826 N Belmont Ave · Springfield, OH 45503

$99,900

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 55 Days on market

Built 1913 0.36 ac lot $74/sqft · 25% below area Est $133k · 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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.6/10.0
• 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

Great investment property or live much cheaper than rent! Current owner was getting $875 a month from previous tenant, but home is currently vacant. 3 bedrooms, 1 bath home with detached 1 car garage. Large front porch, full basement and some updated windows on the main level. The home comes an extra parcel 64000700023107001 Located close to the East Main Street shopping and restaurants. Home is being sold as is.

Key facts

• Close to restaurants
• Extra parcel
• Large front porch

Tags

• LARGE FRONT PORCH
• FULL BASEMENT
• UPDATED WINDOWS
• EXTRA PARCEL
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS

Property features AI

Exterior

• Parking: Attached garage with 1 parking space
• Utilities: Public sewer; Natural gas connected; Water supplied
• Home design: Single family residence; Residential property; Built in 1913
• Construction: Vinyl siding; Shingle roof
• Exterior features: Porch; Residential lot

Interior

• Kitchen: Kitchen (13 x 10); Gas water heater
• Bedrooms: Bedroom 1 (13 x 11); Bedroom 2 (16 x 9); Bedroom 3 (13 x 7)
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Full basement; 6 total rooms
• Laundry & utility: Gas water heater

🏷️ Possibly a rental listed for sale. The $99,900 price doesn't fit this home's estimated sale value (~$133,366) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/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 9.2% 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: 142 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $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.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $100k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1913 — 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: 1.16% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.44%
• DSCR: 1.46
• GRM: 7.2

CMA / ARV

• ARV (median comp): $133,366
• List price: $99,900
• Delta: -25.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
801 Bellevue Ave	0.31mi	3/1.0	1,344 (0%)	1mo	$169,900	$126	85
107 N Clairmont Ave	0.58mi	3/1.0	1,344 (0%)	1mo	$170,000	$126	72
2020 Woodside Ave	0.10mi	3/2.0	1,176 (-12%)	2mo	$145,000	$123	69
320 N Clairmont Ave	0.45mi	3/1.5	1,307 (-3%)	5mo	$157,000	$120	69
718 N Florence St	0.40mi	2/1.5 (-1)	1,368 (+2%)	6mo	$119,900	$88	67
105 N Clairmont Ave	0.59mi	3/2.0	1,344 (0%)	5mo	$190,000	$141	64
1568 Lagonda Ave	0.36mi	2/1.0 (-1)	1,440 (+7%)	7mo	$100,000	$69	61
1703 Highland Ave	0.61mi	3/1.0	1,273 (-5%)	3mo	$48,000	$38	60
1654 Catawba Ave	0.28mi	2/1.0 (-1)	1,145 (-15%)	1mo	$119,400	$104	56
1810 Summit St	0.32mi	2/2.0 (-1)	1,188 (-12%)	4mo	$119,000	$100	54
129 N Burnett Rd	0.70mi	4/1.5 (+1)	1,455 (+8%)	1mo	$127,500	$88	46
1624 Highland Ave	0.61mi	3/2.0	1,536 (+14%)	7mo	$122,000	$79	38

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-685
• Equity at exit: $14,895

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $19,378
• Equity at exit: $8,638

Cash invested: $27,972 (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 45503

• Active inventory: 142
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,154 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$103 /mo · $1,238/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $243

Break-even live

Break-even rent $846

Max offer price $99,900

Occupancy floor 74%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 N Belmont Ave Unit 1 Springfield, OH	2.0	1.0	1052	$1,050	$1.00	1d	1	0.50mi
515 Ludlow Ave Springfield, OH	3.0	1.0	1000	$950	$0.95	43d	1	1.14mi
509 E Northern Ave Unit 511 Springfield, OH	3.0	1.0	995	$995	$1.00	1d	1	1.24mi
401 Section St Springfield, OH	4.0	2.0	1612	$1,850	$1.15	11d	1	1.48mi

Listing history 30 events

1. 2026-06-19
   days on market $99,900 Active 55 DOM
2. 2026-06-18
   days on market $99,900 Active 54 DOM
3. 2026-06-17
   days on market $99,900 Active 53 DOM
4. 2026-06-16
   days on market $99,900 Active 52 DOM
5. 2026-06-15
   days on market $99,900 Active 51 DOM
6. 2026-06-14
   days on market $99,900 Active 49 DOM
7. 2026-06-12
   days on market $99,900 Active 48 DOM
8. 2026-06-09
   days on market $99,900 Active 45 DOM
9. 2026-06-08
   days on market $99,900 Active 44 DOM
10. 2026-06-07
    days on market $99,900 Active 43 DOM
11. 2026-06-05
    pricedays on market $99,900 Active 40 DOM
12. 2026-06-02
    days on market $109,900 Active 38 DOM
13. 2026-06-01
    days on market $109,900 Active 37 DOM
14. 2026-05-31
    days on market $109,900 Active 36 DOM
15. 2026-05-30
    days on market $109,900 Active 35 DOM
16. 2026-04-25
    listed $109,900 Active 416-char remark
17. 2012-11-30
    historical
18. 2012-11-30
    historical
19. 2012-10-12
    historical
20. 2012-09-01
    listed $39,900
21. 2012-09-01
    listed $39,900
22. 2012-09-01
    listed $39,900
23. 2008-08-25
    soldstatus $20,000
24. 2008-06-30
    listed $26,000
25. 2007-02-12
    soldstatus $69,000
26. 1993-10-05
    soldstatus $42,637
27. 1991-07-03
    soldstatus $42,500
28. 1989-04-18
    soldstatus $37,900
29. 1987-02-25
    soldstatus $33,600
30. 1986-06-30
    soldstatus $15,000

ⓘ 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: $1,238 · $103/mo
• Projected year-2 tax: $1,398 · $117/mo
• Expected delta: +$160/yr (+$13/mo · 12.9%)

ⓘ 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: $13,854
• − Mortgage interest: −$5,596
• − Property taxes: −$1,238
• − Insurance: −$500
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$2,906
• Taxable income: $1,397
• Est. tax owed @ 24.0%: −$335
• After-tax cash flow: $2,585/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 · 134,280 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: 4.7

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 (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%

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

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

+566.0% since first listed

16 events — show timeline

• 2026-06-04 Price Changed $99,900 WRIST
• 2026-04-25 Listed $109,900 WRIST
• 2012-11-30 Listing Removed — WRIST
• 2012-11-30 Listing Removed — Dayton MLS
• 2012-10-12 Listing Removed — CBRMLS
• 2012-09-01 Listed $39,900 CBRMLS
• 2012-09-01 Listed $39,900 WRIST
• 2012-09-01 Listed $39,900 Dayton MLS
• 2008-08-25 Sold (MLS) $20,000 WRIST
• 2008-06-30 Listed $26,000 WRIST
• 2007-02-12 Sold (Public Records) $69,000 Public Records
• 1993-10-05 Sold (Public Records) $42,637 Public Records
• 1991-07-03 Sold (Public Records) $42,500 Public Records
• 1989-04-18 Sold (Public Records) $37,900 Public Records
• 1987-02-25 Sold (Public Records) $33,600 Public Records
• 1986-06-30 Sold (Public Records) $15,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,238 · +38.9% YoY. Source: county tax records.