1143 Cedarview Dr · Springfield, OH 45503

$166,000

4 bd · 2.0 ba · 1,728 sqft · MultiFamily public records · 72 Days on market

Built 1938 7,405 sqft lot $96/sqft · at area comps Est $163k · at est.

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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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +7.1/10.0
• ARV discount +6.7/15.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Established investment property- Brick double with 2 bedrooms, 1 bath upstairs, living room, dining room and kitchen. Full unfinished basement w/laundry hookup. Same floor plan for each unit. Bathroom updates less than 2 years old, new outside railings, new flooring both units 2024 and 2025. Tenants pay gas, electric, cable, internet. Owner/seller pays water/sewer and trash. Current rent is $850 each side.

Key facts

• 7,405 sq ft lot
• Built 1938
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $166k.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $166k).
• Recommended offer: $156k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: 142 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).
• This rent runs 44% of the median local income ($55k/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 $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($156k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $156,040 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — 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 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: 1.21% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.55%
• DSCR: 1.56
• GRM: 6.9

CMA / ARV

• ARV (median comp): $163,101
• List price: $166,000
• Delta: 1.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
913-915 Mitchell Blvd	0.06mi	4/2.0	1,728 (0%)	0mo	$172,000	$100	97
876 E Mccreight Ave	0.05mi	4/2.0	1,728 (0%)	2mo	$130,000	$75	96
1309-1311 W Cedarview Dr	0.17mi	4/2.0	1,728 (0%)	14mo	$166,000	$96	80
1330-1332 E Cedarview Dr	0.19mi	4/2.0	1,728 (0%)	21mo	$152,000	$88	74
1340-1342 E Cedarview Dr	0.20mi	4/2.0	1,728 (0%)	21mo	$162,000	$94	73
1223 Cedarview Dr	0.08mi	4/—	1,944 (+12%)	23mo	$156,000	$80	56
1663-1665 Brentwood Dr	0.70mi	4/2.0	1,520 (-12%)	0mo	$155,000	$102	47
1681 Brentwood Dr	0.72mi	4/2.0	1,552 (-10%)	6mo	$165,000	$106	45
472 Stanton Ave	0.50mi	4/2.0	1,471 (-15%)	15mo	$107,100	$73	39
1674 Brentwood Dr	0.69mi	4/2.0	1,552 (-10%)	22mo	$155,000	$100	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: 2.3%
• Equity multiple: 1.09×
• Total profit: $4,058
• Equity at exit: $24,751

10-year hold

• IRR: 11.9%
• Equity multiple: 1.93×
• Total profit: $43,409
• Equity at exit: $14,353

Cash invested: $46,480 (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: 142
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $2,015 medium
• Mortgage (P&I): −$871
• Tax from tax record: −$166 /mo · $1,994/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $486

Break-even live

Break-even rent $1,400

Max offer price $166,000

Occupancy floor 71%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,014
Total (2 units)			$2,015

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: $41,500
• Closing costs: $4,980
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 Section St Springfield, OH	4.0	2.0	1612	$1,850	$1.15	11d	1	1.05mi

Listing history 27 events

1. 2026-06-19
   days on market $166,000 Active 72 DOM
2. 2026-06-18
   days on market $166,000 Active 71 DOM
3. 2026-06-17
   days on market $166,000 Active 70 DOM
4. 2026-06-16
   days on market $166,000 Active 69 DOM
5. 2026-06-15
   days on market $166,000 Active 68 DOM
6. 2026-06-14
   days on market $166,000 Active 66 DOM
7. 2026-06-12
   days on market $166,000 Active 65 DOM
8. 2026-06-09
   days on market $166,000 Active 62 DOM
9. 2026-06-08
   days on market $166,000 Active 61 DOM
10. 2026-06-07
    days on market $166,000 Active 60 DOM
11. 2026-06-05
    days on market $166,000 Active 57 DOM
12. 2026-06-02
    days on market $166,000 Active 55 DOM
13. 2026-06-01
    days on market $166,000 Active 54 DOM
14. 2026-05-31
    days on market $166,000 Active 53 DOM
15. 2026-05-30
    days on market $166,000 Active 52 DOM
16. 2026-05-16
    status Active 412-char remark

    Show marketing remark (412 chars)

    Established investment property- Brick double with 2 bedrooms, 1 bath upstairs, living room, dining room and kitchen. Full unfinished basement w/laundry hookup. Same floor plan for each unit. Bathroom updates less than 2 years old, new outside railings, new flooring both units 2024 and 2025. Tenants pay gas, electric, cable, internet. Owner/seller pays water/sewer and trash. Current rent is $850 each side.

17. 2026-05-15
    historical Contingency - Finance and Inspections 412-char remark

    Show marketing remark (412 chars)

    Established investment property- Brick double with 2 bedrooms, 1 bath upstairs, living room, dining room and kitchen. Full unfinished basement w/laundry hookup. Same floor plan for each unit. Bathroom updates less than 2 years old, new outside railings, new flooring both units 2024 and 2025. Tenants pay gas, electric, cable, internet. Owner/seller pays water/sewer and trash. Current rent is $850 each side.

18. 2026-05-08
    price $167,000 412-char remark

    Show marketing remark (412 chars)

    Established investment property- Brick double with 2 bedrooms, 1 bath upstairs, living room, dining room and kitchen. Full unfinished basement w/laundry hookup. Same floor plan for each unit. Bathroom updates less than 2 years old, new outside railings, new flooring both units 2024 and 2025. Tenants pay gas, electric, cable, internet. Owner/seller pays water/sewer and trash. Current rent is $850 each side.

19. 2026-04-08
    listed $168,000 Active 410-char remark

    Show marketing remark (410 chars)

    Established investment property- Brick double with 2 bedrooms, 1 bath upstairs, living room, dining room and kitchen. Full unfinished basement w/ laundry hookup. Same floor plan for each unit. Bathroom updates less than 2 years old, new outside railings, new flooring both units 2024 and 2025. Tenants pay gas, electric, cable, internet. Owner/seller pays water/sewer and trash. Current rent is $850 each side.

20. 2026-04-07
    listed $168,000 Active 412-char remark

    Show marketing remark (412 chars)

    Established investment property- Brick double with 2 bedrooms, 1 bath upstairs, living room, dining room and kitchen. Full unfinished basement w/laundry hookup. Same floor plan for each unit. Bathroom updates less than 2 years old, new outside railings, new flooring both units 2024 and 2025. Tenants pay gas, electric, cable, internet. Owner/seller pays water/sewer and trash. Current rent is $850 each side.

21. 2022-07-29
    soldstatus $155,000
22. 2022-07-29
    soldstatus $105,000
23. 2018-12-26
    soldstatus $170,000
24. 2012-07-02
    soldstatus $64,500
25. 2002-12-31
    soldstatus $74,000
26. 2001-01-08
    soldstatus $67,800
27. 1986-10-14
    soldstatus $37,000

ⓘ 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: $1,994 · $166/mo
• Projected year-2 tax: $2,292 · $191/mo
• Expected delta: +$298/yr (+$25/mo · 14.9%)

ⓘ 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: $24,180
• − Mortgage interest: −$9,299
• − Property taxes: −$1,994
• − Insurance: −$830
• − Repairs & maintenance: −$1,934
• − Management: −$1,934
• − Depreciation: −$4,829
• Taxable income: $3,359
• Est. tax owed @ 24.0%: −$806
• After-tax cash flow: $5,025/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): 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

+351.4% since first listed

12 events — show timeline

• 2026-05-16 Relisted — WRIST
• 2026-05-15 Contingent — WRIST
• 2026-05-08 Price Changed $167,000 WRIST
• 2026-04-08 Listed $168,000 CBRMLS
• 2026-04-07 Listed $168,000 WRIST
• 2022-07-29 Sold (Public Records) $105,000 Public Records
• 2022-07-29 Sold (Public Records) $155,000 Public Records
• 2018-12-26 Sold (Public Records) $170,000 Public Records
• 2012-07-02 Sold (Public Records) $64,500 Public Records
• 2002-12-31 Sold (Public Records) $74,000 Public Records
• 2001-01-08 Sold (Public Records) $67,800 Public Records
• 1986-10-14 Sold (Public Records) $37,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,994 · +51.8% YoY. Source: county tax records.