1979 Kenton St · Springfield, OH 45505

$45,000

2 bd · 1.0 ba · 752 sqft · SingleFamily public records · 36 Days on market

Built 1951 0.26 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

ONSITE PUBLIC AUCTION - Thursday, April 30 at 12noon - ATTENTION INVESTORS. .. we have another great fixer upper that features 2 bedrooms, 1 bath, 752 sq. ft. , full basement, hardwood floors under carpet, updated furnace & central air, detached garage with carport, & large 50' x 226' lot. Appraised at only $45,000. Terms - 10% of the purchase price required at close of auction, balance upon delivery of deed within 40 days. Taxes prorated to day of closing. Possession at closing. Real estate has been appraised at $45,000 and sells to the highest bidder subject to confirmation of Guardian.

Key facts

• 0.26 acre lot
• Garage
• Built 1951

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Supplied water; Public sewer
• Home design: Single-family residential property; Built in 1951; Belmont Meadows subdivision; Located just west of S. Belmont Ave.
• Construction: Aluminum siding; Block foundation
• Exterior features: Residential lot; Lot dimensions approximately 50 x 226; Lot area about 0.26 acres; Supplied water; Public sewer

Interior

• Kitchen: Built-in electric oven
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Built-in electric oven; Hardwood flooring; Full block basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($978 rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.5% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $30k; list at $45k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1951 — 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: 2.17% ✓
• Cap rate: 18.48%
• Cash-on-cash: 43.53%
• DSCR: 2.94
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $136,112
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1979 Kenton St	0.00mi	2/1.0	752 (0%)	1mo	$77,000	$102	100
1823 Rutland Ave	0.22mi	2/1.0	768 (+2%)	4mo	$65,000	$85	83
1014 Beacon St	0.15mi	3/1.0 (+1)	768 (+2%)	4mo	$154,500	$201	81
1915 Kenwood Ave	0.13mi	3/1.0 (+1)	812 (+8%)	4mo	$159,000	$196	72
875 Gable St	0.44mi	2/1.0	720 (-4%)	7mo	$130,000	$181	67
2409 Mayfair Dr	0.39mi	2/1.0	672 (-11%)	1mo	$155,000	$231	64
1018 Pine St	0.64mi	2/1.0	816 (+8%)	7mo	$131,000	$161	50
1612 Victory Dr	0.70mi	2/1.0	839 (+12%)	0mo	$159,900	$191	48
2670 Duncan St	0.71mi	3/1.0 (+1)	816 (+8%)	4mo	$137,000	$168	45
2050 S Hadley Rd	0.59mi	3/1.0 (+1)	864 (+15%)	1mo	$150,000	$174	42
2229 N Hadley Rd	0.59mi	3/1.0 (+1)	864 (+15%)	8mo	$162,900	$189	36
327 Buxton Ave	0.73mi	3/1.0 (+1)	864 (+15%)	6mo	$150,000	$174	31

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: 40.4%
• Equity multiple: 2.73×
• Total profit: $21,835
• Equity at exit: $6,710

10-year hold

• IRR: 46.7%
• Equity multiple: 5.49×
• Total profit: $56,568
• Equity at exit: $3,891

Cash invested: $12,600 (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: 3.8×

Monthly cashflow live

• Estimated rent: $978 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$61 /mo · $727/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $457

Break-even live

Break-even rent $399

Max offer price $45,000

Occupancy floor 48%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 Ludlow Ave Springfield, OH	3.0	1.0	1000	$950	$0.95	44d	1	0.47mi
1490 S Burnett Rd Unit A Springfield, OH	1.0	1.0	550	$825	$1.50	2d	1	0.63mi
127 N Belmont Ave Unit 1 Springfield, OH	2.0	1.0	1052	$1,050	$1.00	1d	1	1.03mi
313 E Rose St Springfield, OH	3.0	1.0	828	$1,200	$1.45	23d	1	1.33mi

Listing history 7 events

1. 2026-05-01
   status Pending
2. 2026-03-26
   listed $45,000 Active
3. 2025-08-14
   status Pending
4. 2025-08-13
   historical
5. 2025-07-18
   listed $45,000 Active
6. 1986-11-10
   soldstatus $30,000
7. 1985-08-02
   soldstatus $30,000

ⓘ 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: $727 · $61/mo
• Projected year-2 tax: $727 · $61/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,732
• − Mortgage interest: −$2,521
• − Property taxes: −$727
• − Insurance: −$225
• − Repairs & maintenance: −$939
• − Management: −$939
• − Depreciation: −$1,309
• Taxable income: $5,073
• Est. tax owed @ 24.0%: −$1,218
• After-tax cash flow: $4,267/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

+50.0% since first listed

7 events — show timeline

• 2026-05-01 Pending — WRIST
• 2026-03-26 Listed $45,000 WRIST
• 2025-08-14 Pending — WRIST
• 2025-08-13 Listing Removed — WRIST
• 2025-07-18 Listed $45,000 WRIST
• 1986-11-10 Sold (Public Records) $30,000 Public Records
• 1985-08-02 Sold (Public Records) $30,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $727 · +164.1% YoY. Source: county tax records.