Torrey Plan · Springfield, OH 45503

$284,990

4 bd · 2.5 ba · 1,946 sqft · SingleFamily · 201 Days on market

Good condition ↓ 2% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.5/30.0
• Schools +5.3/10.0
• Condition / age +4.0/5.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Maple Grove, the only new homes with everything included 5 minutes to I-70 between Dayton and Columbus. The Torrey single-family home perfectly balances comfort and practicality. Experience a smart two-story layout featuring a bright, versatile loft space. The open great room seamlessly connects to a well-appointed kitchen and dining area, keeping your family connected throughout the day. Upstairs, you'll find four thoughtfully sized bedrooms plus a generous loft area ideal for family activities, study time, or children's play. Retreat to your private owner's suite, complete with dual walk-in closets and an elegant bathroom featuring double vanities and an oversized shower. Schedule a private model tour today!

Key facts

• Dual walk in closets
• Open great room
• 2 parking spots

Tags

• SMART TWO STORY LAYOUT
• BRIGHT VERSATILE LOFT SPACE
• OPEN GREAT ROOM
• WELL APPOINTED KITCHEN
• PRIVATE OWNER'S SUITE
• DUAL WALK IN CLOSETS

🏗️ New construction. The $284,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $303,090.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $285k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-514 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (19.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (29.8% below list).
• Recommended offer: $200k (29.8% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Shawnee Elementary School (math 47% / reading 52%, grade D, #906 of 1,584 statewide, top 59%, 1,010 students, 46% FRL); Shawnee Middle School/High School (math 47% / reading 67%, grade C, #275 of 781 statewide, top 37%, 687 students, 46% FRL).
• Market conditions: 278 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 232 units permitted in Clark County in 2024 (116 in 5+ unit buildings).
• This rent runs 44% of the median local income ($55k/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 $2k of loan paydown is wiped out by about $9k 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 201 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.

Recommended offer $200,093 (29.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 201 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.66% ✗
• Cap rate: 4.26%
• Cash-on-cash: -7.27%
• DSCR: 0.68
• GRM: 12.6

CMA / ARV

• ARV (median comp): $303,090
• List price: $284,990
• Delta: -5.97%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
169 Chesapeake Cir	0.21mi	4/2.5	1,900 (-2%)	6mo	$303,000	$159	82
180 Chesapeake Cir	0.25mi	4/2.5	1,900 (-2%)	4mo	$296,000	$156	81
207 Chesapeake Cir	0.33mi	4/2.5	2,080 (+7%)	4mo	$295,000	$142	70
224 Meadow Ln	0.62mi	4/2.5	1,916 (-2%)	2mo	$270,000	$141	67
39 S Bird Rd	0.39mi	3/2.0 (-1)	1,972 (+1%)	7mo	$290,000	$147	67
224 Golden Gate Ave	0.29mi	4/2.5	1,680 (-14%)	1mo	$277,000	$165	63
3530 Heatherwood Ave	0.50mi	4/2.5	1,828 (-6%)	7mo	$335,000	$183	61
224 Mackinac Dr	0.37mi	4/2.5	1,680 (-14%)	5mo	$295,000	$176	56
197 Chesapeake Cir	0.28mi	4/2.5	1,680 (-14%)	10mo	$264,900	$158	56
255 S Bird Rd	0.45mi	3/2.5 (-1)	1,738 (-11%)	3mo	$370,000	$213	53
172 Skyway Dr	0.29mi	5/2.5 (+1)	2,200 (+13%)	8mo	$315,000	$143	53
431 Meadow Ln	0.70mi	3/1.0 (-1)	2,048 (+5%)	3mo	$255,000	$125	45

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: -28.9%
• Equity multiple: 0.04×
• Total profit: $-81,811
• Equity at exit: $45,192

10-year hold

• IRR: -28.8%
• Equity multiple: -0.33×
• Total profit: $-113,259
• Equity at exit: $26,206

Cash invested: $84,865 (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 →

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

Active competition Active MLS

• For sale now: 18 active · 10 under contract
• Months of supply: 9.8 mo (10%/mo absorbed)
• Median asking: $294,950 ($153/sqft)
• Median days on market: 89 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +1.6% vs current asking $/sqft

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

ZIP-level market 45503

• Active inventory: 278
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,001 medium
• Mortgage (P&I): −$1,589
• Tax est. 1.5%: −$379 /mo · $4,546/yr
• Insurance: −$126
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-514

Break-even live

Break-even rent $2,651

Max offer price $228,735

Occupancy floor —

Sensitivity live

Price	-10% $-304	-5% $-409	+0% $-514	+5% $-619	+10% $-723
Rent	-10% $-672	-5% $-593	+0% $-514	+5% $-435	+10% $-356
Rate	-1.0pp $-361	-0.5pp $-437	base $-514	+0.5pp $-592	+1.0pp $-672

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: $75,773
• Closing costs: $9,093
• Club membership (one-time): —
• 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	98d	1	0.35mi
432 Mount Joy St Springfield, OH	3.0	1.0	1248	$1,245	$1.00	58d	1	1.13mi

Listing history 50 events

1. 2026-09-23
   days on market $284,990 Active 201 DOM
2. 2026-09-18
   days on market $284,990 Active 196 DOM
3. 2026-09-17
   days on market $284,990 Active 195 DOM
4. 2026-09-16
   days on market $284,990 Active 194 DOM
5. 2026-09-15
   days on market $284,990 Active 193 DOM
6. 2026-09-14
   days on market $284,990 Active 192 DOM
7. 2026-09-13
   days on market $284,990 Active 191 DOM
8. 2026-09-12
   days on market $284,990 Active 190 DOM
9. 2026-09-11
   days on market $284,990 Active 189 DOM
10. 2026-09-05
    days on market $284,990 Active 183 DOM
11. 2026-09-04
    days on market $284,990 Active 182 DOM
12. 2026-09-03
    days on market $284,990 Active 181 DOM
13. 2026-09-02
    days on market $284,990 Active 180 DOM
14. 2026-08-30
    days on market $284,990 Active 177 DOM
15. 2026-08-29
    days on market $284,990 Active 176 DOM
16. 2026-08-28
    days on market $284,990 Active 175 DOM
17. 2026-08-27
    days on market $284,990 Active 174 DOM
18. 2026-08-26
    days on market $284,990 Active 173 DOM
19. 2026-08-25
    days on market $284,990 Active 172 DOM
20. 2026-08-24
    days on market $284,990 Active 171 DOM
21. 2026-08-23
    days on market $284,990 Active 170 DOM
22. 2026-08-22
    days on market $284,990 Active 169 DOM
23. 2026-08-21
    days on market $284,990 Active 168 DOM
24. 2026-08-20
    price $284,990 Active 167 DOM
25. 2026-08-20
    days on market $279,990 Active 167 DOM
26. 2026-08-19
    days on market $279,990 Active 166 DOM
27. 2026-08-18
    days on market $279,990 Active 165 DOM
28. 2026-08-17
    days on market $279,990 Active 164 DOM
29. 2026-08-16
    days on market $279,990 Active 163 DOM
30. 2026-08-15
    days on market $279,990 Active 162 DOM
31. 2026-08-15
    days on market $279,990 Active 161 DOM
32. 2026-08-13
    days on market $279,990 Active 160 DOM
33. 2026-08-12
    days on market $279,990 Active 159 DOM
34. 2026-08-11
    days on market $279,990 Active 158 DOM
35. 2026-08-10
    days on market $279,990 Active 157 DOM
36. 2026-08-09
    days on market $279,990 Active 156 DOM
37. 2026-08-08
    days on market $279,990 Active 155 DOM
38. 2026-08-07
    days on market $279,990 Active 154 DOM
39. 2026-08-06
    days on market $279,990 Active 153 DOM
40. 2026-08-05
    days on market $279,990 Active 152 DOM
41. 2026-08-04
    days on market $279,990 Active 151 DOM
42. 2026-08-03
    days on market $279,990 Active 150 DOM
43. 2026-07-31
    days on market $279,990 Active 147 DOM
44. 2026-07-29
    pricedays on market $279,990 Active 145 DOM
45. 2026-07-27
    days on market $285,990 Active 143 DOM
46. 2026-07-25
    days on market $285,990 Active 141 DOM
47. 2026-07-24
    days on market $285,990 Active 140 DOM
48. 2026-07-23
    days on market $285,990 Active 139 DOM
49. 2026-07-22
    days on market $285,990 Active 138 DOM
50. 2026-07-21
    days on market $285,990 Active 137 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,011
• − Mortgage interest: −$16,978
• − Property taxes: −$4,546
• − Insurance: −$1,515
• − Repairs & maintenance: −$1,921
• − Management: −$1,921
• − Depreciation: −$8,817
• Taxable loss: −$11,687
• Est. tax savings @ 24.0%: +$2,805
• After-tax cash flow: $-3,361/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 · 1 photo

Good 80/100 None rehab

This Torrey Plan home in Springfield, OH is in excellent condition with no visible repairs needed. It offers a good ROI with updates focusing on curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New window treatments — Enhances curb appeal and interior aesthetics ↑

D Composite school gradezoned avg 53/100

Zoned Schools

Elementary Shawnee Elementary School D OH #906/1,584 Nat'l #12,785/41,679 High Shawnee Middle School/high School C OH #275/781 Nat'l #4,077/17,239

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

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%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• 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

Price history

-2.1% since first listed

3 events — show timeline

• 2026-05-01 Price Changed $273,990 Zillow
• 2026-04-12 Price Changed $269,990 Zillow
• 2026-03-06 Listed $279,990 Zillow