1652 Kenton St · Springfield, OH 45505

$120,000

3 bd · 1.0 ba · 1,139 sqft · SingleFamily public records · 159 Days on market

Built 1917 6,098 sqft lot $105/sqft · at area comps Est $121k · at est.

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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 +21.2/30.0
• ARV discount +8.0/15.0
• DSCR +6.8/10.0
• 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

Welcome to this charming Cape Cod home. Discover comfort and style as you enter through the front door with a spacious living and dining room combo that is perfect for entertaining. The 1139 sq ft home features a 3 bedroom and 2 full bath. Updates from the renovation in June 2021 include; roof, windows, drywall, paint, plumbing, electrical system, countertops, refurbished cabinets and backsplash, flooring and both full baths were completed. The home features 1 bedroom and bath on the main level and 2 beds and a full bath on the 2nd level. The home consist of 3 walk-in closets upstairs; two of them are finished with natural light and could be a fun kids space or additional storage. Outside is a large backyard with a detached one car garage. This is a wonderful and affordable home for first time home buyers or someone looking for that private 1st floor bedroom. Move in and start making memories and less worry about repairs. Call for your showing today.

Key facts

• Large backyard
• Walk-in closets
• 6,098 sq ft lot

Tags

• UPDATES FROM RENOVATION
• WALK-IN CLOSETS
• LARGE BACKYARD

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 $173 ($2k/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: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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.
• 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: 158 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 232 units permitted in Clark County in 2024 (116 in 5+ unit buildings).
• This rent runs 34% 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 $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 159 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $89k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 8.03%
• Cash-on-cash: 6.19%
• DSCR: 1.28
• GRM: 8.2

CMA / ARV

• ARV (median comp): $121,472
• List price: $120,000
• Delta: -1.21%
• 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
1005 Burt St	0.20mi	2/1.0 (-1)	1,085 (-5%)	1mo	$127,000	$117	77
1806 N Sweetbriar Ln	0.62mi	3/1.0	1,128 (-1%)	1mo	$150,000	$133	69
908 Pine St	0.39mi	2/2.0 (-1)	1,180 (+4%)	2mo	$68,000	$58	66
1111 Lafayete Ave	0.50mi	3/1.0	1,056 (-7%)	2mo	$130,000	$123	62
2222 Kenton St	0.47mi	3/2.0	1,226 (+8%)	0mo	$140,000	$114	61
920 Elder St	0.57mi	2/1.0 (-1)	1,184 (+4%)	3mo	$42,500	$36	59
2222 Kenton St	0.47mi	2/1.5 (-1)	1,226 (+8%)	4mo	$77,500	$63	55
1630 S Sweetbriar Ln	0.68mi	4/1.0 (+1)	1,075 (-6%)	2mo	$155,000	$144	52
1024 Elder St	0.59mi	3/2.0	1,242 (+9%)	4mo	$33,334	$27	50
1633 N Sweetbriar Ln	0.64mi	3/1.0	1,008 (-12%)	2mo	$150,000	$149	50
1716 N Sweetbriar Ln	0.61mi	3/1.0	1,008 (-12%)	4mo	$161,000	$160	49
2434 Irwin Ave	0.70mi	3/1.0	1,008 (-12%)	4mo	$107,500	$107	44

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-8,417
• Equity at exit: $17,892

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $6,862
• 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 45505

• Home prices YoY: -34.3%
• Active inventory: 158
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,223 high
• Mortgage (P&I): −$629
• Tax from tax record: −$114 /mo · $1,368/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $173

Break-even live

Break-even rent $1,004

Max offer price $120,000

Occupancy floor 81%

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 Ludlow Ave Springfield, OH	3.0	1.0	1000	$950	$0.95	43d	1	0.36mi
830 Oak St Unit 830 Springfield, OH	4.0	1.5	1400	$1,250	$0.89	14d	1	0.46mi
127 N Belmont Ave Unit 1 Springfield, OH	2.0	1.0	1052	$1,050	$1.00	1d	1	0.98mi
421 Catherine St Springfield, OH	3.0	2.0	1498	$1,500	$1.00	43d	1	1.13mi
313 E Rose St Springfield, OH	3.0	1.0	828	$1,200	$1.45	23d	1	1.18mi
1306 S Limestone St Springfield, OH	4.0	2.0	1452	$1,695	$1.17	21d	1	1.37mi
18 E Grand Ave Springfield, OH	4.0	2.0	1452	$1,575	$1.08	19d	1	1.41mi

Listing history 28 events

1. 2026-06-19
   days on market $120,000 Active 159 DOM
2. 2026-06-18
   days on market $120,000 Active 158 DOM
3. 2026-06-17
   days on market $120,000 Active 157 DOM
4. 2026-06-16
   days on market $120,000 Active 156 DOM
5. 2026-06-15
   days on market $120,000 Active 155 DOM
6. 2026-06-14
   days on market $120,000 Active 153 DOM
7. 2026-06-12
   days on market $120,000 Active 152 DOM
8. 2026-06-09
   days on market $120,000 Active 149 DOM
9. 2026-06-08
   days on market $120,000 Active 148 DOM
10. 2026-06-07
    days on market $120,000 Active 147 DOM
11. 2026-06-05
    days on market $120,000 Active 144 DOM
12. 2026-06-02
    days on market $120,000 Active 142 DOM
13. 2026-06-01
    days on market $120,000 Active 141 DOM
14. 2026-05-31
    days on market $120,000 Active 140 DOM
15. 2026-05-30
    days on market $120,000 Active 139 DOM
16. 2026-05-10
    price $120,000 965-char remark

    Show marketing remark (965 chars)

    Welcome to this charming Cape Cod home. Discover comfort and style as you enter through the front door with a spacious living and dining room combo that is perfect for entertaining. The 1139 sq ft home features a 3 bedroom and 2 full bath. Updates from the renovation in June 2021 include; roof, windows, drywall, paint, plumbing, electrical system, countertops, refurbished cabinets and backsplash, flooring and both full baths were completed. The home features 1 bedroom and bath on the main level and 2 beds and a full bath on the 2nd level. The home consist of 3 walk-in closets upstairs; two of them are finished with natural light and could be a fun kids space or additional storage. Outside is a large backyard with a detached one car garage. This is a wonderful and affordable home for first time home buyers or someone looking for that private 1st floor bedroom. Move in and start making memories and less worry about repairs. Call for your showing today.

17. 2026-02-04
    price $139,900 965-char remark

    Show marketing remark (965 chars)

    Welcome to this charming Cape Cod home. Discover comfort and style as you enter through the front door with a spacious living and dining room combo that is perfect for entertaining. The 1139 sq ft home features a 3 bedroom and 2 full bath. Updates from the renovation in June 2021 include; roof, windows, drywall, paint, plumbing, electrical system, countertops, refurbished cabinets and backsplash, flooring and both full baths were completed. The home features 1 bedroom and bath on the main level and 2 beds and a full bath on the 2nd level. The home consist of 3 walk-in closets upstairs; two of them are finished with natural light and could be a fun kids space or additional storage. Outside is a large backyard with a detached one car garage. This is a wonderful and affordable home for first time home buyers or someone looking for that private 1st floor bedroom. Move in and start making memories and less worry about repairs. Call for your showing today.

18. 2026-01-10
    listed $145,000 Active 965-char remark

    Show marketing remark (965 chars)

    Welcome to this charming Cape Cod home. Discover comfort and style as you enter through the front door with a spacious living and dining room combo that is perfect for entertaining. The 1139 sq ft home features a 3 bedroom and 2 full bath. Updates from the renovation in June 2021 include; roof, windows, drywall, paint, plumbing, electrical system, countertops, refurbished cabinets and backsplash, flooring and both full baths were completed. The home features 1 bedroom and bath on the main level and 2 beds and a full bath on the 2nd level. The home consist of 3 walk-in closets upstairs; two of them are finished with natural light and could be a fun kids space or additional storage. Outside is a large backyard with a detached one car garage. This is a wonderful and affordable home for first time home buyers or someone looking for that private 1st floor bedroom. Move in and start making memories and less worry about repairs. Call for your showing today.

19. 2022-03-30
    soldstatus $89,000
20. 2021-11-18
    historical
21. 2021-11-18
    historical
22. 2021-10-19
    price $101,000
23. 2021-10-18
    price $101,000
24. 2021-10-04
    listed $105,000 Active
25. 2021-10-04
    listed $105,000 Active
26. 2004-08-02
    soldstatus $79,900
27. 2000-05-01
    soldstatus $69,500
28. 1994-11-02
    soldstatus $54,500

ⓘ 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: $1,368 · $114/mo
• Projected year-2 tax: $1,620 · $135/mo
• Expected delta: +$252/yr (+$21/mo · 18.4%)

ⓘ 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 4/10 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: $14,681
• − Mortgage interest: −$6,722
• − Property taxes: −$1,368
• − Insurance: −$600
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$3,491
• Taxable income: $151
• Est. tax owed @ 24.0%: −$36
• After-tax cash flow: $2,042/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): 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

+120.2% since first listed

13 events — show timeline

• 2026-05-10 Price Changed $120,000 WRIST
• 2026-02-04 Price Changed $139,900 WRIST
• 2026-01-10 Listed $145,000 WRIST
• 2022-03-30 Sold (Public Records) $89,000 Public Records
• 2021-11-18 Listing Removed — Dayton MLS
• 2021-11-18 Listing Removed — WRIST
• 2021-10-19 Price Changed $101,000 Dayton MLS
• 2021-10-18 Price Changed $101,000 WRIST
• 2021-10-04 Listed $105,000 WRIST
• 2021-10-04 Listed $105,000 Dayton MLS
• 2004-08-02 Sold (Public Records) $79,900 Public Records
• 2000-05-01 Sold (Public Records) $69,500 Public Records
• 1994-11-02 Sold (Public Records) $54,500 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,368 · +398.0% YoY. Source: county tax records.