $12,747
• − Mortgage interest: −$5,596
• − Property taxes: −$747
• − Insurance: −$500
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$2,906
• Taxable income: $959
• Est. tax owed @ 24.0%: −$230
• After-tax cash flow: $2,307/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

+37.8% since first listed

8 events — show timeline

• 2026-05-20 Listed $99,900 MARMLS
• 2026-05-20 Listed $99,900 MLSNOW
• 2026-05-20 Listed $99,900 CBRMLS
• 2013-11-13 Sold (MLS) $3,000 MARMLS
• 2013-05-30 Listed $5,500 MARMLS
• 2006-03-17 Listing Removed — MLSNOW
• 2006-03-07 Sold (Public Records) $36,225 Public Records
• 2005-10-17 Listed $72,500 MLSNOW

Property tax history

+0.9%/yr

Latest (2025): $747 · +0.0% YoY. Source: county tax records.