2136 E Home Rd · Springfield, OH 45503

$89,000

3 bd · 1.5 ba · 1,133 sqft · SingleFamily public records · 7 Days on market

Built 1959 1.08 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
• Schools +4.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home has been updated in the last five years with: quartz countertops, Travertine tile floors in the kitchen, ceiling fans, light fixtures, appliances, carpet and paint. New garage door in 2015. Sitting high on a hill this property is over 1 acre with a completely fenced backyard. Egress windows in the basement, and plenty of storage throughout. The front of the home is a wall of windows.

Key facts

• 1 acre rolling lot
• Large living room
• Long driveway

Tags

• 1 ACRE ROLLING LOT
• FENCED REAR YARD
• LONG DRIVEWAY
• TURNAROUND AREA
• LARGE LIVING ROOM
• STONE WOOD BURNING FIREPLACE

Property features AI

Finance

• Other: Property listed as Real Estate Owned / Standard

Exterior

• Parking: Attached 2-car garage
• Utilities: Well water; Private sewer
• Home design: Single family residence; One level; Built in 1959; No common walls
• Construction: Block foundation
• Exterior features: Patio; Fenced yard

Interior

• Bedrooms: Three main-level bedrooms
• Flooring: Wood flooring; Other flooring
• Bathrooms: One full bathroom; One half bathroom (total 1.5)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement; Storm part windows; Wood-burning fireplace (one)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Cap rate 11.7% vs local median 4.7% 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.
• Northeastern Local (suburban): math 49% / reading 60% proficiency, ranked #365 of 656 in OH (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 144 active listings in the ZIP; 232 units permitted in Clark County in 2024 (116 in 5+ unit buildings).
• This rent runs 31% 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 $615 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,000

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.59% ✓
• Cap rate: 11.67%
• Cash-on-cash: 19.21%
• DSCR: 1.85
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $199,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1438 Ronald Rd	0.56mi	3/1.0	1,125 (-1%)	6mo	$198,000	$176	66
1705 Magnolia Blvd	0.53mi	3/1.0	1,176 (+4%)	2mo	$132,500	$113	65
2612 Lagonda Ave	0.60mi	3/1.5	1,152 (+2%)	11mo	$160,000	$139	60
2112 Miracle Mile	0.57mi	3/1.0	1,136 (+0%)	14mo	$200,000	$176	60
2932 Hyannis Dr	0.68mi	3/1.5	1,169 (+3%)	6mo	$198,000	$169	58
2336 Derr Rd	0.66mi	3/1.0	1,134 (+0%)	11mo	$205,000	$181	58
1730 Miracle Mile	0.74mi	3/1.0	1,120 (-1%)	10mo	$212,000	$189	53
1506 Hyannis Dr	0.71mi	3/1.0	1,169 (+3%)	8mo	$192,000	$164	53
1414 Ronald Rd	0.60mi	2/1.5 (-1)	1,075 (-5%)	8mo	$210,000	$195	52
2900 Hyannis Dr	0.65mi	3/1.0	1,248 (+10%)	9mo	$195,000	$156	44
2948 Hyannis Dr	0.70mi	4/2.0 (+1)	1,223 (+8%)	4mo	$250,000	$204	43
2570 Cavins Dr	0.70mi	3/2.0	1,225 (+8%)	12mo	$228,500	$187	42

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: 11.2%
• Equity multiple: 1.44×
• Total profit: $11,072
• Equity at exit: $13,270

10-year hold

• IRR: 20.3%
• Equity multiple: 2.71×
• Total profit: $42,700
• Equity at exit: $7,695

Cash invested: $24,920 (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: 144
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,412 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$213 /mo · $2,553/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $399

Break-even live

Break-even rent $907

Max offer price $89,000

Occupancy floor 67%

Sensitivity live

Price	-10% $449	-5% $424	+0% $399	+5% $374	+10% $349
Rent	-10% $287	-5% $343	+0% $399	+5% $455	+10% $511
Rate	-1.0pp $444	-0.5pp $422	base $399	+0.5pp $376	+1.0pp $352

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-09
   status $89,000 Pending 7 DOM
2. 2026-06-08
   days on market $89,000 Active 7 DOM
3. 2026-06-08
   days on market $89,000 Active 6 DOM
4. 2026-06-07
   days on market $89,000 Active 5 DOM
5. 2026-06-04
   days on market $89,000 Active 2 DOM
6. 2026-06-02
   remarks 699-char remark
7. 2026-06-02
   listed $89,000 Active 1 DOM

ⓘ 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: $2,553 · $213/mo
• Projected year-2 tax: $2,553 · $213/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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,945
• − Mortgage interest: −$4,985
• − Property taxes: −$2,553
• − Insurance: −$445
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$2,589
• Taxable income: $3,661
• Est. tax owed @ 24.0%: −$879
• After-tax cash flow: $3,909/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: Northeastern Local
• NCES district ID: 3904625
• Math proficiency: 49% ▼ -16.00%
• Reading proficiency: 60% ▼ -7.00%
• Median HH income: $55,340
• Composite: 46.99/100
• National rank: #2350
• State rank: #365 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 · 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

+21.9% since first listed

10 events — show timeline

• 2026-05-31 Listed $89,000 CBRMLS
• 2018-05-03 Sold (Public Records) $120,600 Public Records
• 2018-05-03 Sold (Public Records) $117,100 Public Records
• 2018-04-19 Sold (MLS) $120,600 Dayton MLS
• 2018-04-19 Sold (MLS) $120,600 Dayton MLS
• 2018-04-19 Sold (MLS) $120,600 WRIST
• 2018-03-06 Listed $119,900 Dayton MLS
• 2018-03-06 Listed $119,900 WRIST
• 2013-07-12 Sold (Public Records) $117,000 Public Records
• 2001-04-19 Sold (Public Records) $73,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,553 · -4.0% YoY. Source: county tax records.