1611 Springmont Ave · Springfield, OH 45506

$120,000

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 39 Days on market

Built 1970 5,227 sqft lot $128/sqft · 55% above area

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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 +25.5/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• 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

Welcome home to this charming ranch property! Boasting three cozy bedrooms, one bathroom, and a full unfinished basement offering potential for customizability to suit your needs, this home provides a welcoming and versatile living space. With new flooring and fresh paint throughout. Outside, enjoy the privacy and security of a fenced-in yard, perfect for relaxing or entertaining, as well as the convenience of a carport for your vehicles. Embrace the comfort and potential this adorable ranch has to offer!

Key facts

• 5,227 sq ft lot
• Built 1970
• Listed 38 days

Property features AI

Exterior

• Parking: Carport
• Utilities: Supplied water; Public sewer; Natural gas connected; Sewer connected
• Home design: Single-family residence; House; Built in 1970; Lot dimensions approximately 56 x 100
• Construction: Aluminum siding; Block foundation
• Exterior features: Deck; Fenced yard; Residential lot

Interior

• Kitchen: Kitchen (11 x 14); Gas water heater
• Bedrooms: Bedroom 1 (10 x 8); Bedroom 2 (10 x 11); Bedroom 3 (11 x 11)
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Ceiling fan(s); No window coverings; Full unfinished basement
• Laundry & utility: Separate meters

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: 45 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 232 units permitted in Clark County in 2024 (116 in 5+ unit buildings).
• This rent runs 38% of the median local income ($42k/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 $830 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

• It's been on market 39 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1970 — 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. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.04%
• DSCR: 1.45
• GRM: 7.5

CMA / ARV

• ARV (median comp): $77,462
• List price: $120,000
• Delta: 54.91%
• 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
1923 Portage Path	0.33mi	3/1.0	925 (-1%)	4mo	$95,000	$103	79
610 Portage Path	0.27mi	3/1.0	1,008 (+8%)	2mo	$105,000	$104	73
1632 Springmont Ave	0.03mi	2/1.0 (-1)	840 (-10%)	7mo	$87,500	$104	71
542 Rosewood Ave	0.31mi	3/1.0	999 (+7%)	6mo	$95,000	$95	69
540 Mead Ln	0.31mi	3/1.0	864 (-8%)	8mo	$113,000	$131	66
1551 Southgate Ave	0.38mi	3/1.0	1,008 (+8%)	6mo	$75,000	$74	65
924 W State St	0.26mi	2/1.0 (-1)	860 (-8%)	7mo	$60,000	$70	63
1216 Innisfallen Ave	0.46mi	3/1.0	1,000 (+7%)	8mo	$119,900	$120	61
550 W Parkwood Ave	0.30mi	2/1.0 (-1)	822 (-12%)	2mo	$79,000	$96	59
208 Corlington Dr	0.75mi	3/1.0	957 (+2%)	6mo	$108,000	$113	56
2000 Springmont Ave	0.36mi	3/2.0	1,059 (+13%)	3mo	$142,500	$135	55
2140 Shawnee Ave	0.49mi	2/1.5 (-1)	864 (-8%)	3mo	$125,000	$145	55

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: -1.2%
• Equity multiple: 0.95×
• Total profit: $-1,553
• Equity at exit: $17,892

10-year hold

• IRR: 8.5%
• Equity multiple: 1.64×
• Total profit: $21,651
• Equity at exit: $10,375

Cash invested: $33,600 (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 45506

• Home prices YoY: -14.1%
• Active inventory: 45
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,337 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$96 /mo · $1,148/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $281

Break-even live

Break-even rent $981

Max offer price $120,000

Occupancy floor 74%

Sensitivity live

Price	-10% $349	-5% $315	+0% $281	+5% $247	+10% $213
Rent	-10% $176	-5% $228	+0% $281	+5% $334	+10% $387
Rate	-1.0pp $342	-0.5pp $312	base $281	+0.5pp $250	+1.0pp $218

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1452 S Wittenberg Ave Springfield, OH	2.0	1.0	937	$1,010	$1.08	2d	1	0.70mi
313 E Rose St Springfield, OH	3.0	1.0	828	$1,200	$1.45	24d	1	1.23mi

Listing history 22 events

1. 2026-06-19
   days on market $120,000 Active 39 DOM
2. 2026-06-18
   days on market $120,000 Active 38 DOM
3. 2026-06-17
   days on market $120,000 Active 37 DOM
4. 2026-06-16
   days on market $120,000 Active 36 DOM
5. 2026-06-15
   days on market $120,000 Active 35 DOM
6. 2026-06-14
   days on market $120,000 Active 33 DOM
7. 2026-06-12
   pricedays on market $120,000 Active 32 DOM
8. 2026-06-09
   days on market $140,000 Active 29 DOM
9. 2026-06-08
   days on market $140,000 Active 28 DOM
10. 2026-06-07
    days on market $140,000 Active 27 DOM
11. 2026-06-05
    days on market $140,000 Active 24 DOM
12. 2026-06-02
    days on market $140,000 Active 22 DOM
13. 2026-06-01
    days on market $140,000 Active 21 DOM
14. 2026-05-31
    days on market $140,000 Active 20 DOM
15. 2026-05-30
    days on market $140,000 Active 19 DOM
16. 2026-05-11
    listed $140,000 Active 80-char remark
17. 2024-07-15
    soldstatus $120,000 Closed 510-char remark

    Show marketing remark (510 chars)

    Welcome home to this charming ranch property! Boasting three cozy bedrooms, one bathroom, and a full unfinished basement offering potential for customizability to suit your needs, this home provides a welcoming and versatile living space. With new flooring and fresh paint throughout. Outside, enjoy the privacy and security of a fenced-in yard, perfect for relaxing or entertaining, as well as the convenience of a carport for your vehicles. Embrace the comfort and potential this adorable ranch has to offer!

18. 2024-06-05
    price $127,900 510-char remark

    Show marketing remark (510 chars)

    Welcome home to this charming ranch property! Boasting three cozy bedrooms, one bathroom, and a full unfinished basement offering potential for customizability to suit your needs, this home provides a welcoming and versatile living space. With new flooring and fresh paint throughout. Outside, enjoy the privacy and security of a fenced-in yard, perfect for relaxing or entertaining, as well as the convenience of a carport for your vehicles. Embrace the comfort and potential this adorable ranch has to offer!

19. 2024-06-03
    historical Contingency - Finance and Inspections 510-char remark

    Show marketing remark (510 chars)

    Welcome home to this charming ranch property! Boasting three cozy bedrooms, one bathroom, and a full unfinished basement offering potential for customizability to suit your needs, this home provides a welcoming and versatile living space. With new flooring and fresh paint throughout. Outside, enjoy the privacy and security of a fenced-in yard, perfect for relaxing or entertaining, as well as the convenience of a carport for your vehicles. Embrace the comfort and potential this adorable ranch has to offer!

20. 2024-05-31
    listed $124,900 Active 510-char remark

    Show marketing remark (510 chars)

    Welcome home to this charming ranch property! Boasting three cozy bedrooms, one bathroom, and a full unfinished basement offering potential for customizability to suit your needs, this home provides a welcoming and versatile living space. With new flooring and fresh paint throughout. Outside, enjoy the privacy and security of a fenced-in yard, perfect for relaxing or entertaining, as well as the convenience of a carport for your vehicles. Embrace the comfort and potential this adorable ranch has to offer!

21. 2017-01-01
    historical
22. 2016-07-13
    listed $32,900

ⓘ 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: $1,148 · $96/mo
• Projected year-2 tax: $1,510 · $126/mo
• Expected delta: +$362/yr (+$30/mo · 31.5%)

ⓘ 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 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: $16,042
• − Mortgage interest: −$6,722
• − Property taxes: −$1,148
• − Insurance: −$600
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$3,491
• Taxable income: $1,514
• Est. tax owed @ 24.0%: −$363
• After-tax cash flow: $3,010/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): 13,435
• Household income: $42,104
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 684.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 53% Black 30% Two or more races 10% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Serbian 2% Romanian 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 4% Other Asian/Pacific 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: ▼ -46.97%
• Current HPI: 286.2883
• 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

+264.7% since first listed

8 events — show timeline

• 2026-06-09 Price Changed $120,000 WRIST
• 2026-05-11 Listed $140,000 WRIST
• 2024-07-15 Sold (MLS) $120,000 WRIST
• 2024-06-05 Price Changed $127,900 WRIST
• 2024-06-03 Contingent — WRIST
• 2024-05-31 Listed $124,900 WRIST
• 2017-01-01 Listing Removed — CBRMLS
• 2016-07-13 Listed $32,900 CBRMLS

Property tax history

+4.5%/yr

Latest (2025): $1,148 · -4.9% YoY. Source: county tax records.