625 Tibbetts Ave · Springfield, OH 45505

$115,000

3 bd · 1.0 ba · 1,610 sqft · SingleFamily public records · 122 Days on market

Built 1871 5,680 sqft lot $71/sqft · 157% above area

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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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks MLS

Welcome to 625 Tibbetts Ave, a versatile property offering strong potential for both savvy investors and first-time homebuyers looking to build equity. Located in an established neighborhood, this home presents an excellent opportunity to secure affordable real estate with room for growth and improvement. For investors, the property offers solid rental potential in a market where affordable housing remains in steady demand. Its manageable size helps keep renovation and maintenance costs reasonable, while thoughtful updates could significantly enhance value and increase long-term returns. Whether you are adding to your portfolio or securing your first income-producing property, this home delivers upside at an approachable price point. For first-time buyers, this is a chance to own for less than renting and begin building equity right away. The comfortable layout provides inviting living spaces, while the yard offers room to relax, garden, or create your own outdoor retreat. With a little vision and personalization, you can transform this home into a space that truly reflects your style and needs. Conveniently situated near shopping, dining, schools, parks, and major roadways, the location supports both everyday living and easy commuting. Properties at this price point do not last long, making this an exceptional opportunity for buyers ready to act. Schedule your private showing today and explore the possibilities at 625 Tibbetts Ave.

Key facts

• Thoughtful updates
• Comfortable layout
• 5,680 sq ft lot

Tags

• ESTABLISHED NEIGHBORHOOD
• SOLID RENTAL POTENTIAL
• THOUGHTFUL UPDATES
• COMFORTABLE LAYOUT
• INVITING LIVING SPACES
• CONVENIENTLY SITUATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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: 158 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 232 units permitted in Clark County in 2024 (116 in 5+ unit buildings).
• This rent runs 42% of the median local income ($44k/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 $795 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 $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $97k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1871 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1871 — 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 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: 1.35% ✓
• Cap rate: 11.57%
• Cash-on-cash: 18.84%
• DSCR: 1.84
• GRM: 6.2

CMA / ARV

• ARV (median comp): $44,711
• List price: $115,000
• Delta: 157.21%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
814 Selma Rd	0.27mi	3/1.0	1,578 (-2%)	10mo	$70,000	$44	75
1126 Oak St	0.43mi	4/1.0 (+1)	1,596 (-1%)	2mo	$29,200	$18	72
925 East St	0.26mi	4/2.5 (+1)	1,672 (+4%)	10mo	$145,000	$87	62
1159 Selma Rd	0.52mi	3/1.0	1,519 (-6%)	5mo	$125,000	$82	62
920 Oak St	0.49mi	3/2.0	1,716 (+7%)	3mo	$149,900	$87	60
1318 Maryland Ave	0.62mi	3/1.0	1,528 (-5%)	4mo	$169,000	$111	59
644 Clifton Ave	0.30mi	3/2.0	1,420 (-12%)	7mo	$165,000	$116	56
710 Clifton Ave	0.31mi	3/2.0	1,420 (-12%)	9mo	$165,000	$116	54
714 Clifton Ave	0.31mi	3/2.0	1,420 (-12%)	10mo	$165,000	$116	54
1213 Gable St	0.73mi	3/2.0	1,430 (-11%)	3mo	$189,900	$133	41
1417 Kenton St	0.69mi	3/2.0	1,384 (-14%)	1mo	$70,000	$51	40
937 Avondale Ave	0.71mi	3/2.0	1,793 (+11%)	10mo	$169,900	$95	35

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: 10.6%
• Equity multiple: 1.42×
• Total profit: $13,531
• Equity at exit: $17,147

10-year hold

• IRR: 19.7%
• Equity multiple: 2.65×
• Total profit: $53,137
• Equity at exit: $9,943

Cash invested: $32,200 (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 45505

• Home prices YoY: -34.3%
• Active inventory: 158
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,549 high
• Mortgage (P&I): −$603
• Tax from tax record: −$68 /mo · $811/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $505

Break-even live

Break-even rent $910

Max offer price $115,000

Occupancy floor 62%

Sensitivity live

Price	-10% $571	-5% $538	+0% $505	+5% $473	+10% $440
Rent	-10% $383	-5% $444	+0% $505	+5% $567	+10% $628
Rate	-1.0pp $563	-0.5pp $535	base $505	+0.5pp $476	+1.0pp $445

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
830 Oak St Unit 830 Springfield, OH	4.0	1.5	1400	$1,250	$0.89	15d	1	0.51mi
401 Section St Springfield, OH	4.0	2.0	1612	$1,850	$1.15	12d	1	0.55mi
18 E Grand Ave Springfield, OH	4.0	2.0	1452	$1,575	$1.08	20d	1	0.57mi
421 Catherine St Springfield, OH	3.0	2.0	1498	$1,500	$1.00	44d	1	0.64mi
1306 S Limestone St Springfield, OH	4.0	2.0	1452	$1,695	$1.17	22d	1	0.65mi
306 S Plum St Springfield, OH	4.0	2.0	1352	$1,700	$1.26	44d	1	0.96mi
524 W Pleasant St Springfield, OH	4.0	2.0	1456	$1,645	$1.13	12d	1	1.07mi
523 W Mulberry St Springfield, OH	4.0	2.0	1456	$1,825	$1.25	12d	1	1.07mi
302 S Yellow Springs St Springfield, OH	4.0	2.0	1456	$1,845	$1.27	12d	1	1.09mi
220 S Yellow Springs St Springfield, OH	4.0	2.0	1456	$1,645	$1.13	24d	1	1.10mi
356 S Yellow Springs St Springfield, OH	4.0	2.0	1606	$1,825	$1.14	12d	1	1.10mi
545 W Grand Ave Springfield, OH	4.0	2.0	1456	$1,595	$1.10	4d	1	1.17mi
127 N Belmont Ave Unit 1 Springfield, OH	2.0	1.0	1052	$1,050	$1.00	2d	1	1.29mi

Listing history 22 events

1. 2026-06-19
   days on market $115,000 Active 122 DOM
2. 2026-06-18
   days on market $115,000 Active 121 DOM
3. 2026-06-17
   days on market $115,000 Active 120 DOM
4. 2026-06-16
   days on market $115,000 Active 119 DOM
5. 2026-06-15
   days on market $115,000 Active 118 DOM
6. 2026-06-14
   days on market $115,000 Active 116 DOM
7. 2026-06-12
   days on market $115,000 Active 115 DOM
8. 2026-06-09
   days on market $115,000 Active 112 DOM
9. 2026-06-08
   days on market $115,000 Active 111 DOM
10. 2026-06-07
    days on market $115,000 Active 110 DOM
11. 2026-06-05
    days on market $115,000 Active 107 DOM
12. 2026-06-02
    days on market $115,000 Active 105 DOM
13. 2026-06-01
    days on market $115,000 Active 104 DOM
14. 2026-05-31
    pricedays on market $115,000 Active 103 DOM
15. 2026-05-30
    days on market $125,000 Active 102 DOM
16. 2026-02-17
    listed $130,000 Active 1468-char remark

    Show marketing remark (1456 chars)

    Welcome to 625 Tibbetts Ave, a versatile property offering strong potential for both savvy investors and first-time homebuyers looking to build equity. Located in an established neighborhood, this home presents an excellent opportunity to secure affordable real estate with room for growth and improvement. For investors, the property offers solid rental potential in a market where affordable housing remains in steady demand. Its manageable size helps keep renovation and maintenance costs reasonable, while thoughtful updates could significantly enhance value and increase long-term returns. Whether you are adding to your portfolio or securing your first income-producing property, this home delivers upside at an approachable price point. For first-time buyers, this is a chance to own for less than renting and begin building equity right away. The comfortable layout provides inviting living spaces, while the yard offers room to relax, garden, or create your own outdoor retreat. With a little vision and personalization, you can transform this home into a space that truly reflects your style and needs. Conveniently situated near shopping, dining, schools, parks, and major roadways, the location supports both everyday living and easy commuting. Properties at this price point do not last long, making this an exceptional opportunity for buyers ready to act. Schedule your private showing today and explore the possibilities at 625 Tibbetts Ave.

17. 2026-02-17
    listed $130,000 Active 1456-char remark

    Show marketing remark (1456 chars)

    Welcome to 625 Tibbetts Ave, a versatile property offering strong potential for both savvy investors and first-time homebuyers looking to build equity. Located in an established neighborhood, this home presents an excellent opportunity to secure affordable real estate with room for growth and improvement. For investors, the property offers solid rental potential in a market where affordable housing remains in steady demand. Its manageable size helps keep renovation and maintenance costs reasonable, while thoughtful updates could significantly enhance value and increase long-term returns. Whether you are adding to your portfolio or securing your first income-producing property, this home delivers upside at an approachable price point. For first-time buyers, this is a chance to own for less than renting and begin building equity right away. The comfortable layout provides inviting living spaces, while the yard offers room to relax, garden, or create your own outdoor retreat. With a little vision and personalization, you can transform this home into a space that truly reflects your style and needs. Conveniently situated near shopping, dining, schools, parks, and major roadways, the location supports both everyday living and easy commuting. Properties at this price point do not last long, making this an exceptional opportunity for buyers ready to act. Schedule your private showing today and explore the possibilities at 625 Tibbetts Ave.

18. 2023-12-28
    soldstatus $97,000
19. 2022-02-10
    soldstatus $57,000
20. 2022-02-07
    soldstatus $57,000 Closed
21. 2022-01-23
    status Pending
22. 2022-01-19
    listed $69,900 Active

ⓘ 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: $811 · $68/mo
• Projected year-2 tax: $1,302 · $109/mo
• Expected delta: +$492/yr (+$41/mo · 60.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% 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: $18,592
• − Mortgage interest: −$6,442
• − Property taxes: −$811
• − Insurance: −$575
• − Repairs & maintenance: −$1,487
• − Management: −$1,487
• − Depreciation: −$3,345
• Taxable income: $4,444
• Est. tax owed @ 24.0%: −$1,067
• After-tax cash flow: $4,998/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 County · 33,261 people
• City population: 33,261
• Metro: Springfield, OH
• Population (ZIP): 19,826
• Household income: $43,819
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 950.0

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 (75%)
• Race & ethnicity: White 75% Black 14% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Slovak 1% German 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1% German/W. Germanic 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: ▼ -135.16%
• Current HPI: 258.9037
• Rent YoY: —
• Metro: Springfield, OH
• 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

+86.0% since first listed

7 events — show timeline

• 2026-02-17 Listed $130,000 Dayton MLS
• 2026-02-17 Listed $130,000 WRIST
• 2023-12-28 Sold (Public Records) $97,000 Public Records
• 2022-02-10 Sold (Public Records) $57,000 Public Records
• 2022-02-07 Sold (MLS) $57,000 WRIST
• 2022-01-23 Pending — WRIST
• 2022-01-19 Listed $69,900 WRIST

Property tax history

+33.4%/yr

Latest (2025): $811 · +25.0% YoY. Source: county tax records.