321 Glenn Ave · Springfield, OH 45505

$79,900

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 294 Days on market

Built 1900 8,276 sqft lot $75/sqft · 17% below area Est $96k · 17% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• 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

Listing remarks MLS

Great 2 story home, 3 bedrooms, 1 bathroom and fenced yard. Home is currently tenant occupied great investment opportunity.

Key facts

• Fenced yard
• 8,276 sq ft lot
• Built 1900

Tags

• FENCED YARD
• INVESTMENT OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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: 158 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 232 units permitted in Clark County in 2024 (116 in 5+ unit buildings).
• This rent runs 32% of the median local income ($44k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 294 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 18y ago; this cycle's ask has dropped $12k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $80k implies a 433% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 294 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.48% ✓
• Cap rate: 12.02%
• Cash-on-cash: 20.44%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (median comp): $96,470
• List price: $79,900
• Delta: -17.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1111 Lafayete Ave	0.70mi	3/1.0	1,056 (-1%)	2mo	$130,000	$123	64
1005 Burt St	0.58mi	2/1.0 (-1)	1,085 (+2%)	1mo	$127,000	$117	64
1664 Warder St	0.49mi	2/2.0 (-1)	1,015 (-5%)	3mo	$140,000	$138	58
842 Oak St	0.53mi	2/1.0 (-1)	1,118 (+5%)	8mo	$67,500	$60	55
955 Avondale Ave	0.49mi	2/1.0 (-1)	976 (-8%)	6mo	$41,600	$43	53
523 Linwood Ave	0.32mi	2/1.0 (-1)	910 (-14%)	7mo	$45,000	$49	50
133 N Arlington Ave	0.68mi	4/1.0 (+1)	1,008 (-5%)	6mo	$162,000	$161	49
908 Pine St	0.54mi	2/2.0 (-1)	1,180 (+11%)	2mo	$68,000	$58	46
920 Elder St	0.61mi	2/1.0 (-1)	1,184 (+11%)	3mo	$42,500	$36	45
902 Cypress St	0.62mi	2/1.0 (-1)	1,166 (+10%)	8mo	$47,000	$40	44
535 S Hubert Ave	0.39mi	2/2.0 (-1)	1,216 (+14%)	8mo	$145,000	$119	43
1810 Summit St	0.71mi	2/2.0 (-1)	1,188 (+12%)	4mo	$119,000	$100	35

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: 12.7%
• Equity multiple: 1.51×
• Total profit: $11,339
• Equity at exit: $11,913

10-year hold

• IRR: 21.6%
• Equity multiple: 2.84×
• Total profit: $41,196
• Equity at exit: $6,908

Cash invested: $22,372 (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 45505

• Home prices YoY: -34.3%
• Active inventory: 158
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,181 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $381

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 63%

Sensitivity live

Price	-10% $436	-5% $409	+0% $381	+5% $353	+10% $326
Rent	-10% $288	-5% $334	+0% $381	+5% $428	+10% $474
Rate	-1.0pp $421	-0.5pp $401	base $381	+0.5pp $360	+1.0pp $339

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 Ludlow Ave Springfield, OH	3.0	1.0	1000	$950	$0.95	44d	1	0.26mi
830 Oak St Unit 830 Springfield, OH	4.0	1.5	1400	$1,250	$0.89	15d	1	0.49mi
127 N Belmont Ave Unit 1 Springfield, OH	2.0	1.0	1052	$1,050	$1.00	2d	1	0.60mi
421 Catherine St Springfield, OH	3.0	2.0	1498	$1,500	$1.00	44d	1	1.20mi
313 E Rose St Springfield, OH	3.0	1.0	828	$1,200	$1.45	24d	1	1.21mi
18 E Grand Ave Springfield, OH	4.0	2.0	1452	$1,575	$1.08	20d	1	1.29mi
1306 S Limestone St Springfield, OH	4.0	2.0	1452	$1,695	$1.17	22d	1	1.33mi
509 E Northern Ave Unit 511 Springfield, OH	3.0	1.0	995	$995	$1.00	2d	1	1.39mi

Listing history 48 events

1. 2026-06-19
   days on market $79,900 Active 294 DOM
2. 2026-06-18
   days on market $79,900 Active 293 DOM
3. 2026-06-17
   days on market $79,900 Active 292 DOM
4. 2026-06-16
   days on market $79,900 Active 291 DOM
5. 2026-06-15
   days on market $79,900 Active 290 DOM
6. 2026-06-14
   days on market $79,900 Active 288 DOM
7. 2026-06-12
   days on market $79,900 Active 287 DOM
8. 2026-06-09
   days on market $79,900 Active 284 DOM
9. 2026-06-08
   days on market $79,900 Active 283 DOM
10. 2026-06-07
    days on market $79,900 Active 282 DOM
11. 2026-06-05
    days on market $79,900 Active 279 DOM
12. 2026-06-02
    days on market $79,900 Active 277 DOM
13. 2026-06-01
    days on market $79,900 Active 276 DOM
14. 2026-05-31
    days on market $79,900 Active 275 DOM
15. 2026-05-30
    days on market $79,900 Active 274 DOM
16. 2026-03-01
    status Active 124-char remark

    Show marketing remark (124 chars)

    Great 2 story home, 3 bedrooms, 1 bathroom and fenced yard. Home is currently tenant occupied great investment opportunity.

17. 2026-02-28
    historical 124-char remark

    Show marketing remark (124 chars)

    Great 2 story home, 3 bedrooms, 1 bathroom and fenced yard. Home is currently tenant occupied great investment opportunity.

18. 2026-02-28
    historical

    Show marketing remark (124 chars)

    Great 2 story home, 3 bedrooms, 1 bathroom and fenced yard. Home is currently tenant occupied great investment opportunity.

19. 2026-02-04
    price $79,900 124-char remark

    Show marketing remark (124 chars)

    Great 2 story home, 3 bedrooms, 1 bathroom and fenced yard. Home is currently tenant occupied great investment opportunity.

20. 2026-02-04
    price $79,900

    Show marketing remark (124 chars)

    Great 2 story home, 3 bedrooms, 1 bathroom and fenced yard. Home is currently tenant occupied great investment opportunity.

21. 2026-02-04
    price $799,000 124-char remark

    Show marketing remark (124 chars)

    Great 2 story home, 3 bedrooms, 1 bathroom and fenced yard. Home is currently tenant occupied great investment opportunity.

22. 2025-12-18
    price $87,000

    Show marketing remark (124 chars)

    Great 2 story home, 3 bedrooms, 1 bathroom and fenced yard. Home is currently tenant occupied great investment opportunity.

23. 2025-12-18
    price $87,000 124-char remark

    Show marketing remark (124 chars)

    Great 2 story home, 3 bedrooms, 1 bathroom and fenced yard. Home is currently tenant occupied great investment opportunity.

24. 2025-08-28
    listed $92,000 Active 124-char remark

    Show marketing remark (124 chars)

    Great 2 story home, 3 bedrooms, 1 bathroom and fenced yard. Home is currently tenant occupied great investment opportunity.

25. 2025-08-28
    listed $92,000 Active

    Show marketing remark (124 chars)

    Great 2 story home, 3 bedrooms, 1 bathroom and fenced yard. Home is currently tenant occupied great investment opportunity.

26. 2022-04-25
    historical
27. 2022-04-21
    status Active
28. 2022-04-21
    status Active
29. 2022-04-19
    status Pending
30. 2022-04-19
    status Pending
31. 2022-04-19
    historical
32. 2022-01-31
    status Active
33. 2022-01-31
    status Pending
34. 2022-01-12
    price $65,900
35. 2022-01-11
    price $65,900
36. 2021-11-11
    status Active
37. 2021-11-11
    status Active
38. 2021-11-11
    status Pending
39. 2021-11-11
    status Pending
40. 2021-10-27
    listed $69,900 Active
41. 2021-10-27
    listed $69,900 Active
42. 2012-03-21
    soldstatus $15,000
43. 2011-12-29
    listed $19,900
44. 2008-09-17
    historical
45. 2008-03-17
    listed $83,000
46. 1999-06-22
    soldstatus $64,000
47. 1988-12-16
    soldstatus $38,000
48. 1985-09-30
    soldstatus $26,300

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% 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: $14,175
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,134
• − Management: −$1,134
• − Depreciation: −$2,324
• Taxable income: $3,509
• Est. tax owed @ 24.0%: −$842
• After-tax cash flow: $3,730/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): 19,826
• Household income: $43,819
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 950.0

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: Predominantly White (75%)
• Race & ethnicity: White 75% Black 14% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Slovak 1% German 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1% German/W. Germanic 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: ▼ -135.16%
• Current HPI: 258.9037
• 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

+203.8% since first listed

33 events — show timeline

• 2026-03-01 Relisted — WRIST
• 2026-02-28 Listing Removed — Dayton MLS
• 2026-02-28 Listing Removed — WRIST
• 2026-02-04 Price Changed $79,900 WRIST
• 2026-02-04 Price Changed $79,900 Dayton MLS
• 2026-02-04 Price Changed $799,000 WRIST
• 2025-12-18 Price Changed $87,000 Dayton MLS
• 2025-12-18 Price Changed $87,000 WRIST
• 2025-08-28 Listed $92,000 Dayton MLS
• 2025-08-28 Listed $92,000 WRIST
• 2022-04-25 Listing Removed — Dayton MLS
• 2022-04-21 Relisted — Dayton MLS
• 2022-04-21 Relisted — WRIST
• 2022-04-19 Pending — Dayton MLS
• 2022-04-19 Pending — WRIST
• 2022-04-19 Listing Removed — WRIST
• 2022-01-31 Relisted — WRIST
• 2022-01-31 Pending — WRIST
• 2022-01-12 Price Changed $65,900 Dayton MLS
• 2022-01-11 Price Changed $65,900 WRIST
• 2021-11-11 Relisted — Dayton MLS
• 2021-11-11 Relisted — WRIST
• 2021-11-11 Pending — Dayton MLS
• 2021-11-11 Pending — WRIST
• 2021-10-27 Listed $69,900 WRIST
• 2021-10-27 Listed $69,900 Dayton MLS
• 2012-03-21 Sold (MLS) $15,000 WRIST
• 2011-12-29 Listed $19,900 WRIST
• 2008-09-17 Listing Removed — WRIST
• 2008-03-17 Listed $83,000 WRIST
• 1999-06-22 Sold (Public Records) $64,000 Public Records
• 1988-12-16 Sold (Public Records) $38,000 Public Records
• 1985-09-30 Sold (Public Records) $26,300 Public Records

Property tax history

+29.9%/yr

Latest (2025): $10,237 · +20.9% YoY. Source: county tax records.