253 Sixth Ave · Mansfield, OH 44905

$109,900

3 bd · 1.0 ba · 975 sqft · SingleFamily public records · 5 Days on market

Built 1930 Est $91k · 21% over

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Why this score? — see what drove the D 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 +20.8/30.0
• DSCR +6.6/10.0
• Schools +4.3/10.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 253 6th Avenue, a well-maintained 3-bed, 1-bath ranch offering 975 sq ft in Madison Schools. Major recent improvements include new carpet, fresh paint throughout, all new light fixtures, outlets & switches, glass block windows, attic insulation, drywall ceilings, water line from the road, and a brand new gravel driveway—all completed in 2026. The kitchen has also been refreshed with stained cabinets and new hardware. The functional layout features a main-floor primary bedroom, main-floor laundry, dining room, and central air. Outside, enjoy fresh landscaping, a covered front porch, fenced backyard, and a 1-car detached garage. Additional peace of mind comes with a met

Key facts

• Fresh paint
• New carpet
• Glass block windows

Tags

• NEW CARPET
• FRESH PAINT
• NEW LIGHT FIXTURES
• GLASS BLOCK WINDOWS
• ATTIC INSULATION
• DRYWALL CEILINGS

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Fenced yard; Gravel parking area

Interior

• Kitchen: Refrigerator; Range
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Refrigerator; Range; Gas water heater; Partial crawl space basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (8.2% below list).
• Recommended offer: $101k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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-.
• Madison Local (suburban): math 48% / reading 56% proficiency, ranked #430 of 656 in OH (top 66%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 32 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 $760 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $100,865 (8.2% 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. 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?
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: 0.92% ✗
• Cap rate: 7.94%
• Cash-on-cash: 5.87%
• DSCR: 1.26
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $90,675
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
255 5th Ave	0.05mi	2/1.0 (-1)	896 (-8%)	14mo	$90,000	$100	67
262 Auburn St	0.56mi	3/1.0	936 (-4%)	9mo	$80,000	$85	60
357 5th Ave	0.20mi	3/1.0	1,098 (+13%)	12mo	$50,000	$46	59
372 2nd Ave	0.37mi	2/1.5 (-1)	980 (+0%)	24mo	$124,900	$127	55
286 Newman St	0.61mi	3/1.0	1,068 (+10%)	11mo	$99,000	$93	46
341 Auburn St	0.46mi	2/1.0 (-1)	1,096 (+12%)	11mo	$15,000	$14	44
357 Auburn Ave	0.43mi	2/1.0 (-1)	864 (-11%)	19mo	$80,000	$93	40

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-8,269
• Equity at exit: $16,386

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $4,933
• Equity at exit: $9,502

Cash invested: $30,772 (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 44905

• Home prices YoY: -24.4%
• Active inventory: 32
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,009 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$24 /mo · $289/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $151

Break-even live

Break-even rent $818

Max offer price $109,900

Occupancy floor 80%

Sensitivity live

Price	-10% $213	-5% $182	+0% $151	+5% $120	+10% $88
Rent	-10% $71	-5% $111	+0% $151	+5% $190	+10% $230
Rate	-1.0pp $206	-0.5pp $179	base $151	+0.5pp $122	+1.0pp $93

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $109,900 Active 5 DOM
2. 2026-06-17
   days on market $109,900 Active 4 DOM
3. 2026-06-16
   days on market $109,900 Active 3 DOM
4. 2026-06-15
   days on market $109,900 Active 2 DOM
5. 2026-06-13
   remarks 689-char remark
6. 2026-06-13
   listed $109,900 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: $289 · $24/mo
• Projected year-2 tax: $1,002 · $83/mo
• Expected delta: +$713/yr (+$59/mo · 246.7%)

ⓘ 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 · 18 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: $12,104
• − Mortgage interest: −$6,156
• − Property taxes: −$289
• − Insurance: −$550
• − Repairs & maintenance: −$968
• − Management: −$968
• − Depreciation: −$3,197
• Taxable loss: −$24
• Est. tax savings @ 24.0%: +$6
• After-tax cash flow: $1,813/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: Madison Local
• NCES district ID: 3904945
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 56% ▼ -6.00%
• Median HH income: $39,880
• Composite: 43.45/100
• National rank: #3007
• State rank: #430 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): 16,254
• Household income: $55,716
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 3.1

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 14% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Serbian 2% Iranian 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -85.07%
• Current HPI: 264.3148
• 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

1 event — show timeline

• 2026-06-13 Listed $109,900 MARMLS

Property tax history

+1.6%/yr

Latest (2025): $289 · -60.0% YoY. Source: county tax records.