452 N Bechtle Ave · Springfield, OH 45504

$85,000

3 bd · 1.0 ba · 1,124 sqft · SingleFamily public records · 2 Days on market

Built 1939 Est $140k · 40% 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
• 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
• Appreciation +0.0/10.0

Listing remarks

Calling all investors and first-time buyers! This property is a fantastic opportunity to build equity with a little TLC. Featuring 3 bedrooms and 1 full bathroom, this home offers great potential for those ready to make it their own. Enjoy a fenced-in backyard--perfect for pets, outdoor entertaining, or gardening--as well as a 2-car detached garage for added storage and convenience. Situated on a desirable corner lot, the location is a standout--within walking distance to Snyder Park and just minutes from shopping, grocery stores, dining, and other everyday amenities. Don't miss your chance to turn this property into something special!

Key facts

• 2 garage spots
• Built 1939
• Listed 2 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $646 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 15.4% vs local median 4.8% 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $588 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $33k; list at $85k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1939 — 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: 1.74% ✓
• Cap rate: 15.41%
• Cash-on-cash: 32.56%
• DSCR: 2.45
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $140,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
452 N Bechtle Ave	0.00mi	3/1.0	1,124 (0%)	1mo	$85,000	$76	99
306 N Bechtle Ave	0.11mi	3/1.0	1,288 (+15%)	2mo	$169,900	$132	69
1707 Maiden Ln	0.32mi	2/1.0 (-1)	1,144 (+2%)	11mo	$143,000	$125	68
1504 W High St	0.47mi	2/2.0 (-1)	1,120 (-0%)	3mo	$61,000	$54	66
2162 Broadway St	0.70mi	3/1.0	1,105 (-2%)	2mo	$168,000	$152	63
1530 W Main St	0.41mi	3/2.0	1,182 (+5%)	10mo	$55,000	$47	60
14 Seever St	0.49mi	2/1.0 (-1)	1,100 (-2%)	10mo	$108,500	$99	60
1205 Kinsman Ave	0.16mi	2/2.0 (-1)	972 (-14%)	4mo	$165,500	$170	58
908 Cedar St	0.41mi	3/1.0	1,255 (+12%)	10mo	$60,000	$48	53
270 Snyder St	0.42mi	3/1.0	960 (-15%)	9mo	$120,000	$125	49
2017 Broadway St	0.58mi	3/1.0	1,008 (-10%)	9mo	$145,000	$144	48
1701 W Jefferson St	0.69mi	2/1.0 (-1)	1,230 (+9%)	1mo	$115,000	$93	46

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: 27.6%
• Equity multiple: 2.15×
• Total profit: $27,342
• Equity at exit: $12,674

10-year hold

• IRR: 35.1%
• Equity multiple: 4.22×
• Total profit: $76,705
• Equity at exit: $7,349

Cash invested: $23,800 (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 45504

• Active inventory: 93
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,481 high
• Mortgage (P&I): −$446
• Tax from tax record: −$43 /mo · $515/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $646

Break-even live

Break-even rent $663

Max offer price $85,000

Occupancy floor 51%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 N Isabella St Unit 309 Springfield, OH	3.0	1.5	1300	$1,400	$1.08	2d	1	0.15mi
826 Grant St Springfield, OH	2.0	1.0	950	$1,200	$1.26	2d	1	0.43mi
220 S Yellow Springs St Springfield, OH	4.0	2.0	1456	$1,645	$1.13	23d	1	0.96mi
302 S Yellow Springs St Springfield, OH	4.0	2.0	1456	$1,845	$1.27	11d	1	0.99mi
523 W Mulberry St Springfield, OH	4.0	2.0	1456	$1,825	$1.25	11d	1	1.06mi
524 W Pleasant St Springfield, OH	4.0	2.0	1456	$1,645	$1.13	11d	1	1.08mi
306 S Plum St Springfield, OH	4.0	2.0	1352	$1,700	$1.26	43d	1	1.10mi
545 W Grand Ave Springfield, OH	4.0	2.0	1456	$1,595	$1.10	3d	1	1.44mi

Listing history 3 events

1. 2026-04-17
   status Pending
2. 2026-04-15
   listed $85,000 Active
3. 1989-01-24
   soldstatus $33,000

ⓘ 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: $515 · $43/mo
• Projected year-2 tax: $920 · $77/mo
• Expected delta: +$406/yr (+$34/mo · 78.8%)

ⓘ 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: $17,770
• − Mortgage interest: −$4,761
• − Property taxes: −$515
• − Insurance: −$425
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − Depreciation: −$2,473
• Taxable income: $6,753
• Est. tax owed @ 24.0%: −$1,621
• After-tax cash flow: $6,129/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

+157.6% since first listed

3 events — show timeline

• 2026-04-17 Pending — WRIST
• 2026-04-15 Listed $85,000 WRIST
• 1989-01-24 Sold (Public Records) $33,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $515 · +114.9% YoY. Source: county tax records.