729 Burt St · Springfield, OH 45505

$100,000

3 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 5 Days on market

Built 1900 5,227 sqft lot Est $144k · 30% 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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• 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

Calling all investors! This well-maintained 3-bedroom, 1-bath home offers an excellent opportunity to add a performing asset to your portfolio. Currently tenant-occupied at $1,100 per month, the property is home to long-term tenants who take exceptional pride in maintaining the residence as if it were their own and would love the opportunity to stay. Out of respect for the tenants' privacy, please do not disturb occupants. All showings require a minimum of 48 hours' notice and must be approved in advance. Whether you're a seasoned investor or looking to begin building your investment portfolio, this turnkey rental is one you won't want to miss

Key facts

• 5,227 sq ft lot
• Built 1900
• Listed 4 days

Property features AI

Exterior

• Utilities: Public sewer; Natural gas connected; Supplied water
• Home design: Single-family house; Built in 1900
• Construction: Vinyl siding
• Exterior features: Residential lot; Lot dimensions approximately 44 x 125

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Window cooling units
• Interior features: Carpet and vinyl flooring; No basement

🏷️ Possibly a rental listed for sale. The $100,000 price doesn't fit this home's estimated sale value (~$143,640) 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 $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 10.5% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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.
• Current owner paid $75k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.24% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.91%
• DSCR: 1.66
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $143,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1417 Kenton St	0.16mi	3/2.0	1,384 (+10%)	1mo	$70,000	$51	71
429 S Arlington Ave	0.52mi	3/1.0	1,270 (+1%)	6mo	$148,500	$117	69
1024 Elder St	0.46mi	3/2.0	1,242 (-1%)	4mo	$33,334	$27	69
908 Pine St	0.27mi	2/2.0 (-1)	1,180 (-6%)	2mo	$68,000	$58	66
920 Elder St	0.43mi	2/1.0 (-1)	1,184 (-6%)	3mo	$42,500	$36	62
1005 Burt St	0.20mi	2/1.0 (-1)	1,085 (-14%)	1mo	$127,000	$117	61
2222 Kenton St	0.66mi	3/2.0	1,226 (-3%)	0mo	$140,000	$114	60
1213 Gable St	0.35mi	3/2.0	1,430 (+14%)	3mo	$189,900	$133	55
2222 Kenton St	0.66mi	2/1.5 (-1)	1,226 (-3%)	4mo	$77,500	$63	54
2108 Sunset Ave	0.73mi	3/1.0	1,339 (+6%)	2mo	$198,000	$148	54
650 E Southern Ave	0.70mi	3/1.0	1,144 (-9%)	4mo	$72,500	$63	49
273 S Clairmont Ave	0.70mi	3/1.0	1,440 (+14%)	3mo	$198,000	$138	41

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: 5.5%
• Equity multiple: 1.21×
• Total profit: $5,931
• Equity at exit: $14,910

10-year hold

• IRR: 14.9%
• Equity multiple: 2.20×
• Total profit: $33,620
• Equity at exit: $8,646

Cash invested: $28,000 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,241 high
• Mortgage (P&I): −$524
• Tax from tax record: −$66 /mo · $796/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $348

Break-even live

Break-even rent $801

Max offer price $100,000

Occupancy floor 67%

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: $25,000
• Closing costs: $3,000
• 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	44d	1	0.20mi
830 Oak St Unit 830 Springfield, OH	4.0	1.5	1400	$1,250	$0.89	14d	1	0.30mi
127 N Belmont Ave Unit 1 Springfield, OH	2.0	1.0	1052	$1,050	$1.00	2d	1	0.84mi
421 Catherine St Springfield, OH	3.0	2.0	1498	$1,500	$1.00	44d	1	1.05mi
401 Section St Springfield, OH	4.0	2.0	1612	$1,850	$1.15	11d	1	1.11mi
1306 S Limestone St Springfield, OH	4.0	2.0	1452	$1,695	$1.17	21d	1	1.25mi
18 E Grand Ave Springfield, OH	4.0	2.0	1452	$1,575	$1.08	19d	1	1.26mi

Listing history 6 events

1. 2026-06-19
   days on market $100,000 Active 5 DOM
2. 2026-06-18
   days on market $100,000 Active 4 DOM
3. 2026-06-17
   days on market $100,000 Active 3 DOM
4. 2026-06-16
   days on market $100,000 Active 2 DOM
5. 2026-06-15
   remarks 651-char remark
6. 2026-06-15
   listed $100,000 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: $796 · $66/mo
• Projected year-2 tax: $1,178 · $98/mo
• Expected delta: +$382/yr (+$32/mo · 48.0%)

ⓘ 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 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: $14,890
• − Mortgage interest: −$5,602
• − Property taxes: −$796
• − Insurance: −$500
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$2,909
• Taxable income: $2,701
• Est. tax owed @ 24.0%: −$648
• After-tax cash flow: $3,526/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

+900.0% since first listed

10 events — show timeline

• 2026-06-14 Listed $100,000 WRIST
• 2026-04-09 Sold (Public Records) $75,000 Public Records
• 2025-08-25 Sold (Public Records) $2,443,000 Public Records
• 2023-11-16 Listing Removed — WRIST
• 2023-10-13 Relisted — WRIST
• 2023-10-12 Listing Removed — WRIST
• 2023-08-29 Listed $97,500 WRIST
• 2016-12-29 Sold (Public Records) $100,000 Public Records
• 2013-04-29 Sold (Public Records) $1,240,000 Public Records
• 1995-01-27 Sold (Public Records) $10,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $796 · +38.7% YoY. Source: county tax records.