707 W High St · Springfield, OH 45506

$144,900

4 bd · 3.0 ba · 2,546 sqft · MultiFamily public records · 59 Days on market

Built 1896 6,900 sqft lot $57/sqft · 69% above area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Great Investment opportunity with this well maintained 4 unit conveniently located close to downtown Springfield. Seller pays all utilities. 3 of 4 units are currently rented.

Key facts

• Currently rented
• Well maintained
• Conveniently located

Tags

• WELL MAINTAINED
• CONVENIENTLY LOCATED
• CLOSE TO DOWNTOWN
• CURRENTLY RENTED

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/4.0-bath units multifamily listed at $145k.

Deal economics

• At list price, monthly cash flow is $4k ($46k/yr) — positive. Per door: $954/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 37.9% vs local median 4.7% in Springfield — 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 56/100 on livability (#1,108 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Springfield City School District (urban): math 20% / reading 27% proficiency, ranked #616 of 656 in OH (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 45 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 232 units permitted in Clark County in 2024 (116 in 5+ unit buildings).
• At $6,029/mo this rent would consume 172% of the median local household income ($42k/yr) (locally 684% of renters already pay >50% of income on rent) — 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 $4k of value loss. Plan a longer hold.
• Clark County population projected at -16% 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 $41k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y 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 $55k; list at $145k implies a 163% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1896 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1896 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 4.16% ✓
• Cap rate: 37.89%
• Cash-on-cash: 112.84%
• DSCR: 6.02
• GRM: 2.0

CMA / ARV

• ARV (median comp): $85,493
• List price: $144,900
• Delta: 69.49%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217-219 N Race St	0.33mi	4/2.0	2,655 (+4%)	0mo	$425,000	$160	73
124-126 N Light St	0.24mi	4/2.0	2,512 (-1%)	18mo	$85,000	$34	67
714 W Jefferson St	0.14mi	4/2.0	2,288 (-10%)	12mo	$127,000	$56	63
712 W Jefferson St	0.15mi	4/2.0	2,288 (-10%)	12mo	$127,000	$56	63
935 W North St	0.34mi	5/2.0 (+1)	2,716 (+7%)	7mo	$200,000	$74	58
1103-1105 Broadway St	0.50mi	4/2.5	2,465 (-3%)	18mo	$100,000	$41	54
453-455 N Yellow Springs St	0.52mi	4/—	2,471 (-3%)	23mo	$190,000	$77	52
336-338 W Euclid Ave	0.74mi	4/2.0	2,550 (+0%)	19mo	$100,000	$39	45

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: —
• Equity multiple: 6.41×
• Total profit: $219,563
• Equity at exit: $21,605

10-year hold

• IRR: —
• Equity multiple: 13.43×
• Total profit: $504,309
• Equity at exit: $12,528

Cash invested: $40,572 (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 45506

• Home prices YoY: -14.1%
• Active inventory: 45
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $6,029 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$128 /mo · $1,531/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,266
• Net cashflow: $3,815

Break-even live

Break-even rent $1,200

Max offer price $144,900

Occupancy floor 32%

Sensitivity live

Price	-10% $3,897	-5% $3,856	+0% $3,815	+5% $3,774	+10% $3,733
Rent	-10% $3,339	-5% $3,577	+0% $3,815	+5% $4,053	+10% $4,291
Rate	-1.0pp $3,888	-0.5pp $3,852	base $3,815	+0.5pp $3,778	+1.0pp $3,739

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

Units	Beds	Baths	Est. rent
▸ 4× units	4	4	$6,028
Total (4 units)			$6,029

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
534 Homeview Ave Springfield, OH	3.0	1.0	2660	$1,200	$0.45	44d	1	1.22mi

Listing history 35 events

1. 2026-06-19
   days on market $144,900 Active 59 DOM
2. 2026-06-18
   days on market $144,900 Active 58 DOM
3. 2026-06-17
   days on market $144,900 Active 57 DOM
4. 2026-06-16
   days on market $144,900 Active 56 DOM
5. 2026-06-15
   days on market $144,900 Active 55 DOM
6. 2026-06-14
   days on market $144,900 Active 53 DOM
7. 2026-06-12
   days on market $144,900 Active 52 DOM
8. 2026-06-09
   days on market $144,900 Active 49 DOM
9. 2026-06-08
   days on market $144,900 Active 48 DOM
10. 2026-06-07
    days on market $144,900 Active 47 DOM
11. 2026-06-05
    days on market $144,900 Active 44 DOM
12. 2026-06-02
    days on market $144,900 Active 42 DOM
13. 2026-06-01
    days on market $144,900 Active 41 DOM
14. 2026-05-31
    days on market $144,900 Active 40 DOM
15. 2026-05-30
    days on market $144,900 Active 39 DOM
16. 2026-04-21
    listed $144,900 Active 175-char remark

    Show marketing remark (175 chars)

    Great Investment opportunity with this well maintained 4 unit conveniently located close to downtown Springfield. Seller pays all utilities. 3 of 4 units are currently rented.

17. 2026-04-20
    listed $144,900 Active 175-char remark

    Show marketing remark (175 chars)

    Great Investment opportunity with this well maintained 4 unit conveniently located close to downtown Springfield. Seller pays all utilities. 3 of 4 units are currently rented.

18. 2024-11-28
    historical
19. 2024-11-02
    price $149,900
20. 2024-09-13
    listed $174,900 Active
21. 2022-10-27
    historical
22. 2022-09-06
    price $149,900
23. 2022-06-17
    price $152,900
24. 2022-06-08
    status Active
25. 2022-05-04
    historical Contingency - Finance and Inspections
26. 2022-04-23
    listed $154,900 Active
27. 2019-10-11
    soldstatus $55,000
28. 2019-10-07
    soldstatus $55,000
29. 2019-10-07
    soldstatus $55,000 Closed
30. 2019-09-11
    historical
31. 2019-03-15
    listed $54,900
32. 2019-03-13
    listed $54,900
33. 2002-03-27
    soldstatus $72,500
34. 1993-10-28
    soldstatus $55,000
35. 1988-09-14
    soldstatus $17,720

ⓘ 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: $1,531 · $128/mo
• Projected year-2 tax: $1,896 · $158/mo
• Expected delta: +$365/yr (+$30/mo · 23.8%)

ⓘ 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 ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $72,348
• − Mortgage interest: −$8,117
• − Property taxes: −$1,531
• − Insurance: −$724
• − Repairs & maintenance: −$5,788
• − Management: −$5,788
• − Depreciation: −$4,215
• Taxable income: $46,185
• Est. tax owed @ 24.0%: −$11,084
• After-tax cash flow: $34,697/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: Springfield City School District
• NCES district ID: 3904481
• Math proficiency: 20% ▼ -16.00%
• Reading proficiency: 27% ▼ -12.00%
• Median HH income: $32,541
• Composite: 19.12/100
• National rank: #8834
• State rank: #616 of 656 in OH

Livability — Springfield

• Score: 56/100
• State rank: #1108
• US rank: #22551

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springfield, OH
• County: Clark County · 33,261 people
• City population: 33,261
• Metro: Springfield, OH
• Population (ZIP): 13,435
• Household income: $42,104
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 684.0

Population outlook (Clark County) Hauer SSP2

• Today (2025): 130,703 people
• By 2030: 126,952 · -2.9%
• By 2040: 118,344 · -9.5%
• By 2050: 109,590 · -16.2%
• By 2075: 89,464 · -31.6%
• By 2100: 68,810 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 53% Black 30% Two or more races 10% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Serbian 2% Romanian 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Clark

• 2024 margin: Strong R (+29.5) · D 34.8% · R 64.3%
• 2008→2024 swing: -27.0pp toward R · 2008: -2.5pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+23.3 2016: R+19.5 2012: R+1.8 2008: R+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.97%
• Current HPI: 286.2883
• Rent YoY: —
• Metro: Springfield, OH
• 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

+717.7% since first listed

20 events — show timeline

• 2026-04-21 Listed $144,900 Dayton MLS
• 2026-04-20 Listed $144,900 WRIST
• 2024-11-28 Listing Removed — WRIST
• 2024-11-02 Price Changed $149,900 WRIST
• 2024-09-13 Listed $174,900 WRIST
• 2022-10-27 Listing Removed — WRIST
• 2022-09-06 Price Changed $149,900 WRIST
• 2022-06-17 Price Changed $152,900 WRIST
• 2022-06-08 Relisted — WRIST
• 2022-05-04 Contingent — WRIST
• 2022-04-23 Listed $154,900 WRIST
• 2019-10-11 Sold (Public Records) $55,000 Public Records
• 2019-10-07 Sold (MLS) $55,000 Dayton MLS
• 2019-10-07 Sold (MLS) $55,000 Dayton MLS
• 2019-09-11 Listing Removed — WRIST
• 2019-03-15 Listed $54,900 Dayton MLS
• 2019-03-13 Listed $54,900 WRIST
• 2002-03-27 Sold (Public Records) $72,500 Public Records
• 1993-10-28 Sold (Public Records) $55,000 Public Records
• 1988-09-14 Sold (Public Records) $17,720 Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,531 · +28.0% YoY. Source: county tax records.