702 S Wittenberg Ave · Springfield, OH 45506

$83,900

4 bd · 1.0 ba · 1,847 sqft · SingleFamily public records · 302 Days on market

Built 1891 6,098 sqft lot $45/sqft · 18% above area Est $71k · 18% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for a 4bedroom home located in Sprignfield OH, nice size lot and move in ready. Currently tenant occupied with m2m tenants in place, curb offers preffered

Key facts

• 6,098 sq ft lot
• Built 1891
• Listed 301 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $841 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $84k).
• Recommended offer: $74k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.3% 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; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 232 units permitted in Clark County in 2024 (116 in 5+ unit buildings).
• At $1,724/mo this rent would consume 49% 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 $580 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 302 days — a 12% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $9k; list at $84k implies a 853% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1891 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,832 (12.0% below list)

Questions for the listing agent

1. It's been on market 302 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 1891 — 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: 2.05% ✓
• Cap rate: 18.33%
• Cash-on-cash: 42.98%
• DSCR: 2.91
• GRM: 4.1

CMA / ARV

• ARV (median comp): $70,928
• List price: $83,900
• Delta: 18.29%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 W Grand Ave	0.31mi	4/2.0	1,882 (+2%)	9mo	$150,100	$80	71
317 S Plum St	0.35mi	4/2.0	1,896 (+3%)	8mo	$60,000	$32	68
320 W Grand Ave	0.31mi	4/1.0	1,945 (+5%)	14mo	$163,000	$84	65
525 S Light St	0.50mi	3/2.0 (-1)	1,877 (+2%)	2mo	$172,000	$92	64
806 Drexel Ave	0.51mi	4/2.0	1,860 (+1%)	11mo	$160,000	$86	62
409 W Southern Ave	0.43mi	3/1.0 (-1)	1,723 (-7%)	4mo	$50,000	$29	60
721 W Pleasant St	0.55mi	3/1.5 (-1)	1,848 (+0%)	9mo	$65,000	$35	60
220 W Perrin Ave	0.47mi	3/1.5 (-1)	1,716 (-7%)	5mo	$193,000	$112	55
416 W Southern Ave	0.41mi	4/1.0	1,624 (-12%)	8mo	$50,000	$31	54
419 Gallagher St	0.52mi	3/2.0 (-1)	1,648 (-11%)	13mo	$40,000	$24	38
1307 S Limestone St	0.54mi	4/2.0	2,112 (+14%)	12mo	$108,900	$52	37
209 E Grand Ave	0.53mi	3/2.0 (-1)	1,584 (-14%)	11mo	$55,000	$35	33

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: 39.8%
• Equity multiple: 2.70×
• Total profit: $39,980
• Equity at exit: $12,510

10-year hold

• IRR: 46.1%
• Equity multiple: 5.42×
• Total profit: $103,772
• Equity at exit: $7,254

Cash invested: $23,492 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,724 high
• Mortgage (P&I): −$440
• Tax from tax record: −$45 /mo · $544/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $841

Break-even live

Break-even rent $659

Max offer price $83,900

Occupancy floor 46%

Sensitivity live

Price	-10% $889	-5% $865	+0% $841	+5% $818	+10% $794
Rent	-10% $705	-5% $773	+0% $841	+5% $909	+10% $978
Rate	-1.0pp $884	-0.5pp $863	base $841	+0.5pp $820	+1.0pp $797

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: $20,975
• Closing costs: $2,517
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 E Grand Ave Springfield, OH	4.0	2.0	1452	$1,575	$1.08	20d	1	0.36mi
306 S Plum St Springfield, OH	4.0	2.0	1352	$1,700	$1.26	44d	1	0.38mi
524 W Pleasant St Springfield, OH	4.0	2.0	1456	$1,645	$1.13	12d	1	0.39mi
523 W Mulberry St Springfield, OH	4.0	2.0	1456	$1,825	$1.25	12d	1	0.40mi
356 S Yellow Springs St Springfield, OH	4.0	2.0	1606	$1,825	$1.14	12d	1	0.45mi
545 W Grand Ave Springfield, OH	4.0	2.0	1456	$1,595	$1.10	4d	1	0.47mi
302 S Yellow Springs St Springfield, OH	4.0	2.0	1456	$1,845	$1.27	12d	1	0.48mi
220 S Yellow Springs St Springfield, OH	4.0	2.0	1456	$1,645	$1.13	24d	1	0.51mi
1306 S Limestone St Springfield, OH	4.0	2.0	1452	$1,695	$1.17	22d	1	0.53mi
401 Section St Springfield, OH	4.0	2.0	1612	$1,850	$1.15	12d	1	0.80mi
421 Catherine St Springfield, OH	3.0	2.0	1498	$1,500	$1.00	44d	1	0.83mi
830 Oak St Unit 830 Springfield, OH	4.0	1.5	1400	$1,250	$0.89	15d	1	1.23mi
307 N Isabella St Unit 309 Springfield, OH	3.0	1.5	1300	$1,400	$1.08	3d	1	1.31mi

Listing history 15 events

1. 2026-06-15
   days on market $83,900 Active 302 DOM
2. 2026-06-14
   days on market $83,900 Active 300 DOM
3. 2026-06-12
   days on market $83,900 Active 299 DOM
4. 2026-06-09
   days on market $83,900 Active 296 DOM
5. 2026-06-08
   days on market $83,900 Active 295 DOM
6. 2026-06-07
   days on market $83,900 Active 294 DOM
7. 2026-06-05
   days on market $83,900 Active 291 DOM
8. 2026-06-02
   days on market $83,900 Active 289 DOM
9. 2026-06-01
   days on market $83,900 Active 288 DOM
10. 2026-05-31
    days on market $83,900 Active 287 DOM
11. 2026-05-30
    days on market $83,900 Active 286 DOM
12. 2026-02-18
    price $83,900 172-char remark

    Show marketing remark (172 chars)

    Great opportunity for a 4bedroom home located in Sprignfield OH, nice size lot and move in ready. Currently tenant occupied with m2m tenants in place, curb offers preffered

13. 2025-08-16
    listed $88,900 Active 172-char remark

    Show marketing remark (172 chars)

    Great opportunity for a 4bedroom home located in Sprignfield OH, nice size lot and move in ready. Currently tenant occupied with m2m tenants in place, curb offers preffered

14. 2011-04-07
    soldstatus $8,800
15. 1985-08-05
    soldstatus $16,500

ⓘ 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: $544 · $45/mo
• Projected year-2 tax: $927 · $77/mo
• Expected delta: +$382/yr (+$32/mo · 70.2%)

ⓘ 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: $20,683
• − Mortgage interest: −$4,700
• − Property taxes: −$544
• − Insurance: −$420
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − Depreciation: −$2,441
• Taxable income: $9,270
• Est. tax owed @ 24.0%: −$2,225
• After-tax cash flow: $7,872/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

+408.5% since first listed

4 events — show timeline

• 2026-02-18 Price Changed $83,900 CBRMLS
• 2025-08-16 Listed $88,900 CBRMLS
• 2011-04-07 Sold (Public Records) $8,800 Public Records
• 1985-08-05 Sold (Public Records) $16,500 Public Records

Property tax history

-2.3%/yr

Latest (2025): $544 · +17.5% YoY. Source: county tax records.