360 S Greenmount Ave · Springfield, OH 45505

$39,900

3 bd · 1.0 ba · 1,252 sqft · SingleFamily public records · 13 Days on market

Built 1913 6,534 sqft lot Est $73k · 45% 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

THE REALTOR IS THE RECEIVER APPOINTED BY THE CLARK COUNTY PROBATE COURT. Springfield has been named the fifth hottest housing market in the country, according to USA Today. The interior of this home has been cleaned out along with all trash and debris in the yard. The garage was demolished due to its unstable condition. Painted, repaired and replaced soffits, gutters, fascia and downspouts as needed and the chimney has been repaired. This property is ready for new renovations. Due to the court approval process, this is not a quick close. The Receiver requests for in-state buyers only. * * IMPORTANT SEE AGENT TO AGENT REMARKS * *

Key facts

• 6,534 sq ft lot
• Built 1913
• Listed 13 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $714 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Cap rate 27.8% 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; 8 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 $276 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 2y 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 $25k; list at $40k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,900

Questions for the listing agent

1. Built in 1913 — 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: 3.14% ✓
• Cap rate: 27.76%
• Cash-on-cash: 76.65%
• DSCR: 4.41
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $72,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1703 Highland Ave	0.49mi	3/1.0	1,273 (+2%)	3mo	$48,000	$38	72
429 S Arlington Ave	0.58mi	3/1.0	1,270 (+1%)	6mo	$148,500	$117	65
1024 Elder St	0.56mi	3/2.0	1,242 (-1%)	4mo	$33,334	$27	65
1726 Highland Ave	0.53mi	3/1.5	1,224 (-2%)	7mo	$172,900	$141	64
535 S Hubert Ave	0.40mi	2/2.0 (-1)	1,216 (-3%)	8mo	$145,000	$119	61
920 Elder St	0.54mi	2/1.0 (-1)	1,184 (-5%)	3mo	$42,500	$36	58
908 Pine St	0.48mi	2/2.0 (-1)	1,180 (-6%)	2mo	$68,000	$58	58
1417 Kenton St	0.44mi	3/2.0	1,384 (+10%)	1mo	$70,000	$51	57
513 Homeview Ave	0.73mi	2/1.0 (-1)	1,272 (+2%)	7mo	$38,000	$30	52
902 Cypress St	0.55mi	2/1.0 (-1)	1,166 (-7%)	7mo	$47,000	$40	52
1005 Burt St	0.53mi	2/1.0 (-1)	1,085 (-13%)	1mo	$127,000	$117	47
1213 Gable St	0.64mi	3/2.0	1,430 (+14%)	3mo	$189,900	$133	40

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: 76.6%
• Equity multiple: 4.49×
• Total profit: $39,006
• Equity at exit: $5,949

10-year hold

• IRR: 80.3%
• Equity multiple: 9.29×
• Total profit: $92,569
• Equity at exit: $3,450

Cash invested: $11,172 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,252 high
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $714

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 38%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	0.26mi
830 Oak St Unit 830 Springfield, OH	4.0	1.5	1400	$1,250	$0.89	14d	1	0.40mi
127 N Belmont Ave Unit 1 Springfield, OH	2.0	1.0	1052	$1,050	$1.00	2d	1	0.69mi
401 Section St Springfield, OH	4.0	2.0	1612	$1,850	$1.15	11d	1	0.87mi
421 Catherine St Springfield, OH	3.0	2.0	1498	$1,500	$1.00	44d	1	1.12mi
18 E Grand Ave Springfield, OH	4.0	2.0	1452	$1,575	$1.08	19d	1	1.21mi
1306 S Limestone St Springfield, OH	4.0	2.0	1452	$1,695	$1.17	21d	1	1.25mi
509 E Northern Ave Unit 511 Springfield, OH	3.0	1.0	995	$995	$1.00	2d	1	1.42mi

Listing history 18 events

1. 2026-04-06
   status Pending 638-char remark

   Show marketing remark (638 chars)

   THE REALTOR IS THE RECEIVER APPOINTED BY THE CLARK COUNTY PROBATE COURT. Springfield has been named the fifth hottest housing market in the country, according to USA Today. The interior of this home has been cleaned out along with all trash and debris in the yard. The garage was demolished due to its unstable condition. Painted, repaired and replaced soffits, gutters, fascia and downspouts as needed and the chimney has been repaired. This property is ready for new renovations. Due to the court approval process, this is not a quick close. The Receiver requests for in-state buyers only. * * IMPORTANT SEE AGENT TO AGENT REMARKS * *

2. 2026-04-06
   status Pending

   Show marketing remark (638 chars)

   THE REALTOR IS THE RECEIVER APPOINTED BY THE CLARK COUNTY PROBATE COURT. Springfield has been named the fifth hottest housing market in the country, according to USA Today. The interior of this home has been cleaned out along with all trash and debris in the yard. The garage was demolished due to its unstable condition. Painted, repaired and replaced soffits, gutters, fascia and downspouts as needed and the chimney has been repaired. This property is ready for new renovations. Due to the court approval process, this is not a quick close. The Receiver requests for in-state buyers only. * * IMPORTANT SEE AGENT TO AGENT REMARKS * *

3. 2026-03-24
   price $39,900 638-char remark

   Show marketing remark (638 chars)

   THE REALTOR IS THE RECEIVER APPOINTED BY THE CLARK COUNTY PROBATE COURT. Springfield has been named the fifth hottest housing market in the country, according to USA Today. The interior of this home has been cleaned out along with all trash and debris in the yard. The garage was demolished due to its unstable condition. Painted, repaired and replaced soffits, gutters, fascia and downspouts as needed and the chimney has been repaired. This property is ready for new renovations. Due to the court approval process, this is not a quick close. The Receiver requests for in-state buyers only. * * IMPORTANT SEE AGENT TO AGENT REMARKS * *

4. 2026-03-24
   status Active 638-char remark

   Show marketing remark (638 chars)

   THE REALTOR IS THE RECEIVER APPOINTED BY THE CLARK COUNTY PROBATE COURT. Springfield has been named the fifth hottest housing market in the country, according to USA Today. The interior of this home has been cleaned out along with all trash and debris in the yard. The garage was demolished due to its unstable condition. Painted, repaired and replaced soffits, gutters, fascia and downspouts as needed and the chimney has been repaired. This property is ready for new renovations. Due to the court approval process, this is not a quick close. The Receiver requests for in-state buyers only. * * IMPORTANT SEE AGENT TO AGENT REMARKS * *

5. 2026-03-24
   listed $39,900 Active

   Show marketing remark (638 chars)

   THE REALTOR IS THE RECEIVER APPOINTED BY THE CLARK COUNTY PROBATE COURT. Springfield has been named the fifth hottest housing market in the country, according to USA Today. The interior of this home has been cleaned out along with all trash and debris in the yard. The garage was demolished due to its unstable condition. Painted, repaired and replaced soffits, gutters, fascia and downspouts as needed and the chimney has been repaired. This property is ready for new renovations. Due to the court approval process, this is not a quick close. The Receiver requests for in-state buyers only. * * IMPORTANT SEE AGENT TO AGENT REMARKS * *

6. 2025-04-10
   status Pending 638-char remark

   Show marketing remark (638 chars)

   THE REALTOR IS THE RECEIVER APPOINTED BY THE CLARK COUNTY PROBATE COURT. Springfield has been named the fifth hottest housing market in the country, according to USA Today. The interior of this home has been cleaned out along with all trash and debris in the yard. The garage was demolished due to its unstable condition. Painted, repaired and replaced soffits, gutters, fascia and downspouts as needed and the chimney has been repaired. This property is ready for new renovations. Due to the court approval process, this is not a quick close. The Receiver requests for in-state buyers only. * * IMPORTANT SEE AGENT TO AGENT REMARKS * *

7. 2025-04-10
   status Pending

   Show marketing remark (638 chars)

   THE REALTOR IS THE RECEIVER APPOINTED BY THE CLARK COUNTY PROBATE COURT. Springfield has been named the fifth hottest housing market in the country, according to USA Today. The interior of this home has been cleaned out along with all trash and debris in the yard. The garage was demolished due to its unstable condition. Painted, repaired and replaced soffits, gutters, fascia and downspouts as needed and the chimney has been repaired. This property is ready for new renovations. Due to the court approval process, this is not a quick close. The Receiver requests for in-state buyers only. * * IMPORTANT SEE AGENT TO AGENT REMARKS * *

8. 2025-04-09
   historical
9. 2025-03-17
   status Active

   Show marketing remark (638 chars)

   THE REALTOR IS THE RECEIVER APPOINTED BY THE CLARK COUNTY PROBATE COURT. Springfield has been named the fifth hottest housing market in the country, according to USA Today. The interior of this home has been cleaned out along with all trash and debris in the yard. The garage was demolished due to its unstable condition. Painted, repaired and replaced soffits, gutters, fascia and downspouts as needed and the chimney has been repaired. This property is ready for new renovations. Due to the court approval process, this is not a quick close. The Receiver requests for in-state buyers only. * * IMPORTANT SEE AGENT TO AGENT REMARKS * *

10. 2025-03-17
    status Active 638-char remark

    Show marketing remark (638 chars)

    THE REALTOR IS THE RECEIVER APPOINTED BY THE CLARK COUNTY PROBATE COURT. Springfield has been named the fifth hottest housing market in the country, according to USA Today. The interior of this home has been cleaned out along with all trash and debris in the yard. The garage was demolished due to its unstable condition. Painted, repaired and replaced soffits, gutters, fascia and downspouts as needed and the chimney has been repaired. This property is ready for new renovations. Due to the court approval process, this is not a quick close. The Receiver requests for in-state buyers only. * * IMPORTANT SEE AGENT TO AGENT REMARKS * *

11. 2024-12-02
    status Pending 638-char remark

    Show marketing remark (638 chars)

    THE REALTOR IS THE RECEIVER APPOINTED BY THE CLARK COUNTY PROBATE COURT. Springfield has been named the fifth hottest housing market in the country, according to USA Today. The interior of this home has been cleaned out along with all trash and debris in the yard. The garage was demolished due to its unstable condition. Painted, repaired and replaced soffits, gutters, fascia and downspouts as needed and the chimney has been repaired. This property is ready for new renovations. Due to the court approval process, this is not a quick close. The Receiver requests for in-state buyers only. * * IMPORTANT SEE AGENT TO AGENT REMARKS * *

12. 2024-07-15
    status Pending 638-char remark

    Show marketing remark (638 chars)

    THE REALTOR IS THE RECEIVER APPOINTED BY THE CLARK COUNTY PROBATE COURT. Springfield has been named the fifth hottest housing market in the country, according to USA Today. The interior of this home has been cleaned out along with all trash and debris in the yard. The garage was demolished due to its unstable condition. Painted, repaired and replaced soffits, gutters, fascia and downspouts as needed and the chimney has been repaired. This property is ready for new renovations. Due to the court approval process, this is not a quick close. The Receiver requests for in-state buyers only. * * IMPORTANT SEE AGENT TO AGENT REMARKS * *

13. 2024-07-15
    status Pending

    Show marketing remark (638 chars)

    THE REALTOR IS THE RECEIVER APPOINTED BY THE CLARK COUNTY PROBATE COURT. Springfield has been named the fifth hottest housing market in the country, according to USA Today. The interior of this home has been cleaned out along with all trash and debris in the yard. The garage was demolished due to its unstable condition. Painted, repaired and replaced soffits, gutters, fascia and downspouts as needed and the chimney has been repaired. This property is ready for new renovations. Due to the court approval process, this is not a quick close. The Receiver requests for in-state buyers only. * * IMPORTANT SEE AGENT TO AGENT REMARKS * *

14. 2024-07-08
    price $40,000 638-char remark

    Show marketing remark (638 chars)

    THE REALTOR IS THE RECEIVER APPOINTED BY THE CLARK COUNTY PROBATE COURT. Springfield has been named the fifth hottest housing market in the country, according to USA Today. The interior of this home has been cleaned out along with all trash and debris in the yard. The garage was demolished due to its unstable condition. Painted, repaired and replaced soffits, gutters, fascia and downspouts as needed and the chimney has been repaired. This property is ready for new renovations. Due to the court approval process, this is not a quick close. The Receiver requests for in-state buyers only. * * IMPORTANT SEE AGENT TO AGENT REMARKS * *

15. 2024-07-08
    price $40,000

    Show marketing remark (638 chars)

    THE REALTOR IS THE RECEIVER APPOINTED BY THE CLARK COUNTY PROBATE COURT. Springfield has been named the fifth hottest housing market in the country, according to USA Today. The interior of this home has been cleaned out along with all trash and debris in the yard. The garage was demolished due to its unstable condition. Painted, repaired and replaced soffits, gutters, fascia and downspouts as needed and the chimney has been repaired. This property is ready for new renovations. Due to the court approval process, this is not a quick close. The Receiver requests for in-state buyers only. * * IMPORTANT SEE AGENT TO AGENT REMARKS * *

16. 2024-06-20
    listed $45,000 Active 638-char remark

    Show marketing remark (638 chars)

    THE REALTOR IS THE RECEIVER APPOINTED BY THE CLARK COUNTY PROBATE COURT. Springfield has been named the fifth hottest housing market in the country, according to USA Today. The interior of this home has been cleaned out along with all trash and debris in the yard. The garage was demolished due to its unstable condition. Painted, repaired and replaced soffits, gutters, fascia and downspouts as needed and the chimney has been repaired. This property is ready for new renovations. Due to the court approval process, this is not a quick close. The Receiver requests for in-state buyers only. * * IMPORTANT SEE AGENT TO AGENT REMARKS * *

17. 2024-06-20
    listed $45,000 Active

    Show marketing remark (638 chars)

    THE REALTOR IS THE RECEIVER APPOINTED BY THE CLARK COUNTY PROBATE COURT. Springfield has been named the fifth hottest housing market in the country, according to USA Today. The interior of this home has been cleaned out along with all trash and debris in the yard. The garage was demolished due to its unstable condition. Painted, repaired and replaced soffits, gutters, fascia and downspouts as needed and the chimney has been repaired. This property is ready for new renovations. Due to the court approval process, this is not a quick close. The Receiver requests for in-state buyers only. * * IMPORTANT SEE AGENT TO AGENT REMARKS * *

18. 1997-08-28
    soldstatus $25,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% 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: $15,029
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,202
• − Management: −$1,202
• − Depreciation: −$1,161
• Taxable income: $8,430
• Est. tax owed @ 24.0%: −$2,023
• After-tax cash flow: $6,540/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

+59.6% since first listed

18 events — show timeline

• 2026-04-06 Pending — CBRMLS
• 2026-04-06 Pending — WRIST
• 2026-03-24 Price Changed $39,900 CBRMLS
• 2026-03-24 Relisted — CBRMLS
• 2026-03-24 Listed $39,900 WRIST
• 2025-04-10 Pending — CBRMLS
• 2025-04-10 Pending — WRIST
• 2025-04-09 Listing Removed — WRIST
• 2025-03-17 Relisted — WRIST
• 2025-03-17 Relisted — CBRMLS
• 2024-12-02 Pending — CBRMLS
• 2024-07-15 Pending — CBRMLS
• 2024-07-15 Pending — WRIST
• 2024-07-08 Price Changed $40,000 CBRMLS
• 2024-07-08 Price Changed $40,000 WRIST
• 2024-06-20 Listed $45,000 WRIST
• 2024-06-20 Listed $45,000 CBRMLS
• 1997-08-28 Sold (Public Records) $25,000 Public Records

Property tax history

+32.0%/yr

Latest (2025): $6,178 · +28.7% YoY. Source: county tax records.