254 Oakridge Dr · Springfield, OH 45504

$100,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 23 Days on market

Built 1956 0.56 ac lot

---

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 +20.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• DSCR +6.4/10.0
• Schools +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

ONSITE PUBLIC AUCTION - Friday, June 26 at 12noon. ATTENTION INVESTORS - Great opportunity to buy a fixer upper in the desirable Forest Hills subdivision. This brick ranch home features 2 bedrooms, 1 bath, large living room with bay window, kitchen with hardwood floors and open to dining room, sliding door off dining room to covered back porch, full unfinished basement, gas furnace, central air, and 2 car attached garage. Lots size - . 56 acres. Don't miss this opportunity for a flip or a home you can fix up the way you want it. Appraised at only $100,000. Auction Terms - 10% of the purchase price required at close of auction, balance upon delivery of deed within 40 days. Taxes prorated to

Key facts

• Gas furnace
• Brick ranch home
• Central air

Tags

• BRICK RANCH HOME
• HARDWOOD FLOORS
• COVERED BACK PORCH
• FULL UNFINISHED BASEMENT
• GAS FURNACE
• CENTRAL AIR

Property features AI

Finance

• Other: Located in Forest Hills Subdivision; Directions: From Shrine Rd. turn south on Juergens Way to right on Elm Dr. to left on Oakridge Dr.

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Septic tank sewer; Well water
• Home design: Single-family residence; Residential property; Built in 1956
• Construction: Brick construction; Block foundation
• Exterior features: Well water; Residential lot; Lot approximately 99 x 247 (0.56 acres)

Interior

• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Hardwood flooring; Unfinished block basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/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 7.8% 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.
• Clark-Shawnee Local (rural): math 54% / reading 62% proficiency, ranked #301 of 656 in OH (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 93 active listings in the ZIP; 232 units permitted in Clark County in 2024 (116 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.
• Clark County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $53k; list at $100k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.15% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.47%
• DSCR: 1.24
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $61,488
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
62 Omega Ave	0.29mi	2/1.0	928 (-8%)	11mo	$50,000	$54	64
37 Dartmouth Rd	0.31mi	2/1.0	936 (-7%)	17mo	$57,000	$61	60

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-8,011
• Equity at exit: $14,910

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $3,770
• Equity at exit: $8,646

Cash invested: $28,000 (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 45504

• Active inventory: 93
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,145 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$211 /mo · $2,534/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $128

Break-even live

Break-even rent $984

Max offer price $100,000

Occupancy floor 84%

Sensitivity live

Price	-10% $184	-5% $156	+0% $128	+5% $99	+10% $71
Rent	-10% $37	-5% $82	+0% $128	+5% $173	+10% $218
Rate	-1.0pp $178	-0.5pp $153	base $128	+0.5pp $102	+1.0pp $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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $100,000 Active 23 DOM
2. 2026-06-18
   days on market $100,000 Active 22 DOM
3. 2026-06-17
   days on market $100,000 Active 21 DOM
4. 2026-06-16
   days on market $100,000 Active 20 DOM
5. 2026-06-15
   days on market $100,000 Active 19 DOM
6. 2026-06-14
   days on market $100,000 Active 17 DOM
7. 2026-06-12
   days on market $100,000 Active 16 DOM
8. 2026-06-09
   days on market $100,000 Active 13 DOM
9. 2026-06-08
   days on market $100,000 Active 12 DOM
10. 2026-06-07
    days on market $100,000 Active 11 DOM
11. 2026-06-05
    days on market $100,000 Active 8 DOM
12. 2026-06-03
    days on market $100,000 Active 7 DOM
13. 2026-06-02
    days on market $100,000 Active 6 DOM
14. 2026-06-01
    days on market $100,000 Active 5 DOM
15. 2026-05-31
    days on market $100,000 Active 4 DOM
16. 2026-05-30
    days on market $100,000 Active 3 DOM
17. 2026-05-27
    listed $100,000 Active
18. 1986-12-11
    soldstatus $53,000

ⓘ 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: $2,534 · $211/mo
• Projected year-2 tax: $2,534 · $211/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,743
• − Mortgage interest: −$5,602
• − Property taxes: −$2,534
• − Insurance: −$500
• − Repairs & maintenance: −$1,099
• − Management: −$1,099
• − Depreciation: −$2,909
• Taxable income: $0
• Est. tax owed @ 24.0%: −$0
• After-tax cash flow: $1,531/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: Clark-Shawnee Local
• NCES district ID: 3904628
• Math proficiency: 54% ▼ -13.00%
• Reading proficiency: 62% ▼ -4.00%
• Median HH income: $59,411
• Composite: 50.29/100
• National rank: #1884
• State rank: #301 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

• County: Clark · 134,280 people
• City population: 33,261
• Metro: Springfield, OH
• Population (ZIP): 16,654
• Household income: $67,334
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 6.4

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: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 7% Black 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -138.72%
• Current HPI: 240.7049
• 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

+88.7% since first listed

2 events — show timeline

• 2026-05-27 Listed $100,000 WRIST
• 1986-12-11 Sold (Public Records) $53,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $2,534 · +5.3% YoY. Source: county tax records.