2650 Hilltop Ave · Springfield, OH 45503

$150,000

3 bd · 2.0 ba · 1,470 sqft · SingleFamily public records · 5 Days on market

Built 1952 0.26 ac lot $102/sqft · 10% above area Est $137k · 10% over ↓ 7% since listing

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Why this score? — see what drove the F 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 +9.1/30.0
• ARV discount +3.1/15.0
• Livability +2.8/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated on a large corner lot, this home offers many possibilities. You enter a spacious living area open to the eat in kitchen. Primary bedroom on the main level offers an en suite bath. There is another bedroom and bath on the first floor. Upstairs there is a 3rd bedroom and flexible den/office space. The basement offers plenty of of storage space. There is a detached 3 car garage perfect for your next project. Needs some updates and finishing touches.

Key facts

• 0.26 acre lot
• 3 garage spots
• Built 1952

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached garage; 3-car garage
• Utilities: Natural gas heating; Central air conditioning
• Home design: Residential property
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Lot approximately 0.26 acres (84 x 134)

Interior

• Kitchen: Range; Refrigerator; Kitchen (12 x 12)
• Bedrooms: Second-level bedroom (17 x 9); Second-level bedroom (10 x 9); Main-level bedroom (12 x 10); Main-level bedroom (20 x 13)
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Partial basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (30.0% below list).
• Recommended offer: $105k (30.0% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Kenton Elementary School (math 23% / reading 30%, grade F, #1,209 of 1,584 statewide, top 76%, 469 students, 0% FRL); Schaefer Middle School (math 20% / reading 27%, grade F, #597 of 654 statewide, top 92%, 268 students, 0% FRL); Springfield High School (math 17% / reading 31%, grade F, #665 of 781 statewide, top 85%, 1,516 students, 0% FRL) — zoned schools average 0% FRL vs 75% district-wide (75 pts lower); this property's tenant base skews higher-income than the district average.
• 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,000 (30.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.70% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.33%
• DSCR: 0.85
• GRM: 11.9

CMA / ARV

• ARV (median comp): $136,764
• List price: $150,000
• Delta: 9.68%
• 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
2650 Hilltop Ave	0.00mi	3/2.0	1,470 (0%)	0mo	$149,000	$101	100
2529 Lagonda Ave	0.14mi	4/2.0 (+1)	1,460 (-1%)	11mo	$170,000	$116	78
2560 Tecumseh Ave	0.18mi	2/1.0 (-1)	1,547 (+5%)	13mo	$35,000	$23	63
1909 Mechanicsburg Rd	0.30mi	4/1.0 (+1)	1,492 (+2%)	15mo	$172,000	$115	62
1517 Parker St	0.24mi	4/2.0 (+1)	1,600 (+9%)	12mo	$205,000	$128	59
3114 Columbus Ave	0.69mi	3/2.0	1,394 (-5%)	2mo	$237,000	$170	57
1026 N Burnett Rd	0.61mi	3/2.0	1,440 (-2%)	21mo	$182,000	$126	50
1739 Winding Trl	0.74mi	3/2.0	1,499 (+2%)	15mo	$259,900	$173	49
1103 N Burnett Rd	0.61mi	3/1.5	1,608 (+9%)	11mo	$135,000	$84	44
901 N Burnett Rd	0.71mi	4/2.0 (+1)	1,580 (+8%)	23mo	$123,000	$78	30

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: -21.9%
• Equity multiple: 0.24×
• Total profit: $-31,771
• Equity at exit: $22,365

10-year hold

• IRR: -15.9%
• Equity multiple: 0.11×
• Total profit: $-37,388
• Equity at exit: $12,969

Cash invested: $42,000 (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: 11.9×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$97 /mo · $1,164/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $-117

Break-even live

Break-even rent $1,198

Max offer price $129,406

Occupancy floor —

Sensitivity live

Price	-10% $-32	-5% $-74	+0% $-117	+5% $-159	+10% $-201
Rent	-10% $-200	-5% $-158	+0% $-117	+5% $-75	+10% $-34
Rate	-1.0pp $-41	-0.5pp $-78	base $-117	+0.5pp $-155	+1.0pp $-195

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 N Belmont Ave Unit 1 Springfield, OH	2.0	1.0	1052	$1,050	$1.00	3d	1	1.45mi

Listing history 6 events

1. 2026-05-11
   status Pending 456-char remark

   Show marketing remark (459 chars)

   Situated on a large corner lot, this home offers many possibilities. You enter a spacious living area open to the eat in kitchen. Primary bedroom on the main level offers an en suite bath. There is another bedroom and bath on the first floor. Upstairs there is a 3rd bedroom and flexible den/office space. The basement offers plenty of of storage space. There is a detached 3 car garage perfect for your next project. Needs some updates and finishing touches.

2. 2026-05-11
   status Pending 459-char remark

   Show marketing remark (459 chars)

   Situated on a large corner lot, this home offers many possibilities. You enter a spacious living area open to the eat in kitchen. Primary bedroom on the main level offers an en suite bath. There is another bedroom and bath on the first floor. Upstairs there is a 3rd bedroom and flexible den/office space. The basement offers plenty of of storage space. There is a detached 3 car garage perfect for your next project. Needs some updates and finishing touches.

3. 2026-05-09
   price $150,000 456-char remark

   Show marketing remark (459 chars)

   Situated on a large corner lot, this home offers many possibilities. You enter a spacious living area open to the eat in kitchen. Primary bedroom on the main level offers an en suite bath. There is another bedroom and bath on the first floor. Upstairs there is a 3rd bedroom and flexible den/office space. The basement offers plenty of of storage space. There is a detached 3 car garage perfect for your next project. Needs some updates and finishing touches.

4. 2026-05-09
   price $150,000 459-char remark

   Show marketing remark (459 chars)

   Situated on a large corner lot, this home offers many possibilities. You enter a spacious living area open to the eat in kitchen. Primary bedroom on the main level offers an en suite bath. There is another bedroom and bath on the first floor. Upstairs there is a 3rd bedroom and flexible den/office space. The basement offers plenty of of storage space. There is a detached 3 car garage perfect for your next project. Needs some updates and finishing touches.

5. 2026-05-05
   listed $160,000 Active 456-char remark

   Show marketing remark (459 chars)

   Situated on a large corner lot, this home offers many possibilities. You enter a spacious living area open to the eat in kitchen. Primary bedroom on the main level offers an en suite bath. There is another bedroom and bath on the first floor. Upstairs there is a 3rd bedroom and flexible den/office space. The basement offers plenty of of storage space. There is a detached 3 car garage perfect for your next project. Needs some updates and finishing touches.

6. 2026-05-05
   listed $160,000 Active 459-char remark

   Show marketing remark (459 chars)

   Situated on a large corner lot, this home offers many possibilities. You enter a spacious living area open to the eat in kitchen. Primary bedroom on the main level offers an en suite bath. There is another bedroom and bath on the first floor. Upstairs there is a 3rd bedroom and flexible den/office space. The basement offers plenty of of storage space. There is a detached 3 car garage perfect for your next project. Needs some updates and finishing touches.

ⓘ 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: $1,164 · $97/mo
• Projected year-2 tax: $1,752 · $146/mo
• Expected delta: +$588/yr (+$49/mo · 50.6%)

ⓘ 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: $12,600
• − Mortgage interest: −$8,402
• − Property taxes: −$1,164
• − Insurance: −$750
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$4,364
• Taxable loss: −$4,096
• Est. tax savings @ 24.0%: +$983
• After-tax cash flow: $-416/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

-6.9% since first listed

8 events — show timeline

• 2026-06-15 Sold (MLS) $149,000 Dayton MLS
• 2026-06-11 Sold (MLS) $149,000 WRIST
• 2026-05-11 Pending — Dayton MLS
• 2026-05-11 Pending — WRIST
• 2026-05-09 Price Changed $150,000 Dayton MLS
• 2026-05-09 Price Changed $150,000 WRIST
• 2026-05-05 Listed $160,000 WRIST
• 2026-05-05 Listed $160,000 Dayton MLS

Property tax history

+1.6%/yr

Latest (2022): $1,164 · +14.5% YoY. Source: county tax records.