2514 Beatrice St · Springfield, OH 45503

$85,000

2 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 33 Days on market

Built 1928 6,098 sqft lot $75/sqft · 38% below area Est $136k · 38% under

---

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 +18.4/30.0
• ARV discount +15.0/15.0
• 1% rule +7.0/10.0
• DSCR +5.8/10.0
• 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 MLS

ONSITE PUBLIC AUCTION - Friday, May 15 at 12noon. Solid 2 bedroom 1 bath home that just sold in March of 2023 for $129,000. Appraised at only $85,000. Take advantage of this opportunity to buy a move-in ready 2 story home that features an updated kitchen w/ appliances that stay, washer & dryer off kitchen, dining room w/ hardwood floors, 2 bed & 1 bath upstairs, full basement w/ updated Bryant gas furnace, central air, nice front porch, single detached garage with newer opener & door, & fenced in backyard. Terms -10% of the purchase price required at close of auction, balance upon delivery of deed within 40 days. Taxes prorated to day of closing. Possession at closing. Real estate has been appraised at $85,000 and sells to the highest bidder subject to confirmation of Guardian.

Key facts

• Fenced in backyard
• Full basement
• Updated kitchen

Tags

• UPDATED KITCHEN
• HARDWOOD FLOORS
• FULL BASEMENT
• CENTRAL AIR
• FENCED IN BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $79 ($952/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: 142 active listings in the ZIP; 2 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 $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.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.20% ✓
• Cap rate: 7.41%
• Cash-on-cash: 4.00%
• DSCR: 1.18
• GRM: 7.0

CMA / ARV

• ARV (median comp): $136,275
• List price: $85,000
• Delta: -37.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Cottage Pl	0.39mi	3/1.5 (+1)	1,056 (-6%)	1mo	$164,900	$156	64
1654 Catawba Ave	0.72mi	2/1.0	1,145 (+2%)	1mo	$119,400	$104	64
2020 Woodside Ave	0.42mi	3/2.0 (+1)	1,176 (+4%)	2mo	$145,000	$123	63
2817 Hillside Ave	0.32mi	3/1.0 (+1)	1,024 (-9%)	4mo	$199,900	$195	61
262 Raffensperger Ave	0.71mi	2/1.0	1,148 (+2%)	4mo	$54,500	$47	61
127 Bellevue Ave	0.38mi	3/1.0 (+1)	1,040 (-8%)	7mo	$129,900	$125	58
1810 Summit St	0.58mi	2/2.0	1,188 (+5%)	4mo	$119,000	$100	57
121 Willis Ave	0.67mi	2/1.0	1,042 (-8%)	3mo	$169,900	$163	53
1783 Edwards Ave	0.62mi	3/1.5 (+1)	1,014 (-10%)	4mo	$225,000	$222	43
1664 Warder St	0.74mi	2/2.0	1,015 (-10%)	3mo	$140,000	$138	42
1726 Highland Ave	0.73mi	3/1.5 (+1)	1,224 (+8%)	7mo	$172,900	$141	39
1519 Edgewood Ave	0.73mi	3/1.0 (+1)	980 (-13%)	3mo	$139,900	$143	36

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-8,622
• Equity at exit: $12,674

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-598
• 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 45503

• Active inventory: 142
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,017 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$243 /mo · $2,919/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $79

Break-even live

Break-even rent $917

Max offer price $85,000

Occupancy floor 87%

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 2 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	1d	1	0.62mi
515 Ludlow Ave Springfield, OH	3.0	1.0	1000	$950	$0.95	43d	1	1.22mi

Listing history 13 events

1. 2026-05-16
   status Pending 804-char remark

   Show marketing remark (804 chars)

   ONSITE PUBLIC AUCTION - Friday, May 15 at 12noon. Solid 2 bedroom 1 bath home that just sold in March of 2023 for $129,000. Appraised at only $85,000. Take advantage of this opportunity to buy a move-in ready 2 story home that features an updated kitchen w/ appliances that stay, washer & dryer off kitchen, dining room w/ hardwood floors, 2 bed & 1 bath upstairs, full basement w/ updated Bryant gas furnace, central air, nice front porch, single detached garage with newer opener & door, & fenced in backyard. Terms -10% of the purchase price required at close of auction, balance upon delivery of deed within 40 days. Taxes prorated to day of closing. Possession at closing. Real estate has been appraised at $85,000 and sells to the highest bidder subject to confirmation of Guardian.

2. 2026-04-12
   listed $85,000 Active 804-char remark

   Show marketing remark (804 chars)

   ONSITE PUBLIC AUCTION - Friday, May 15 at 12noon. Solid 2 bedroom 1 bath home that just sold in March of 2023 for $129,000. Appraised at only $85,000. Take advantage of this opportunity to buy a move-in ready 2 story home that features an updated kitchen w/ appliances that stay, washer & dryer off kitchen, dining room w/ hardwood floors, 2 bed & 1 bath upstairs, full basement w/ updated Bryant gas furnace, central air, nice front porch, single detached garage with newer opener & door, & fenced in backyard. Terms -10% of the purchase price required at close of auction, balance upon delivery of deed within 40 days. Taxes prorated to day of closing. Possession at closing. Real estate has been appraised at $85,000 and sells to the highest bidder subject to confirmation of Guardian.

3. 2023-03-14
   soldstatus $129,000 Sold 663-char remark

   Show marketing remark (663 chars)

   Absolutely adorable home! The bride is getting married and is moving to the grooms house. Perfect starter home or ready to downsize this is move in ready. You will enjoy sitting on the spacious front porch and the fenced back yard for the fur babies plus a 1 car garage. Two bedrooms and full bath upstairs, cozy living room and romantic dining room and an oversized bright kitchen to be enjoyed. All your appliances are going to convey including a space saver washer Dryer combo on the main floor, Dry basement gives you great storage with a washer and dryer hook up in the basement. this is a great find, you won't be disappointed. buyer to verify measurements.

4. 2023-03-14
   soldstatus $129,000 Closed 663-char remark

   Show marketing remark (663 chars)

   Absolutely adorable home! The bride is getting married and is moving to the grooms house. Perfect starter home or ready to downsize this is move in ready. You will enjoy sitting on the spacious front porch and the fenced back yard for the fur babies plus a 1 car garage. Two bedrooms and full bath upstairs, cozy living room and romantic dining room and an oversized bright kitchen to be enjoyed. All your appliances are going to convey including a space saver washer Dryer combo on the main floor, Dry basement gives you great storage with a washer and dryer hook up in the basement. this is a great find, you won't be disappointed. buyer to verify measurements.

5. 2023-03-14
   soldstatus $129,000 Closed

   Show marketing remark (663 chars)

   Absolutely adorable home! The bride is getting married and is moving to the grooms house. Perfect starter home or ready to downsize this is move in ready. You will enjoy sitting on the spacious front porch and the fenced back yard for the fur babies plus a 1 car garage. Two bedrooms and full bath upstairs, cozy living room and romantic dining room and an oversized bright kitchen to be enjoyed. All your appliances are going to convey including a space saver washer Dryer combo on the main floor, Dry basement gives you great storage with a washer and dryer hook up in the basement. this is a great find, you won't be disappointed. buyer to verify measurements.

6. 2023-03-14
   soldstatus $129,000

   Show marketing remark (663 chars)

   Absolutely adorable home! The bride is getting married and is moving to the grooms house. Perfect starter home or ready to downsize this is move in ready. You will enjoy sitting on the spacious front porch and the fenced back yard for the fur babies plus a 1 car garage. Two bedrooms and full bath upstairs, cozy living room and romantic dining room and an oversized bright kitchen to be enjoyed. All your appliances are going to convey including a space saver washer Dryer combo on the main floor, Dry basement gives you great storage with a washer and dryer hook up in the basement. this is a great find, you won't be disappointed. buyer to verify measurements.

7. 2023-02-28
   status Pending

   Show marketing remark (663 chars)

   Absolutely adorable home! The bride is getting married and is moving to the grooms house. Perfect starter home or ready to downsize this is move in ready. You will enjoy sitting on the spacious front porch and the fenced back yard for the fur babies plus a 1 car garage. Two bedrooms and full bath upstairs, cozy living room and romantic dining room and an oversized bright kitchen to be enjoyed. All your appliances are going to convey including a space saver washer Dryer combo on the main floor, Dry basement gives you great storage with a washer and dryer hook up in the basement. this is a great find, you won't be disappointed. buyer to verify measurements.

8. 2023-02-28
   status Pending 663-char remark

   Show marketing remark (663 chars)

   Absolutely adorable home! The bride is getting married and is moving to the grooms house. Perfect starter home or ready to downsize this is move in ready. You will enjoy sitting on the spacious front porch and the fenced back yard for the fur babies plus a 1 car garage. Two bedrooms and full bath upstairs, cozy living room and romantic dining room and an oversized bright kitchen to be enjoyed. All your appliances are going to convey including a space saver washer Dryer combo on the main floor, Dry basement gives you great storage with a washer and dryer hook up in the basement. this is a great find, you won't be disappointed. buyer to verify measurements.

9. 2023-02-27
   listed $129,000 Active 663-char remark

   Show marketing remark (663 chars)

   Absolutely adorable home! The bride is getting married and is moving to the grooms house. Perfect starter home or ready to downsize this is move in ready. You will enjoy sitting on the spacious front porch and the fenced back yard for the fur babies plus a 1 car garage. Two bedrooms and full bath upstairs, cozy living room and romantic dining room and an oversized bright kitchen to be enjoyed. All your appliances are going to convey including a space saver washer Dryer combo on the main floor, Dry basement gives you great storage with a washer and dryer hook up in the basement. this is a great find, you won't be disappointed. buyer to verify measurements.

10. 2023-02-26
    listed $129,000 Active
11. 2022-10-18
    soldstatus $93,000
12. 1999-10-29
    soldstatus $49,900
13. 1991-05-21
    soldstatus $35,000

ⓘ 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: $2,919 · $243/mo
• Projected year-2 tax: $2,919 · $243/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,209
• − Mortgage interest: −$4,761
• − Property taxes: −$2,919
• − Insurance: −$425
• − Repairs & maintenance: −$977
• − Management: −$977
• − Depreciation: −$2,473
• Taxable loss: −$323
• Est. tax savings @ 24.0%: +$77
• After-tax cash flow: $1,029/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

+142.9% since first listed

13 events — show timeline

• 2026-05-16 Pending — WRIST
• 2026-04-12 Listed $85,000 WRIST
• 2023-03-14 Sold (Public Records) $129,000 Public Records
• 2023-03-14 Sold (MLS) $129,000 WRIST
• 2023-03-14 Sold (MLS) $129,000 Dayton MLS
• 2023-03-14 Sold (MLS) $129,000 Dayton MLS
• 2023-02-28 Pending — WRIST
• 2023-02-28 Pending — Dayton MLS
• 2023-02-27 Listed $129,000 Dayton MLS
• 2023-02-26 Listed $129,000 WRIST
• 2022-10-18 Sold (Public Records) $93,000 Public Records
• 1999-10-29 Sold (Public Records) $49,900 Public Records
• 1991-05-21 Sold (Public Records) $35,000 Public Records

Property tax history

+13.7%/yr

Latest (2025): $2,919 · +78.5% YoY. Source: county tax records.