705 E Northern Ave · Springfield, OH 45503

$100,000

3 bd · 1.0 ba · 964 sqft · SingleFamily public records · 29 Days on market

Built 1922 5,680 sqft lot Est $115k · 13% under

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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 +19.7/30.0
• ARV discount +13.3/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• 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

3-bedroom home located on Northern Ave in Springfield, just catty-corner from the new builds! This property is full of potential and ready for your personal touch. While it does need some TLC, it could make a great investment opportunity or the perfect project for first-time home buyers looking to build equity. Convenient location with nearby development adds to the appeal and future potential of this property. Don't miss the chance to turn this house into something special!

Key facts

• Nearby development
• 5,680 sq ft lot
• 2 garage spots

Tags

• INVESTMENT OPPORTUNITY
• NEARBY DEVELOPMENT

Property features AI

Finance

• Other:
• Financial info: Offered for sale
• HOA & community:

Exterior

• Parking: Detached two-car garage
• Security:
• Utilities:
• Home design: Single-story home; Entry and living spaces on the main level
• Construction: Aluminum and vinyl siding
• Exterior features: 40 x 142 lot; Residential zoning

Interior

• Kitchen: Main-level kitchen (approximately 12 x 15)
• Bedrooms: Three main-level bedrooms (approximately 10 x 10, 10 x 10, and 10 x 12)
• Flooring:
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Full basement
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: 144 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $691 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 29 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 5 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: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1922 — 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: 1.02% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.05%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $114,716
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1015 Rodgers Dr	0.06mi	2/1.0 (-1)	898 (-7%)	1mo	$80,125	$89	80
1316 Cedarview Dr W	0.30mi	3/1.0	960 (-0%)	7mo	$153,000	$159	79
862 E Mccreight Ave	0.22mi	2/1.0 (-1)	954 (-1%)	16mo	$123,700	$130	69
702 E Madison Ave	0.20mi	3/1.0	1,056 (+10%)	8mo	$75,000	$71	68
729 E Northern Ave	0.05mi	2/1.0 (-1)	1,096 (+14%)	14mo	$107,000	$98	59
925 Sherman Ave	0.56mi	2/1.0 (-1)	1,011 (+5%)	11mo	$45,500	$45	52
1215 Circle Dr	0.37mi	2/2.0 (-1)	984 (+2%)	23mo	$106,900	$109	51
705 E Madison Ave	0.23mi	2/1.0 (-1)	1,054 (+9%)	23mo	$145,000	$138	49
1711 Drew Ct	0.69mi	2/1.0 (-1)	936 (-3%)	19mo	$167,000	$178	42
221 Ridge Rd	0.45mi	2/1.0 (-1)	1,076 (+12%)	17mo	$110,000	$102	40
122 E 1st St	0.51mi	3/1.0	1,070 (+11%)	22mo	$164,900	$154	39
1002 Wayne Ave	0.68mi	2/1.0 (-1)	884 (-8%)	13mo	$105,000	$119	39

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-8,682
• Equity at exit: $14,910

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $2,157
• Equity at exit: $8,646

Cash invested: $28,000 (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: 144
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,016 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$118 /mo · $1,419/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $118

Break-even live

Break-even rent $866

Max offer price $100,000

Occupancy floor 83%

Sensitivity live

Price	-10% $175	-5% $146	+0% $118	+5% $90	+10% $61
Rent	-10% $38	-5% $78	+0% $118	+5% $158	+10% $198
Rate	-1.0pp $168	-0.5pp $143	base $118	+0.5pp $92	+1.0pp $66

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
509 E Northern Ave Unit 511 Springfield, OH	3.0	1.0	995	$995	$1.00	2d	1	0.14mi
127 N Belmont Ave Unit 1 Springfield, OH	2.0	1.0	1052	$1,050	$1.00	2d	1	1.29mi
826 Grant St Springfield, OH	2.0	1.0	950	$1,200	$1.26	3d	1	1.48mi

Listing history 29 events

1. 2026-06-19
   days on market $100,000 Active 29 DOM
2. 2026-06-18
   days on market $100,000 Active 28 DOM
3. 2026-06-17
   days on market $100,000 Active 27 DOM
4. 2026-06-16
   days on market $100,000 Active 26 DOM
5. 2026-06-15
   days on market $100,000 Active 25 DOM
6. 2026-06-14
   days on market $100,000 Active 23 DOM
7. 2026-06-12
   days on market $100,000 Active 22 DOM
8. 2026-06-09
   days on market $100,000 Active 19 DOM
9. 2026-06-08
   days on market $100,000 Active 18 DOM
10. 2026-06-07
    days on market $100,000 Active 17 DOM
11. 2026-06-05
    days on market $100,000 Active 14 DOM
12. 2026-06-03
    remarks 556-char remark
13. 2026-06-02
    days on market $100,000 Active 12 DOM
14. 2026-06-01
    days on market $100,000 Active 11 DOM
15. 2026-05-31
    days on market $100,000 Active 10 DOM
16. 2026-05-30
    days on market $100,000 Active 9 DOM
17. 2026-05-20
    listed $100,000 Active

    Show marketing remark (479 chars)

    3-bedroom home located on Northern Ave in Springfield, just catty-corner from the new builds! This property is full of potential and ready for your personal touch. While it does need some TLC, it could make a great investment opportunity or the perfect project for first-time home buyers looking to build equity. Convenient location with nearby development adds to the appeal and future potential of this property. Don't miss the chance to turn this house into something special!

18. 2026-05-20
    listed $100,000 Active 479-char remark

    Show marketing remark (479 chars)

    3-bedroom home located on Northern Ave in Springfield, just catty-corner from the new builds! This property is full of potential and ready for your personal touch. While it does need some TLC, it could make a great investment opportunity or the perfect project for first-time home buyers looking to build equity. Convenient location with nearby development adds to the appeal and future potential of this property. Don't miss the chance to turn this house into something special!

19. 2023-08-04
    soldstatus $95,000 Closed 273-char remark

    Show marketing remark (273 chars)

    This home has 3 bedrooms 1 full bathroom, a full basement, and fenced backyard, complete with a detached two-car garage. Enjoy the benefits of storage space, fenced in back yard, and a comfortable front porch. The house is located close to downtown and Wittenberg's campus.

20. 2023-08-04
    soldstatus $95,000 Closed

    Show marketing remark (273 chars)

    This home has 3 bedrooms 1 full bathroom, a full basement, and fenced backyard, complete with a detached two-car garage. Enjoy the benefits of storage space, fenced in back yard, and a comfortable front porch. The house is located close to downtown and Wittenberg's campus.

21. 2023-08-04
    soldstatus $95,000 Sold

    Show marketing remark (273 chars)

    This home has 3 bedrooms 1 full bathroom, a full basement, and fenced backyard, complete with a detached two-car garage. Enjoy the benefits of storage space, fenced in back yard, and a comfortable front porch. The house is located close to downtown and Wittenberg's campus.

22. 2023-08-04
    soldstatus $95,000 Closed

    Show marketing remark (273 chars)

    This home has 3 bedrooms 1 full bathroom, a full basement, and fenced backyard, complete with a detached two-car garage. Enjoy the benefits of storage space, fenced in back yard, and a comfortable front porch. The house is located close to downtown and Wittenberg's campus.

23. 2023-08-04
    soldstatus $95,000

    Show marketing remark (273 chars)

    This home has 3 bedrooms 1 full bathroom, a full basement, and fenced backyard, complete with a detached two-car garage. Enjoy the benefits of storage space, fenced in back yard, and a comfortable front porch. The house is located close to downtown and Wittenberg's campus.

24. 2023-07-08
    status Pending 273-char remark

    Show marketing remark (273 chars)

    This home has 3 bedrooms 1 full bathroom, a full basement, and fenced backyard, complete with a detached two-car garage. Enjoy the benefits of storage space, fenced in back yard, and a comfortable front porch. The house is located close to downtown and Wittenberg's campus.

25. 2023-07-08
    status Pending

    Show marketing remark (273 chars)

    This home has 3 bedrooms 1 full bathroom, a full basement, and fenced backyard, complete with a detached two-car garage. Enjoy the benefits of storage space, fenced in back yard, and a comfortable front porch. The house is located close to downtown and Wittenberg's campus.

26. 2023-07-08
    status Pending

    Show marketing remark (273 chars)

    This home has 3 bedrooms 1 full bathroom, a full basement, and fenced backyard, complete with a detached two-car garage. Enjoy the benefits of storage space, fenced in back yard, and a comfortable front porch. The house is located close to downtown and Wittenberg's campus.

27. 2023-06-23
    listed $99,900 Active 273-char remark

    Show marketing remark (273 chars)

    This home has 3 bedrooms 1 full bathroom, a full basement, and fenced backyard, complete with a detached two-car garage. Enjoy the benefits of storage space, fenced in back yard, and a comfortable front porch. The house is located close to downtown and Wittenberg's campus.

28. 2023-06-23
    listed $99,900 Active

    Show marketing remark (273 chars)

    This home has 3 bedrooms 1 full bathroom, a full basement, and fenced backyard, complete with a detached two-car garage. Enjoy the benefits of storage space, fenced in back yard, and a comfortable front porch. The house is located close to downtown and Wittenberg's campus.

29. 2023-06-21
    listed $99,900 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: $1,419 · $118/mo
• Projected year-2 tax: $1,490 · $124/mo
• Expected delta: +$70/yr (+$6/mo · 5.0%)

ⓘ 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 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: $12,187
• − Mortgage interest: −$5,602
• − Property taxes: −$1,419
• − Insurance: −$500
• − Repairs & maintenance: −$975
• − Management: −$975
• − Depreciation: −$2,909
• Taxable loss: −$193
• Est. tax savings @ 24.0%: +$46
• After-tax cash flow: $1,462/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

+0.1% since first listed

13 events — show timeline

• 2026-05-20 Listed $100,000 WRIST
• 2026-05-20 Listed $100,000 Dayton MLS
• 2023-08-04 Sold (Public Records) $95,000 Public Records
• 2023-08-04 Sold (MLS) $95,000 WRIST
• 2023-08-04 Sold (MLS) $95,000 Dayton MLS
• 2023-08-04 Sold (MLS) $95,000 Dayton MLS
• 2023-08-04 Sold (MLS) $95,000 CBRMLS
• 2023-07-08 Pending — CBRMLS
• 2023-07-08 Pending — WRIST
• 2023-07-08 Pending — Dayton MLS
• 2023-06-23 Listed $99,900 Dayton MLS
• 2023-06-23 Listed $99,900 CBRMLS
• 2023-06-21 Listed $99,900 WRIST

Property tax history

+2.9%/yr

Latest (2025): $1,419 · +22.8% YoY. Source: county tax records.