1628 Kenton St · Springfield, OH 45505

$75,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 44 Days on market

Built 1925 6,534 sqft lot $65/sqft · 37% below area Est $119k · 37% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Affordable home or great investment opportunity. Two bedrooms, 1 bath, large deck, with detached garage. Schedule your showing today!

Key facts

• 6,534 sq ft lot
• Garage
• Built 1925

Property features AI

Finance

• Other: Lot size approximately 0.15 acres

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels; Built in 1925; No common walls
• Construction: Block foundation
• Exterior features: Deck

Interior

• Bathrooms: 1 full bathroom
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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.
• Zoned schools: Kenwood Elementary (math 12% / reading 24%, grade F, #1,326 of 1,584 statewide, top 84%, 402 students, 0% FRL); Hayward Middle School (math 15% / reading 14%, grade F, #630 of 654 statewide, top 97%, 339 students, 0% FRL); Springfield High School (math 17% / reading 31%, grade F, #665 of 781 statewide, top 85%, 1,516 students, 0% FRL) — zoned schools average 0% FRL vs 75% district-wide (75 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 158 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 33% 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $22k; list at $75k implies a 240% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1925 — 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: 1.62% ✓
• Cap rate: 13.24%
• Cash-on-cash: 24.79%
• DSCR: 2.10
• GRM: 5.1

CMA / ARV

• ARV (median comp): $119,248
• List price: $75,000
• Delta: -37.11%
• 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
908 Pine St	0.34mi	2/2.0 (-1)	1,180 (+2%)	2mo	$68,000	$58	73
1005 Burt St	0.17mi	2/1.0 (-1)	1,085 (-6%)	1mo	$127,000	$117	72
2222 Kenton St	0.52mi	3/2.0	1,226 (+6%)	0mo	$140,000	$114	65
1806 N Sweetbriar Ln	0.64mi	3/1.0	1,128 (-2%)	1mo	$150,000	$133	62
920 Elder St	0.52mi	2/1.0 (-1)	1,184 (+3%)	3mo	$42,500	$36	59
1111 Lafayete Ave	0.46mi	3/1.0	1,056 (-8%)	2mo	$130,000	$123	58
1024 Elder St	0.54mi	3/2.0	1,242 (+8%)	4mo	$33,334	$27	58
2222 Kenton St	0.52mi	2/1.5 (-1)	1,226 (+6%)	4mo	$77,500	$63	54
1630 S Sweetbriar Ln	0.70mi	4/1.0 (+1)	1,075 (-7%)	2mo	$155,000	$144	46
1633 N Sweetbriar Ln	0.66mi	3/1.0	1,008 (-12%)	2mo	$150,000	$149	43
1716 N Sweetbriar Ln	0.63mi	3/1.0	1,008 (-12%)	4mo	$161,000	$160	42
2434 Irwin Ave	0.73mi	3/1.0	1,008 (-12%)	4mo	$107,500	$107	37

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: 18.2%
• Equity multiple: 1.74×
• Total profit: $15,506
• Equity at exit: $11,183

10-year hold

• IRR: 26.6%
• Equity multiple: 3.34×
• Total profit: $49,183
• Equity at exit: $6,485

Cash invested: $21,000 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,216 high
• Mortgage (P&I): −$393
• Tax from tax record: −$102 /mo · $1,222/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $434

Break-even live

Break-even rent $666

Max offer price $75,000

Occupancy floor 59%

Sensitivity live

Price	-10% $476	-5% $455	+0% $434	+5% $413	+10% $391
Rent	-10% $338	-5% $386	+0% $434	+5% $482	+10% $530
Rate	-1.0pp $472	-0.5pp $453	base $434	+0.5pp $414	+1.0pp $395

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: $18,750
• Closing costs: $2,250
• 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	45d	1	0.29mi
830 Oak St Unit 830 Springfield, OH	4.0	1.5	1400	$1,250	$0.89	16d	1	0.39mi
127 N Belmont Ave Unit 1 Springfield, OH	2.0	1.0	1052	$1,050	$1.00	3d	1	0.93mi
421 Catherine St Springfield, OH	3.0	2.0	1498	$1,500	$1.00	45d	1	1.09mi
313 E Rose St Springfield, OH	3.0	1.0	828	$1,200	$1.45	25d	1	1.14mi
1306 S Limestone St Springfield, OH	4.0	2.0	1452	$1,695	$1.17	23d	1	1.33mi
18 E Grand Ave Springfield, OH	4.0	2.0	1452	$1,575	$1.08	20d	1	1.36mi

Listing history 18 events

1. 2026-06-12
   statusdays on market $75,000 Pending 44 DOM
2. 2026-06-09
   days on market $75,000 Active 43 DOM
3. 2026-06-08
   days on market $75,000 Active 42 DOM
4. 2026-06-07
   days on market $75,000 Active 41 DOM
5. 2026-06-05
   days on market $75,000 Active 38 DOM
6. 2026-06-02
   days on market $75,000 Active 36 DOM
7. 2026-06-01
   days on market $75,000 Active 35 DOM
8. 2026-05-31
   days on market $75,000 Active 34 DOM
9. 2026-05-30
   days on market $75,000 Active 33 DOM
10. 2026-04-26
    listed $75,000 Active 133-char remark

    Show marketing remark (133 chars)

    Affordable home or great investment opportunity. Two bedrooms, 1 bath, large deck, with detached garage. Schedule your showing today!

11. 2026-04-26
    listed $75,000 Active 133-char remark

    Show marketing remark (133 chars)

    Affordable home or great investment opportunity. Two bedrooms, 1 bath, large deck, with detached garage. Schedule your showing today!

12. 2026-04-26
    listed $75,000 Active

    Show marketing remark (133 chars)

    Affordable home or great investment opportunity. Two bedrooms, 1 bath, large deck, with detached garage. Schedule your showing today!

13. 2011-08-17
    soldstatus $22,027
14. 2011-07-08
    listed $22,000
15. 2005-07-19
    soldstatus $79,900
16. 1999-03-12
    soldstatus $49,000
17. 1996-03-15
    soldstatus $49,000
18. 1995-03-28
    soldstatus $38,000

ⓘ 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: $1,222 · $102/mo
• Projected year-2 tax: $1,222 · $102/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: $14,586
• − Mortgage interest: −$4,201
• − Property taxes: −$1,222
• − Insurance: −$375
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$2,182
• Taxable income: $4,273
• Est. tax owed @ 24.0%: −$1,026
• After-tax cash flow: $4,181/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

+97.4% since first listed

12 events — show timeline

• 2026-06-10 Pending — Dayton MLS
• 2026-06-10 Pending — CBRMLS
• 2026-06-10 Pending — WRIST
• 2026-04-26 Listed $75,000 WRIST
• 2026-04-26 Listed $75,000 CBRMLS
• 2026-04-26 Listed $75,000 Dayton MLS
• 2011-08-17 Sold (MLS) $22,027 WRIST
• 2011-07-08 Listed $22,000 WRIST
• 2005-07-19 Sold (Public Records) $79,900 Public Records
• 1999-03-12 Sold (Public Records) $49,000 Public Records
• 1996-03-15 Sold (Public Records) $49,000 Public Records
• 1995-03-28 Sold (Public Records) $38,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,222 · +35.4% YoY. Source: county tax records.