834 W North St · Springfield, OH 45504

$259,950

4 bd · 2.0 ba · 2,484 sqft · MultiFamily public records · 1 Days on market

Built 1906 8,276 sqft lot

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Why this score? — see what drove the D- 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 +14.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Investor’s dream! Two duplexes on this corner lot, giving four total units. All units are already tenant occupied and this property is currently grossing $2350 monthly from rent. With the units combined this has a total of 8 bedrooms and 4 bathrooms. One duplex has been completely remodeled.

Key facts

• New drywall
• Updated electrical
• Fully remodeled

Tags

• FULLY REMODELED
• UPDATED ELECTRICAL
• NEW PLUMBING
• NEW FURNACES
• NEW DOORS
• NEW DRYWALL

Property features AI

Finance

• Other: Two total units

Exterior

• Utilities: Public sewer
• Home design: Duplex; Built in 1906
• Construction: Aluminum and vinyl siding; Block foundation
• Exterior features: Supplied water; Lot approximately 51 x 190 feet (0.19 acres)

Interior

• Bathrooms: Three full bathrooms
• Heating & cooling: Forced air heating; Has heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $40 ($475/yr) — positive. Per door: $20/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (10.2% below list).
• Recommended offer: $234k (10.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 93 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 232 units permitted in Clark County in 2024 (116 in 5+ unit buildings).
• This rent runs 42% of the median local income ($67k/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 $2k of loan paydown is wiped out by about $8k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 16y 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 $114k; list at $260k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $233,500 (10.2% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.65%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $139,104
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217-219 N Race St	0.24mi	4/2.0	2,655 (+7%)	0mo	$425,000	$160	77
124-126 N Light St	0.19mi	4/2.0	2,512 (+1%)	18mo	$85,000	$34	74
1103-1105 Broadway St	0.20mi	4/2.5	2,465 (-1%)	18mo	$100,000	$41	72
935 W North St	0.08mi	5/2.0 (+1)	2,716 (+9%)	7mo	$200,000	$74	70
453-455 N Yellow Springs St	0.38mi	4/—	2,471 (-0%)	23mo	$190,000	$77	62
714 W Jefferson St	0.45mi	4/2.0	2,288 (-8%)	12mo	$127,000	$56	56
712 W Jefferson St	0.46mi	4/2.0	2,288 (-8%)	12mo	$127,000	$56	56

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-39,564
• Equity at exit: $38,759

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-31,043
• Equity at exit: $22,476

Cash invested: $72,786 (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: 18.6×

Monthly cashflow live

• Estimated rent: $2,335 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$334 /mo · $4,003/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $40

Break-even live

Break-even rent $2,285

Max offer price $259,950

Occupancy floor 93%

Sensitivity live

Price	-10% $187	-5% $113	+0% $40	+5% $-34	+10% $-108
Rent	-10% $-145	-5% $-53	+0% $40	+5% $132	+10% $224
Rate	-1.0pp $170	-0.5pp $106	base $40	+0.5pp $-28	+1.0pp $-96

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$2,336
Total (2 units)			$2,335

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: $64,988
• Closing costs: $7,798
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
356 S Yellow Springs St Springfield, OH	4.0	2.0	1606	$1,825	$1.14	12d	1	0.58mi
401 Section St Springfield, OH	4.0	2.0	1612	$1,850	$1.15	12d	1	1.23mi
534 Homeview Ave Springfield, OH	3.0	1.0	2660	$1,200	$0.45	44d	1	1.49mi

Listing history 2 events

1. 2026-06-19
   remarks 596-char remark
2. 2026-06-19
   listed $259,950 Active 1 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: $4,003 · $334/mo
• Projected year-2 tax: $4,029 · $336/mo
• Expected delta: +$26/yr (+$2/mo · 0.7%)

ⓘ 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: $28,020
• − Mortgage interest: −$14,561
• − Property taxes: −$4,003
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,242
• − Management: −$2,242
• − Depreciation: −$7,562
• Taxable loss: −$3,889
• Est. tax savings @ 24.0%: +$933
• After-tax cash flow: $1,408/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 · 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

+1633.0% since first listed

15 events — show timeline

• 2026-06-18 Listed $259,950 WRIST
• 2023-01-20 Sold (Public Records) $113,500 Public Records
• 2022-10-31 Sold (MLS) $113,500 WRIST
• 2022-10-31 Sold (MLS) $113,500 Dayton MLS
• 2022-10-31 Sold (MLS) $113,500 Dayton MLS
• 2022-10-21 Pending — Dayton MLS
• 2022-10-21 Pending — WRIST
• 2022-10-17 Listed $115,000 WRIST
• 2022-10-17 Listed $115,000 Dayton MLS
• 2021-08-27 Sold (Public Records) $39,500 Public Records
• 2011-05-12 Listing Removed — WRIST
• 2010-11-12 Listed $39,900 WRIST
• 2004-09-08 Sold (Public Records) $60,000 Public Records
• 2000-12-04 Sold (Public Records) $40,000 Public Records
• 1989-08-25 Sold (Public Records) $15,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $4,003 · -0.9% YoY. Source: county tax records.