316 Hickory Dr · Springfield, OH 45503

$185,000

3 bd · 1.0 ba · 1,258 sqft · SingleFamily public records · 17 Days on market

Built 1957 10,250 sqft lot Est $244k · 24% 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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.9/10.0
• 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 MLS

Freshly painted 3 bedroom ranch in Garden Acres. Enter the living room with a large picture window allowing for lots of natural light. LVT throughout main living areas. New carpet in bedrooms. Eat in kitchen. Large utility/laundry room. Additional room could be rec room, family room or home office. 1 car attached garage. New roof and HVAC 2025.

Key facts

• New hvac
• Large picture window
• Eat in kitchen

Tags

• LARGE PICTURE WINDOW
• EAT IN KITCHEN
• LARGE UTILITY LAUNDRY ROOM
• NEW ROOF
• NEW HVAC

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: One-car garage
• Home design: Single-story home
• Construction: Aluminum and vinyl siding
• Exterior features: 50 x 205 lot; Residential zoning

Interior

• Kitchen: Main-level kitchen (approx. 14 x 11)
• Bedrooms: Three main-level bedrooms (approx. 14 x 10; 12 x 9; 12 x 11)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Crawl space basement; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% 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.
• Zoned schools: Shawnee Elementary School (math 47% / reading 52%, grade D, #906 of 1,584 statewide, top 59%, 1,010 students, 46% FRL); Shawnee Middle School/High School (math 47% / reading 67%, grade C, #275 of 781 statewide, top 37%, 687 students, 46% FRL).
• Market conditions: 147 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 232 units permitted in Clark County in 2024 (116 in 5+ unit buildings).
• At $2,200/mo this rent would consume 48% of the median local household income ($55k/yr) — 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 $6k 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 $52k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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 $100k; list at $185k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $182,225 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.19% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.25%
• DSCR: 1.55
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $244,052
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 Larchmonte Ave	0.19mi	3/1.0	1,256 (-0%)	6mo	$110,095	$88	86
157 Oaksmere St	0.08mi	3/1.5	1,341 (+7%)	10mo	$118,000	$88	75
3653 Redwood Blvd	0.14mi	3/1.5	1,152 (-8%)	9mo	$185,000	$161	70
360 N Bird Rd	0.31mi	2/1.0 (-1)	1,344 (+7%)	8mo	$269,900	$201	63
506 Skyway Dr	0.59mi	3/2.0	1,192 (-5%)	6mo	$248,900	$209	55
44 S Bird Rd	0.39mi	3/2.0	1,415 (+12%)	8mo	$275,000	$194	50

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $3,693
• Equity at exit: $27,584

10-year hold

• IRR: 11.5%
• Equity multiple: 1.90×
• Total profit: $46,546
• Equity at exit: $15,995

Cash invested: $51,800 (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 45503

• Active inventory: 147
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$162 /mo · $1,943/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $529

Break-even live

Break-even rent $1,531

Max offer price $185,000

Occupancy floor 71%

Sensitivity live

Price	-10% $634	-5% $581	+0% $529	+5% $476	+10% $424
Rent	-10% $355	-5% $442	+0% $529	+5% $616	+10% $703
Rate	-1.0pp $622	-0.5pp $576	base $529	+0.5pp $481	+1.0pp $432

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
190 Skyway Dr Springfield, OH	3.0	2.5	1460	$2,200	$1.51	5d	1	0.43mi

Listing history 12 events

1. 2026-06-22
   days on market $185,000 Active 17 DOM
2. 2026-06-19
   days on market $185,000 Active 14 DOM
3. 2026-06-18
   days on market $185,000 Active 13 DOM
4. 2026-06-17
   days on market $185,000 Active 12 DOM
5. 2026-06-16
   days on market $185,000 Active 11 DOM
6. 2026-06-15
   days on market $185,000 Active 10 DOM
7. 2026-06-14
   days on market $185,000 Active 8 DOM
8. 2026-06-12
   days on market $185,000 Active 7 DOM
9. 2026-06-09
   days on market $185,000 Active 4 DOM
10. 2026-06-08
    days on market $185,000 Active 3 DOM
11. 2026-06-07
    remarks 346-char remark
12. 2026-06-07
    listed $185,000 Active 2 DOM

ⓘ 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: $1,943 · $162/mo
• Projected year-2 tax: $2,415 · $201/mo
• Expected delta: +$471/yr (+$39/mo · 24.3%)

ⓘ 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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$10,363
• − Property taxes: −$1,943
• − Insurance: −$925
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$5,382
• Taxable income: $3,563
• Est. tax owed @ 24.0%: −$855
• After-tax cash flow: $5,491/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): 32,673
• Household income: $54,561
• Rent vs Own: 40.1% rent · 59.9% own
• Severe rent burden: 4.7

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 (84%)
• Race & ethnicity: White 84% Black 9% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Spanish 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: ▼ -211.92%
• Current HPI: 257.5694
• 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

+640.0% since first listed

8 events — show timeline

• 2026-06-05 Listed $185,000 Dayton MLS
• 2026-06-05 Listed $185,000 WRIST
• 2007-09-18 Sold (Public Records) $99,500 Public Records
• 2007-09-14 Sold (MLS) $99,500 WRIST
• 2007-05-22 Listed $99,900 WRIST
• 2004-08-20 Sold (Public Records) $89,500 Public Records
• 2004-01-26 Sold (Public Records) $62,500 Public Records
• 2003-06-26 Sold (Public Records) $25,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $1,943 · +17.6% YoY. Source: county tax records.