2629 Berger Ave · Springfield, OH 45503

$104,900

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 22 Days on market

Built 1942 Good condition 6,534 sqft lot $146/sqft · 25% below area Est $139k · 25% under

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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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.7/10.0
• Condition / age +3.8/5.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Easy living indoors, space outdoors. Welcome to your new home, or your new investment property! This 3 bedroom, 1 bath home has been tastefully updated to completely rework the floor plan and make a truly functional property. Step inside to a cute, bright living room with built in shelving. Directly ahead are two good sized bedrooms, one with backyard access. The kitchen has been made BRAND NEW in every way: new cabinets, countertops, backsplash, appliances, and a storage/pantry area. The primary suite off the kitchen has a large walk in closet, as well as a convenient separated laundry area. The full bathroom has been outfitted with a new vanity and sleek black hardware.

Key facts

• Backyard access
• Built in shelving
• New cabinets

Tags

• BUILT IN SHELVING
• BACKYARD ACCESS
• NEW CABINETS
• NEW COUNTERTOPS
• NEW BACKSPLASH
• NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% 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.
• 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: 359 active listings in the ZIP; 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 $725 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 $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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.
• Current owner paid $78k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,326 (1.5% below list)

Questions for the listing agent

1. Built in 1942 — 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: 1.17% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.04%
• DSCR: 1.54
• GRM: 7.1

CMA / ARV

• ARV (median comp): $139,313
• List price: $104,900
• Delta: -24.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2629 Berger Ave	0.00mi	3/1.0 (+1)	720 (0%)	5mo	$77,500	$108	91
2663 Merritt St	0.13mi	2/1.0	720 (0%)	19mo	$129,500	$180	78
1517 Edgewood Ave	0.15mi	2/1.0	768 (+7%)	9mo	$137,000	$178	74
2603 Roberts Ave	0.08mi	2/1.0	774 (+8%)	12mo	$135,000	$174	74
1027 N Burnett Rd	0.51mi	3/1.0 (+1)	720 (0%)	2mo	$141,000	$196	70
1515 Parker St	0.14mi	2/1.0	796 (+11%)	23mo	$65,000	$82	57
2419 Gladden St	0.38mi	2/1.0	804 (+12%)	11mo	$109,000	$136	54

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $1,758
• Equity at exit: $15,641

10-year hold

• IRR: 11.2%
• Equity multiple: 1.87×
• Total profit: $25,649
• Equity at exit: $9,070

Cash invested: $29,372 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 3 under contract
• Months of supply: 0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 45503

• Active inventory: 359
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$81 /mo · $967/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $295

Break-even live

Break-even rent $854

Max offer price $104,900

Occupancy floor 71%

Sensitivity live

Price	-10% $354	-5% $324	+0% $295	+5% $265	+10% $235
Rent	-10% $198	-5% $246	+0% $295	+5% $343	+10% $392
Rate	-1.0pp $348	-0.5pp $321	base $295	+0.5pp $268	+1.0pp $240

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: $26,225
• Closing costs: $3,147
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residenceOne storyBuilt in 1942No common walls
• Construction: Block foundation
• Exterior features: Block foundation0.15-acre lot

Interior

• Bedrooms: Three main-level bedrooms
• Flooring: Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Window air conditioning unitsElectric baseboard heating
• Interior features: Crawl space basement720 living areaVinyl flooring

Listing history 47 events

1. 2026-10-01
   days on market $104,900 Active 22 DOM
2. 2026-09-30
   days on market $104,900 Active 21 DOM
3. 2026-09-29
   days on market $104,900 Active 20 DOM
4. 2026-09-28
   days on market $104,900 Active 19 DOM
5. 2026-09-27
   days on market $104,900 Active 18 DOM
6. 2026-09-26
   days on market $104,900 Active 17 DOM
7. 2026-09-25
   days on market $104,900 Active 16 DOM
8. 2026-09-24
   days on market $104,900 Active 15 DOM
9. 2026-09-23
   days on market $104,900 Active 14 DOM
10. 2026-09-20
    days on market $104,900 Active 11 DOM
11. 2026-09-18
    pricedays on market $104,900 Active 9 DOM
12. 2026-09-17
    days on market $110,000 Active 8 DOM
13. 2026-09-16
    days on market $110,000 Active 7 DOM
14. 2026-09-15
    days on market $110,000 Active 6 DOM
15. 2026-09-14
    days on market $110,000 Active 5 DOM
16. 2026-09-13
    days on market $110,000 Active 4 DOM
17. 2026-09-12
    days on market $110,000 Active 3 DOM
18. 2026-09-11
    days on marketlisting id $110,000 Active 2 DOM
19. 2026-09-05
    days on market $110,000 Active 17 DOM
20. 2026-09-04
    days on market $110,000 Active 16 DOM
21. 2026-09-03
    pricedays on market $110,000 Active 15 DOM
22. 2026-09-02
    days on market $115,000 Active 14 DOM
23. 2026-08-30
    days on market $115,000 Active 11 DOM
24. 2026-08-29
    days on market $115,000 Active 10 DOM
25. 2026-08-28
    days on market $115,000 Active 9 DOM
26. 2026-08-27
    days on market $115,000 Active 8 DOM
27. 2026-08-26
    days on market $115,000 Active 7 DOM
28. 2026-08-25
    days on market $115,000 Active 6 DOM
29. 2026-08-24
    days on market $115,000 Active 5 DOM
30. 2026-08-23
    days on market $115,000 Active 4 DOM
31. 2026-08-22
    days on market $115,000 Active 3 DOM
32. 2026-08-21
    days on market $115,000 Active 2 DOM
33. 2026-08-20
    remarks 699-char remark
34. 2026-08-20
    pricestatusdays on marketlisting id $115,000 Active 1 DOM
35. 2026-06-05
    days on market $89,900 ActiveUnderContract 77 DOM
36. 2026-06-02
    days on market $89,900 ActiveUnderContract 75 DOM
37. 2026-06-01
    days on market $89,900 ActiveUnderContract 74 DOM
38. 2026-05-31
    days on market $89,900 ActiveUnderContract 73 DOM
39. 2026-05-30
    days on market $89,900 ActiveUnderContract 72 DOM
40. 2026-05-05
    price $89,900 1641-char remark
41. 2026-05-05
    price $89,900 1650-char remark
42. 2026-03-19
    listed $99,900 Active 1641-char remark
43. 2026-03-19
    listed $99,900 Active 1650-char remark
44. 2019-08-08
    historical
45. 2019-04-11
    listed $44,900
46. 1989-07-31
    soldstatus $16,000
47. 1986-06-25
    soldstatus $16,000

ⓘ 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: $967 · $81/mo
• Projected year-2 tax: $1,301 · $108/mo
• Expected delta: +$335/yr (+$28/mo · 34.7%)

ⓘ 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: $14,720
• − Mortgage interest: −$5,876
• − Property taxes: −$967
• − Insurance: −$524
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$3,052
• Taxable income: $1,946
• Est. tax owed @ 24.0%: −$467
• After-tax cash flow: $3,069/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.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $3,600–$10,800 screening

This 3-bedroom home is in good condition with cosmetic updates needed for curb appeal and value enhancement.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — No roof visible in photos
• Major Windows (windows) — Windows appear old and possibly not sealed well
• Major Electrical (electrical) — Electrical panel not visible, could be outdated
• Major Plumbing (plumbing) — No plumbing fixtures visible, could be old and in need of replacement
• Major Exterior (exterior) — Exterior siding appears old and possibly in need of repair or replacement

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 25/100

Zoned Schools

Elementary Kenton Elementary School F OH #1,209/1,584 Nat'l #29,439/41,679 Middle Schaefer Middle School F OH #597/654 Nat'l #10,902/14,009 High Springfield High School F OH #665/781 Nat'l #13,437/17,239

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

D Composite livability gradescore 56/100

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 · 130,703 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: 5% of renters

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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%

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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%
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Spanish 1%

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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

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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

Property features AI

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residenceOne storyBuilt in 1942No common walls
• Construction: Block foundation
• Exterior features: Block foundation0.15-acre lot

Interior

• Bedrooms: Three main-level bedrooms
• Flooring: Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Window air conditioning unitsElectric baseboard heating
• Interior features: Crawl space basement720 living areaVinyl flooring

Price history

+555.6% since first listed

21 events — show timeline

• 2026-10-01 Listing Removed — WRIST
• 2026-10-01 Listing Removed — CBRMLS
• 2026-09-18 Price Changed $104,900 CBRMLS
• 2026-09-18 Price Changed $104,900 Dayton MLS
• 2026-09-18 Price Changed $104,900 WRIST
• 2026-09-09 Listed $110,000 CBRMLS
• 2026-09-02 Price Changed $110,000 WRIST
• 2026-08-19 Listed $115,000 WRIST
• 2026-06-18 Sold (Public Records) $77,500 Public Records
• 2026-06-05 Sold (MLS) $77,500 WRIST
• 2026-06-05 Sold (MLS) $77,500 Dayton MLS
• 2026-05-29 Contingent — Dayton MLS
• 2026-05-29 Pending — WRIST
• 2026-05-05 Price Changed $89,900 Dayton MLS
• 2026-05-05 Price Changed $89,900 WRIST
• 2026-03-19 Listed $99,900 WRIST
• 2026-03-19 Listed $99,900 Dayton MLS
• 2019-08-08 Listing Removed — WRIST
• 2019-04-11 Listed $44,900 WRIST
• 1989-07-31 Sold (Public Records) $16,000 Public Records
• 1986-06-25 Sold (Public Records) $16,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $967 · -32.5% YoY. Source: county tax records.