MADISON TOWNSHIP — There is a need for all types of housing in Richland County, according to Barrett Thomas, who cited a countywide housing study in Richland County, completed around 2023.
Thomas, senior economic development director for Richland Area Chamber & Economic Development, recently told Richland Source this includes market-rate housing.
Recently emerged plans from a Mansfield native show promise to fulfill that need at the former site of the old Madison Junior High located along Ashland Road.
Enter Kaleb Packer. Born and raised in Mansfield, Packer left Mansfield to attend college in Toledo, followed by a five-year stint in Chicago. He moved back to his hometown in 2017.
Packer is in the midst of getting a contract for 690 Ashland Road to the finish line. The nearly 13-acre property is currently still owned by the Madison Board of Education.
The district decided to sell the property in 2025 and attempted to auction it off in February, but rejected the highest bid of $142,000. According to previous reporting, Packer’s offer stands at $244,150.
The school board accepted Packer’s offer and remains in contract on the property, Madison Superintendent Rob Peterson recently told Richland Source.
As far as the district’s role in what Peterson described as a “lengthy” process, it’s very much “on the fringe” as far as its involvement.
The Mansfield Board of Control on Sept. 15 approved a legal agreement with IDEAL Property Investors regarding the costs of annexation of the property into the city of Mansfield. The property is currently in Madison Township.
Under Ohio law, annexation ultimately will require approval of township trustees, City Council and the Richland County Board of Commissioners. In this form of annexation, the land will remain in the township for tax purposes.
Mansfield Mayor Jodie Perry said the city asked Packer to cover the city’s legal costs regarding the annexation process, to which he agreed. The city will enlist the efforts of Columbus-based law firm Bricker Graydon Wyatt, whom Perry said has been assisting Mansfield in many of its annexation processes.
Annexation, rezoning process could last ‘several months’
Thomas said Packer plans to build on and hold onto the property long-term.
“It’s exciting to have a local investor committed to acquiring the property and moving it forward,” he said.
No matter who acquires the property, Thomas said it’s important for the nearly 13 acres to be annexed into Mansfield to give it access to the city’s water and sewer infrastructure.
Once annexed, the property will also need to be rezoned within 30 days of its transfer from Madison Township into the city. This is more or less a formality due to differences between township and city zoning regulations.
Thomas estimated the process to close the deal and annex and rezone the land will span several months.
Packer said both Thomas and Peterson have been excellent to work with. He estimated the deal on the land may not close until January 2027. Design and development stages would come next, with no estimated timeline on when construction may begin.
Packer shares vision for property
Packer said the project is still in the early stages of planning, with no set specifics on what all it may entail.
“I have ideas of what I want to do, but obviously we still have to go through financial analysis and trying to prove out what our market rents would be,” he said. “Obviously, our cost of construction is going to be the wild card.”
While he doesn’t claim the “developer” title, Packer does come from a background in construction. He also has experience in rehabbing and managing properties.
Packer helps run Blue Summit Residential, a property management company, and is also a licensed real estate agent. He launched his solo entity, IDEAL Property Investors, in 2017.
The Mansfield native said his planned approach is to be more hands-on and will move at a slower pace than major developers.
I’m in it for the long haul, not the quick buck.
Kaleb Packer
“I want to make sure that we’re delivering a good product, but also going to have some market absorption and that I can prove out what we’re going to need in order to make these things viable,” Packer said.
He said he is not seeking maximum density across the nearly 13-acre property.
With all the green space the property boasts, Packer said he’ll likely preserve portions for uses such as a dog park and a playground.
He expects the project will develop over phases, section by section.
“What I’m targeting right now is a good mix between two- and three-bedroom units and we’re looking at probably just doing somewhere between 60 and 72 units,” Packer said. “You can think about that like 60 more families.”
He noted the property’s proximity to several amenities a few minutes north on Ashland Road, including Kroger, fitness centers, healthcare providers, gas stations, convenience stores and dining.
In addition, it’s just a few minutes to school buildings within Madison’s district. Quick access to Route 30 and I-71 is also available within a short drive from the property.
While it’s hard to estimate what expected rent prices will be, Packer said a three-bedroom unit may be priced around $1,500 per month.
The 41-year-old said he has no interest in building the units and then selling them. His plan is to keep them long-term while managing the property.
“I’m in it for the long haul, not the quick buck,” Packer said. “I’m committed to something that’s not cheap and quick.”
