1748 Kentucky Ave · Springfield, OH 45505

$74,900

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 3 Days on market

Built 1919 4,791 sqft lot $74/sqft · 6% above area Est $70k · 6% over

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Why this score? — see what drove the C+ 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 +4.6/15.0
• 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 MLS

Investor Alert! Catch a great opportunity! 1,008 Sqft 2 story vinyl home in busy rental area of town. Home offers: living room, dining room, kitchen, 2 bedrooms, full bath. Priced well below current tax value. Priced according to current condition. Will be sold strictly as is. Must have proof of funds along with a copy of a earnest money check. NOTE: Room sizes estimated. All information herein deemed reliable but not guaranteed, make your own observations. Call NOW!

Key facts

• Wood floors
• New flooring
• Newer windows

Tags

• FENCED-IN YARD
• NEW FLOORING
• NEWER WINDOWS
• UPDATED ELECTRIC SERVICE
• WOOD FLOORS
• 220 OUTLET

Property features AI

Exterior

• Utilities: Supplied water; Public sewer; Natural gas connected; Sewer connected
• Home design: Single family residence; House; Built in 1919; Located in the Hensley subdivision
• Construction: Vinyl siding; Original construction (1919)
• Exterior features: Fenced yard; Residential lot (approximately 0.11 acres, 40 x 125); Additional parcel included

Interior

• Kitchen: Kitchen (standard appliances not specified)
• Bedrooms: Two bedrooms
• Flooring: Hardwood floors; Linoleum flooring
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Six total rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 13.6% 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.
• 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 lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 232 units permitted in Clark County in 2024 (116 in 5+ unit buildings).
• This rent runs 32% 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 $518 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y 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: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,900

Questions for the listing agent

1. Built in 1919 — 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: 1.57% ✓
• Cap rate: 13.57%
• Cash-on-cash: 25.99%
• DSCR: 2.16
• GRM: 5.3

CMA / ARV

• ARV (median comp): $70,412
• List price: $74,900
• Delta: 6.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1748 Kentucky Ave	0.00mi	2/1.0	1,008 (0%)	1mo	$75,000	$74	99
1820 Clay St	0.07mi	3/1.0 (+1)	1,092 (+8%)	2mo	$75,000	$69	76
825 E Rose St	0.38mi	3/1.0 (+1)	1,008 (0%)	9mo	$65,000	$64	70
918 E Rose St	0.45mi	3/1.0 (+1)	1,008 (0%)	9mo	$136,000	$135	66
1502 Linden Ave	0.27mi	2/1.0	870 (-14%)	3mo	$29,400	$34	62
1111 Lafayete Ave	0.68mi	3/1.0 (+1)	1,056 (+5%)	2mo	$130,000	$123	53
900 E Rose St	0.43mi	3/1.0 (+1)	864 (-14%)	3mo	$35,000	$41	49
775 E Southern Ave	0.51mi	2/1.0	884 (-12%)	9mo	$108,000	$122	48
1170 Selma Rd	0.65mi	2/1.0	928 (-8%)	12mo	$75,000	$81	47
650 E Southern Ave	0.50mi	3/1.0 (+1)	1,144 (+14%)	4mo	$72,500	$63	45
113 Sturgeon St	0.68mi	3/1.0 (+1)	925 (-8%)	11mo	$139,900	$151	41
2220 Superior Ave	0.57mi	2/1.0	857 (-15%)	13mo	$127,000	$148	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: 19.7%
• Equity multiple: 1.80×
• Total profit: $16,782
• Equity at exit: $11,168

10-year hold

• IRR: 27.9%
• Equity multiple: 3.47×
• Total profit: $51,833
• Equity at exit: $6,476

Cash invested: $20,972 (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 45505

• Home prices YoY: -34.3%
• Active inventory: 158
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,179 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$54 /mo · $643/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $454

Break-even live

Break-even rent $604

Max offer price $74,900

Occupancy floor 56%

Sensitivity live

Price	-10% $497	-5% $475	+0% $454	+5% $433	+10% $412
Rent	-10% $361	-5% $408	+0% $454	+5% $501	+10% $547
Rate	-1.0pp $492	-0.5pp $473	base $454	+0.5pp $435	+1.0pp $415

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
421 Catherine St Springfield, OH	3.0	2.0	1498	$1,500	$1.00	44d	1	0.23mi
313 E Rose St Springfield, OH	3.0	1.0	828	$1,200	$1.45	24d	1	0.33mi
1452 S Wittenberg Ave Springfield, OH	2.0	1.0	937	$1,010	$1.08	2d	1	0.75mi
515 Ludlow Ave Springfield, OH	3.0	1.0	1000	$950	$0.95	44d	1	1.29mi

Listing history 13 events

1. 2026-05-05
   status Pending 1221-char remark
2. 2026-05-02
   listed $74,900 Active 1221-char remark
3. 2018-07-23
   soldstatus $9,200 Closed 471-char remark

   Show marketing remark (471 chars)

   Investor Alert! Catch a great opportunity! 1,008 Sqft 2 story vinyl home in busy rental area of town. Home offers: living room, dining room, kitchen, 2 bedrooms, full bath. Priced well below current tax value. Priced according to current condition. Will be sold strictly as is. Must have proof of funds along with a copy of a earnest money check. NOTE: Room sizes estimated. All information herein deemed reliable but not guaranteed, make your own observations. Call NOW!

4. 2018-07-23
   soldstatus $9,200 471-char remark

   Show marketing remark (471 chars)

   Investor Alert! Catch a great opportunity! 1,008 Sqft 2 story vinyl home in busy rental area of town. Home offers: living room, dining room, kitchen, 2 bedrooms, full bath. Priced well below current tax value. Priced according to current condition. Will be sold strictly as is. Must have proof of funds along with a copy of a earnest money check. NOTE: Room sizes estimated. All information herein deemed reliable but not guaranteed, make your own observations. Call NOW!

5. 2018-03-16
   listed $19,900 471-char remark

   Show marketing remark (471 chars)

   Investor Alert! Catch a great opportunity! 1,008 Sqft 2 story vinyl home in busy rental area of town. Home offers: living room, dining room, kitchen, 2 bedrooms, full bath. Priced well below current tax value. Priced according to current condition. Will be sold strictly as is. Must have proof of funds along with a copy of a earnest money check. NOTE: Room sizes estimated. All information herein deemed reliable but not guaranteed, make your own observations. Call NOW!

6. 2016-12-31
   historical
7. 2016-12-31
   historical
8. 2016-10-14
   listed $10,000
9. 2016-10-01
   listed $15,000
10. 1991-04-26
    soldstatus $20,000
11. 1987-02-19
    soldstatus $16,500
12. 1985-07-02
    soldstatus $16,000
13. 1985-05-17
    soldstatus $8,000

ⓘ 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: $643 · $54/mo
• Projected year-2 tax: $905 · $75/mo
• Expected delta: +$263/yr (+$22/mo · 40.9%)

ⓘ 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,152
• − Mortgage interest: −$4,196
• − Property taxes: −$643
• − Insurance: −$374
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$2,179
• Taxable income: $4,497
• Est. tax owed @ 24.0%: −$1,079
• After-tax cash flow: $4,371/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

+837.5% since first listed

15 events — show timeline

• 2026-06-01 Sold (Public Records) $75,000 Public Records
• 2026-05-27 Sold (MLS) $75,000 WRIST
• 2026-05-05 Pending — WRIST
• 2026-05-02 Listed $74,900 WRIST
• 2018-07-23 Sold (MLS) $9,200 Dayton MLS
• 2018-07-23 Sold (MLS) $9,200 Dayton MLS
• 2018-03-16 Listed $19,900 Dayton MLS
• 2016-12-31 Listing Removed — WRIST
• 2016-12-31 Listing Removed — CBRMLS
• 2016-10-14 Listed $10,000 WRIST
• 2016-10-01 Listed $15,000 CBRMLS
• 1991-04-26 Sold (Public Records) $20,000 Public Records
• 1987-02-19 Sold (Public Records) $16,500 Public Records
• 1985-07-02 Sold (Public Records) $16,000 Public Records
• 1985-05-17 Sold (Public Records) $8,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $643 · -14.8% YoY. Source: county tax records.