Real Estate Investing in Mansfield, Ohio
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in Mansfield, OH? Our answer, based on the numbers below.
For Homebuyers
GREAT FIT
Grade A (86/100)
Strong fundamentals — affordable, appreciating, and stable. A confident pick for primary residence.
For Investors
MIXED
3.4 / 5
(58/100)
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
Risks to Know
1 flag
- Elevated vacancy: 9.4% vacancy may signal weakening demand.
What’s happening in Mansfield, OH?
Click any question — our AI will research it live from the web and show you sources.
🏦 30-yr Fixed Rate:
6.76%
as of Sep 10
Source: Freddie Mac PMMS
Avg Investability
★★★★★
Avg Home Value
$113,782
Avg Monthly Rent
$880
ZIP Codes
7
Market Trends — Mansfield, OH
Home Value History
Rent History
Local Pulse Report
AI-researched developments and news for Mansfield, OH. Updated on demand as visitors ask.
Growth & development in Mansfield, OH Updated 134 days ago
Mansfield is experiencing significant infrastructure upgrades and business expansions, particularly in its downtown core and manufacturing sector.
Opportunities
- Richland County celebrated over 60 new business openings in 2024, including retail, therapy services, and food establishments. — This expands consumer choice and creates new local employment opportunities. Richland Source
- Newman Technology, an automotive manufacturer, is investing $74 million to expand operations, adding 70 new jobs and retaining 627 existing positions by March 2026. — This significant investment creates new jobs and secures existing employment in the manufacturing sector. Team NEO
- Ohio Valley Manufacturing plans a $4.1 million investment, retaining 152 positions and adding 19 new jobs over three years. — This expansion secures existing jobs and creates new employment opportunities in heavy gauge metal stamping. Richland Source
- Powell Calibration, Glass and Service Centers, LLC, is investing $4.4 million to expand, adding nine new jobs in 2026. — This business expansion brings new specialized vehicle repair services and creates new jobs. Richland Source
- The Main Street Corridor Improvement project, a $20.3 million effort, began in February 2025 to revitalize downtown with new infrastructure and public spaces. — This project aims to improve walkability, boost economic development, and beautify the downtown area for residents and visitors. City of Mansfield
Concerns
- The Main Street Corridor Improvement project has caused temporary lane and road closures, as well as night-time water outages, impacting businesses and traffic. — These disruptions can inconvenience residents and negatively affect local businesses along the corridor. Downtown Mansfield Inc.
- Reconstruction of Ohio 13, a $32 million project, will begin in March 2025 and is expected to cause road work and potential delays until August 2026. — This significant roadwork will likely cause traffic disruptions and delays for commuters. 101.3 WNCO
- Sections of South Franklin Street, Fifth Avenue, and West Sixth Street have experienced closures due to water main and sanitary main repairs in late 2025. — These closures create detours and inconvenience for drivers and local access. Richland Source
Bottom line: Mansfield is undergoing substantial revitalization and growth, with numerous new businesses and significant infrastructure projects, though these improvements bring temporary disruptions.
Local news & events in Mansfield, OH Updated 134 days ago
Mansfield, OH has seen a significant increase in homicides, prompting police action, while also focusing on community events and addressing environmental concerns at its wastewater treatment plant.
Opportunities
- The Mansfield Police Department implemented a homicide task force in 2023 to address a significant increase in homicides, the highest annual total in the department's history. — This expands safety by dedicating more resources to violent crime investigation and prevention. Mansfield Police Dept. 2023 Annual Report
- Mansfield offers a wide array of community events, including art shows, storytime series, live music, and farmers markets, throughout the year. — These events expand opportunities for recreation, cultural engagement, and social interaction for residents. Destination Mansfield, Richland Source, Eventbrite, Applese…
- The Richland County Opiate Board QRT continues to successfully connect addicted individuals to community treatment resources. — This expands access to vital health services, offering pathways to recovery and improved well-being. Mansfield Police Dept. 2023 Annual Report
- Mansfield Senior High presented its first musical in over a decade, 'Godspell Jr!', in May 2026. — This expands cultural and educational opportunities for students and the community. Richland Source
Concerns
- Mansfield experienced a significant increase in homicides in 2023, with 12 cases, the highest annual total in the department's history. — This restricts personal safety and imposes unconsented costs through increased fear and potential loss of life. Mansfield Police Dept. 2023 Annual Report
- The city's wastewater treatment plant has routinely exceeded Ohio EPA permit limits for total suspended solids and carbonaceous biochemical oxygen demand since 2018. — This imposes unconsented environmental costs on the community through potential water pollution. Richland Source
- A $154,000 contract was awarded in April 2025 for a study to evaluate and suggest improvements to Mansfield's wastewater treatment plant due to ongoing non-compliance with EPA orders. — This represents an unconsented cost to taxpayers for addressing environmental issues that have persisted for years. Richland Source
- A property on August Drive in Ontario, near Mansfield, was found in April 2026 to have severe biohazardous conditions, including fecal matter and mold, raising concerns for the neighborhood. — This imposes unconsented environmental and health risks on nearby residents. Richland Source
Bottom line: Mansfield is actively addressing a rise in violent crime and long-standing environmental compliance issues at its wastewater treatment plant, while also maintaining a vibrant community event calendar.
Schools in Mansfield, OH Updated 134 days ago
Mansfield City Schools recently improved its overall district rating to 3 stars, with plans for STEM program expansion and new facility construction, while facing challenges with local bond measure approvals in the broader Richland County area.
Opportunities
- Mansfield City Schools received an overall district rating of 3 stars on its 2024-2025 Ohio School Report Card, an increase from 2.5 stars previously. — This indicates improved academic performance and progress towards meeting state standards. Richland Source
- The Mansfield City Career Technical Planning District earned a 5-star rating on its 2024-2025 report card, up from 3.5 stars. — This signifies excellent performance in career technical education, expanding opportunities for students in skilled trades. Richland Source
- Mansfield City Schools plans to expand Springmill STEM Elementary to include seventh grade in 2027-2028 and eighth grade the following year. — This provides a clear STEM pathway for middle school students, preparing them for future job markets. Richland Source
- The district is planning a new Pre-K to 3rd grade building, with the Ohio Facilities Construction Commission covering 95% of the cost. — This new facility will expand the free preschool program and address declining enrollment by increasing capacity. Richland Source
- The district has nearly doubled the number of gifted students it serves since 2018, reaching 90.7% last school year. — This expands advanced learning opportunities and support for a greater number of gifted students. Richland Source
Concerns
- Some teachers at Springmill STEM Elementary voiced opposition to the proposed expansion, citing concerns about losing science galleries for new classrooms. — This indicates potential internal friction and loss of existing specialized learning spaces. Richland Source
- Several school funding measures in other Richland County districts (Ontario, Lexington, Madison, Northwestern) were rejected by voters in May 2026. — This suggests a challenging environment for securing local funding for school initiatives, which could impact future Mansfield City Schools bond measures. Richland Source
- Mansfield City Schools had a local tax effort index of 1.3237 during the 2023-2024 school year, higher than the average for similar districts. — This indicates that residents contribute a higher-than-average share of their income to taxes supporting public education. Richland Source
Bottom line: Mansfield City Schools is showing academic improvement and expanding specialized programs, though local funding for new projects remains a potential challenge.
Civic & policy in Mansfield, OH Updated 134 days ago
Mansfield residents face an income tax increase and property tax hikes, while the city moves forward with a large commercial development and new backyard chicken regulations.
Opportunities
- Mansfield City Council is advancing plans for a Buc-ee's Travel Center, which could bring over 200 new full-time jobs and increased tax revenue. — This development expands employment opportunities and boosts the local economy through new tax income. Richland Source
- Mansfield City Council approved an ordinance in December 2025 allowing residents to keep up to six backyard hens starting in spring 2026. — This expands personal choice and allows residents to produce their own fresh eggs. WMFD.com
- Ohio's state income tax rate for income over $100,000 will decrease to 3.125% in 2025, and a flat tax rate of 2.75% for income above $26,050 will be implemented in 2026. — These state-level changes could reduce the tax burden for many residents, increasing disposable income. Ohio Dept. of Taxation
Concerns
- Mansfield voters approved an income tax rate increase from 2% to 2.25%, effective January 1, 2025. — This increases the financial burden on residents through higher mandatory contributions. Bloomberg Tax
- Mansfield City Council rejected a proposal in August 2025 to rezone 39.5 acres for single-family or multi-family homes, despite a Planning Commission recommendation. — This decision restricts potential housing supply and limits development options in the area. Richland Source
- Richland County voters upheld a ban on large-scale wind and solar development in 11 of 18 townships in May 2026. — This restricts the development of renewable energy projects and limits potential economic diversification. Signal Ohio
- A state-mandated reappraisal led to a 65% property tax increase for at least one Mansfield homeowner, effective February 2024. — This imposes significant unconsented costs on property owners, increasing living expenses. Mansfield News Journal
- An updated "Cruising Prohibited Ordinance" went into effect in Mansfield on May 7, 2024, with citations beginning July 1, 2024. — This new regulation restricts certain driving behaviors within designated areas and hours. Ashland County Pictures
Bottom line: Mansfield residents will experience higher local taxes and some development restrictions, alongside new commercial opportunities and state income tax reductions.
AI-generated from public web sources. Always verify with official records. Not financial, legal, or investment advice.
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Best ZIP codes in Mansfield, OH
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Landlord Ground Truth
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Avg Home Value
$113,782
Avg Monthly Rent
$880
1% Rule
✗ Below
Landlord Friendly (OH)
★★★★★
⚖️
Balanced Market
— Mansfield, OH metro
33
Days to pending
11.7%
Listings with price cuts
0.0%
Sale-to-list ratio
📅 Data as of August 29, 2026 — updated weekly
🎓 Colleges & Universities in Mansfield
3 Colleges
3,391 Students
482 Off-Campus Renters
ZIP Codes in Mansfield, OH
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View PlansFrequently Asked Questions About Mansfield, OH
What is the median home value in Mansfield, OH?
Mansfield, OH median home values land near $114K. That is reasonable territory for investors looking at $880/mo-per-month rentals.
Is Mansfield, OH a good market for buy-and-hold investors?
Mansfield, OH rates 3.4/5 for investability. With median values at $114K and rents near $880/mo, the market offers reasonable fundamentals for rental investors.
How viable is house hacking in Mansfield, OH?
Mansfield, OH offers an attractive house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $880/mo rent level.
How much do tenants pay in Mansfield, OH?
Investors in Mansfield, OH typically see rents near $880/mo per month against $114K home values - a solid setup for rental cash flow.
Does the 1% rule work in Mansfield, OH?
With $880/mo rents against $114K home prices, Mansfield, OH produces a ratio. That is reasonable proximity to the 1% threshold.
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