3401 Maplewood Ave · Springfield, OH 45505

$100,000

2 bd · 1.0 ba · 1,010 sqft · SingleFamily public records · 31 Days on market

Built 1919 1.16 ac lot Est $187k · 46% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Schools +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

ONSITE PUBLIC AUCTION - Thursday, June 25 at 11am - Real Estate sells at 12noon. This property has the country feel with the convenience of being close to everything. This 2 bedroom 1 bath home sits on a nice big 1.16 acre lot with a 24' x 20' cement block garage and 3 sheds. Home is hooked up to county water/sewer and natural gas. Updates include gas furnace & central - 2021, hot water heater - 2021, flooring - 2022, & replacement windows. Large kitchen open to dining room, living room, finished front porch, back room with laundry hookups & more cabinets, partial basement, and covered back patio. Appraised at only $100,000. Great opportunity! Terms - 10% of the purchase p

Key facts

• 1.16 acre lot
• Cement block garage
• Large kitchen

Tags

• 1.16 ACRE LOT
• CEMENT BLOCK GARAGE
• REPLACEMENT WINDOWS
• LARGE KITCHEN
• FINISHED FRONT PORCH
• COVERED BACK PATIO

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Natural gas connected; Public sewer
• Home design: Single-family residence; Residential property built in 1919
• Construction: Vinyl siding; Block foundation
• Exterior features: Residential lot (approximately 1.16 acres); Supplied water

Interior

• Kitchen: Dishwasher
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Dishwasher; Block basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/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: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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.
• Clark-Shawnee Local (rural): math 54% / reading 62% proficiency, ranked #301 of 656 in OH (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 158 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 37% 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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 $80k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1919 — 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: 1.35% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.51%
• DSCR: 1.73
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $186,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Willis Ave	0.46mi	2/1.0	1,042 (+3%)	3mo	$169,900	$163	71
226 Larchmont Ave	0.65mi	3/1.0 (+1)	1,008 (-0%)	4mo	$200,000	$198	61
2817 Hillside Ave	0.68mi	3/1.0 (+1)	1,024 (+1%)	4mo	$199,900	$195	58
501 Elbron Rd	0.50mi	3/2.0 (+1)	1,072 (+6%)	6mo	$275,000	$257	52
2804 Lowman St	0.71mi	3/1.0 (+1)	960 (-5%)	2mo	$130,000	$135	52
2852 Maplewood Ave	0.43mi	2/1.0	1,115 (+10%)	15mo	$158,000	$142	50
110 E Roseland Ave	0.68mi	2/1.5	972 (-4%)	12mo	$150,000	$154	50
115 Willis Ave	0.46mi	2/1.0	898 (-11%)	13mo	$148,500	$165	49
3361 E High St	0.59mi	3/1.0 (+1)	959 (-5%)	15mo	$193,000	$201	46
360 Gruen Dr	0.73mi	2/1.0	957 (-5%)	15mo	$134,600	$141	45
528 Geron Dr	0.63mi	2/1.0	864 (-14%)	7mo	$165,000	$191	41
2720 Maplewood Ave	0.58mi	2/1.0	864 (-14%)	11mo	$160,000	$185	40

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: 7.6%
• Equity multiple: 1.30×
• Total profit: $8,349
• Equity at exit: $14,910

10-year hold

• IRR: 16.9%
• Equity multiple: 2.39×
• Total profit: $38,928
• 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 45505

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

Monthly cashflow live

• Estimated rent: $1,351 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$116 /mo · $1,394/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $385

Break-even live

Break-even rent $864

Max offer price $100,000

Occupancy floor 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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
190 Skyway Dr Springfield, OH	3.0	2.5	1460	$2,200	$1.51	2d	1	0.70mi
127 N Belmont Ave Unit 1 Springfield, OH	2.0	1.0	1052	$1,050	$1.00	1d	1	1.32mi

Listing history 22 events

1. 2026-06-19
   days on market $100,000 Active 31 DOM
2. 2026-06-18
   days on market $100,000 Active 30 DOM
3. 2026-06-17
   days on market $100,000 Active 29 DOM
4. 2026-06-16
   days on market $100,000 Active 28 DOM
5. 2026-06-15
   days on market $100,000 Active 27 DOM
6. 2026-06-14
   days on market $100,000 Active 25 DOM
7. 2026-06-12
   days on market $100,000 Active 24 DOM
8. 2026-06-09
   days on market $100,000 Active 21 DOM
9. 2026-06-08
   days on market $100,000 Active 20 DOM
10. 2026-06-07
    days on market $100,000 Active 19 DOM
11. 2026-06-05
    days on market $100,000 Active 16 DOM
12. 2026-06-03
    days on market $100,000 Active 15 DOM
13. 2026-06-02
    days on market $100,000 Active 14 DOM
14. 2026-06-01
    days on market $100,000 Active 13 DOM
15. 2026-05-31
    days on market $100,000 Active 12 DOM
16. 2026-05-30
    days on market $100,000 Active 11 DOM
17. 2026-05-19
    listed $100,000 Active
18. 2016-11-04
    historical
19. 2007-07-02
    historical
20. 2007-06-01
    listed $87,000
21. 2006-05-25
    listed $92,500
22. 2006-04-12
    soldstatus $80,000

ⓘ 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: $1,394 · $116/mo
• Projected year-2 tax: $1,477 · $123/mo
• Expected delta: +$83/yr (+$7/mo · 6.0%)

ⓘ 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 100% 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: $16,216
• − Mortgage interest: −$5,602
• − Property taxes: −$1,394
• − Insurance: −$500
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$2,909
• Taxable income: $3,216
• Est. tax owed @ 24.0%: −$772
• After-tax cash flow: $3,851/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: Clark-Shawnee Local
• NCES district ID: 3904628
• Math proficiency: 54% ▼ -13.00%
• Reading proficiency: 62% ▼ -4.00%
• Median HH income: $59,411
• Composite: 50.29/100
• National rank: #1884
• State rank: #301 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

• 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

+25.0% since first listed

6 events — show timeline

• 2026-05-19 Listed $100,000 WRIST
• 2016-11-04 Listing Removed — WRIST
• 2007-07-02 Listing Removed — WRIST
• 2007-06-01 Listed $87,000 WRIST
• 2006-05-25 Listed $92,500 WRIST
• 2006-04-12 Sold (Public Records) $80,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $1,394 · +22.0% YoY. Source: county tax records.