58 W Nottingham Rd · Shiloh, OH 45405

$239,000

16 bd · 1.0 ba · 4,059 sqft · MultiFamily public records · 39 Days on market

Built 1948 6,098 sqft lot $59/sqft · at area comps Est $234k · at est.

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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 +6.5/15.0
• Rent growth +3.6/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Brick four-family in Harrison Twp. Fully occupied Four 1 bedroom units with 1 bathroom. Tenants pay for heat and electric. Total rents $2112/month, rents are currently below the current market. The Owner pays for water and trash. Off-street parking. Some long-term tenants make this a solid investment. Convenient location near grocery, restaurants, post office, and banking.

Key facts

• 6,098 sq ft lot
• Built 1948
• Listed 39 days

Property features AI

Finance

• Other: Multi-unit property with 4 units in 1 building
• Financial info: Offered for sale

Exterior

• Parking: No garage
• Utilities: Natural gas heating; Central air conditioning
• Home design: 2-story building; Brick construction
• Construction: Brick construction
• Exterior features: 50 x 125 lot; Lot recorded as 0.14 acres; Zoned Commercial

Interior

• Bedrooms: Four-bedroom (unit type: Four Bedroom Or More)
• Bathrooms: 4 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/4.0-bath units multifamily listed at $239k.

Deal economics

• At list price, monthly cash flow is $2k ($30k/yr) — positive. Per door: $617/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $239k).
• Recommended offer: $232k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.7% vs local median 4.7% in Shiloh — 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 66/100 on livability (#639 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Dayton City (urban): math 12% / reading 21% proficiency, ranked #641 of 656 in OH (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: River'S Edge Montessori Elementary School (math 22% / reading 32%, grade F, #1,193 of 1,584 statewide, top 76%, 494 students, 0% FRL); Belmont High School (math 5% / reading 20%, grade F, #720 of 781 statewide, top 93%, 1,100 students, 0% FRL) — zoned schools average 0% FRL vs 74% district-wide (74 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 136 active listings in the ZIP; lower-income renter base — watch delinquency; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• At $5,264/mo this rent would consume 144% of the median local household income ($44k/yr) (locally 1475% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Montgomery County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $67k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 7 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.
• Current owner paid $175k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $231,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.20% ✓
• Cap rate: 18.68%
• Cash-on-cash: 44.24%
• DSCR: 2.97
• GRM: 3.8

CMA / ARV

• ARV (median comp): $233,975
• List price: $239,000
• Delta: 2.15%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.34% rent growth · sell at horizon

5-year hold

• IRR: 42.8%
• Equity multiple: 2.88×
• Total profit: $125,708
• Equity at exit: $35,636

10-year hold

• IRR: 49.5%
• Equity multiple: 6.12×
• Total profit: $342,559
• Equity at exit: $20,664

Cash invested: $66,920 (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 45405

• Rents YoY: 4.3%
• Active inventory: 136
• Price-to-rent: 15.1×

Monthly cashflow live

• Estimated rent: $5,264 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$338 /mo · $4,060/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,105
• Net cashflow: $2,467

Break-even live

Break-even rent $2,141

Max offer price $239,000

Occupancy floor 48%

Sensitivity live

Price	-10% $2,603	-5% $2,535	+0% $2,467	+5% $2,400	+10% $2,332
Rent	-10% $2,051	-5% $2,259	+0% $2,467	+5% $2,675	+10% $2,883
Rate	-1.0pp $2,588	-0.5pp $2,528	base $2,467	+0.5pp $2,405	+1.0pp $2,342

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	4	4	$5,264
Total (4 units)			$5,264

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-22
   days on market $239,000 Active 39 DOM
2. 2026-06-18
   days on market $239,000 Active 36 DOM
3. 2026-06-17
   days on market $239,000 Active 35 DOM
4. 2026-06-16
   days on market $239,000 Active 34 DOM
5. 2026-06-15
   days on market $239,000 Active 33 DOM
6. 2026-06-14
   days on market $239,000 Active 31 DOM
7. 2026-06-13
   days on market $239,000 Active 30 DOM
8. 2026-06-10
   days on market $239,000 Active 28 DOM
9. 2026-06-09
   days on market $239,000 Active 27 DOM
10. 2026-06-08
    days on market $239,000 Active 26 DOM
11. 2026-06-07
    days on market $239,000 Active 25 DOM
12. 2026-06-05
    days on market $239,000 Active 22 DOM
13. 2026-06-03
    days on market $239,000 Active 21 DOM
14. 2026-06-02
    days on market $239,000 Active 20 DOM
15. 2026-06-01
    days on market $239,000 Active 19 DOM
16. 2026-05-31
    days on market $239,000 Active 18 DOM
17. 2026-05-05
    listed $239,000 Active 812-char remark
18. 2022-09-02
    soldstatus $175,000 Sold 376-char remark

    Show marketing remark (376 chars)

    Brick four-family in Harrison Twp. Fully occupied Four 1 bedroom units with 1 bathroom. Tenants pay for heat and electric. Total rents $2112/month, rents are currently below the current market. The Owner pays for water and trash. Off-street parking. Some long-term tenants make this a solid investment. Convenient location near grocery, restaurants, post office, and banking.

19. 2022-09-02
    soldstatus $175,000 Closed 376-char remark

    Show marketing remark (376 chars)

    Brick four-family in Harrison Twp. Fully occupied Four 1 bedroom units with 1 bathroom. Tenants pay for heat and electric. Total rents $2112/month, rents are currently below the current market. The Owner pays for water and trash. Off-street parking. Some long-term tenants make this a solid investment. Convenient location near grocery, restaurants, post office, and banking.

20. 2022-07-06
    historical Active/Pending 376-char remark

    Show marketing remark (376 chars)

    Brick four-family in Harrison Twp. Fully occupied Four 1 bedroom units with 1 bathroom. Tenants pay for heat and electric. Total rents $2112/month, rents are currently below the current market. The Owner pays for water and trash. Off-street parking. Some long-term tenants make this a solid investment. Convenient location near grocery, restaurants, post office, and banking.

21. 2022-05-23
    price $185,000 376-char remark

    Show marketing remark (376 chars)

    Brick four-family in Harrison Twp. Fully occupied Four 1 bedroom units with 1 bathroom. Tenants pay for heat and electric. Total rents $2112/month, rents are currently below the current market. The Owner pays for water and trash. Off-street parking. Some long-term tenants make this a solid investment. Convenient location near grocery, restaurants, post office, and banking.

22. 2022-05-22
    status Active 376-char remark

    Show marketing remark (376 chars)

    Brick four-family in Harrison Twp. Fully occupied Four 1 bedroom units with 1 bathroom. Tenants pay for heat and electric. Total rents $2112/month, rents are currently below the current market. The Owner pays for water and trash. Off-street parking. Some long-term tenants make this a solid investment. Convenient location near grocery, restaurants, post office, and banking.

23. 2022-05-03
    historical Active/Pending 376-char remark

    Show marketing remark (376 chars)

    Brick four-family in Harrison Twp. Fully occupied Four 1 bedroom units with 1 bathroom. Tenants pay for heat and electric. Total rents $2112/month, rents are currently below the current market. The Owner pays for water and trash. Off-street parking. Some long-term tenants make this a solid investment. Convenient location near grocery, restaurants, post office, and banking.

24. 2022-03-27
    listed $195,000 Active 376-char remark

    Show marketing remark (376 chars)

    Brick four-family in Harrison Twp. Fully occupied Four 1 bedroom units with 1 bathroom. Tenants pay for heat and electric. Total rents $2112/month, rents are currently below the current market. The Owner pays for water and trash. Off-street parking. Some long-term tenants make this a solid investment. Convenient location near grocery, restaurants, post office, and banking.

25. 2020-09-30
    soldstatus $112,000 Sold

    Show marketing remark (364 chars)

    This property consists of four 1-bedroom, 1-bath apartments. Three tenants pay for heat and electric. There is off-street parking in its own private parking lot. The property is made up of brick construction, has a full basement with separate laundry connections and storage. Three of the units have been nicely rejuvenated. Rents are $410, $405, $599, and $525.

26. 2020-09-30
    soldstatus $112,000 Closed

    Show marketing remark (364 chars)

    This property consists of four 1-bedroom, 1-bath apartments. Three tenants pay for heat and electric. There is off-street parking in its own private parking lot. The property is made up of brick construction, has a full basement with separate laundry connections and storage. Three of the units have been nicely rejuvenated. Rents are $410, $405, $599, and $525.

27. 2020-07-18
    status Pending

    Show marketing remark (364 chars)

    This property consists of four 1-bedroom, 1-bath apartments. Three tenants pay for heat and electric. There is off-street parking in its own private parking lot. The property is made up of brick construction, has a full basement with separate laundry connections and storage. Three of the units have been nicely rejuvenated. Rents are $410, $405, $599, and $525.

28. 2020-07-13
    listed $119,000 Active

    Show marketing remark (364 chars)

    This property consists of four 1-bedroom, 1-bath apartments. Three tenants pay for heat and electric. There is off-street parking in its own private parking lot. The property is made up of brick construction, has a full basement with separate laundry connections and storage. Three of the units have been nicely rejuvenated. Rents are $410, $405, $599, and $525.

29. 2019-03-14
    soldstatus $83,800
30. 2019-02-28
    soldstatus $83,750 Sold
31. 2019-02-28
    soldstatus $83,750 Closed
32. 2019-01-10
    status Pending
33. 2019-01-01
    listed $89,900 Active
34. 2018-03-23
    soldstatus $75,000
35. 2018-03-21
    soldstatus $75,000 Closed
36. 2018-03-21
    soldstatus $75,000 Sold
37. 2018-02-14
    status Pending
38. 2018-01-30
    listed $79,000 Active
39. 2006-08-04
    soldstatus $91,700
40. 1987-12-29
    soldstatus $47,000

ⓘ 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: $4,060 · $338/mo
• Projected year-2 tax: $4,060 · $338/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 ≥104°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $63,168
• − Mortgage interest: −$13,388
• − Property taxes: −$4,060
• − Insurance: −$1,195
• − Repairs & maintenance: −$5,053
• − Management: −$5,053
• − Depreciation: −$6,953
• Taxable income: $27,465
• Est. tax owed @ 24.0%: −$6,592
• After-tax cash flow: $23,015/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: Dayton City
• NCES district ID: 3904384
• Math proficiency: 12% ▼ -12.00%
• Reading proficiency: 21% ▼ -11.00%
• Median HH income: $28,688
• Composite: 12.94/100
• National rank: #9579
• State rank: #641 of 656 in OH

Livability — Shiloh

• Score: 66/100
• State rank: #639
• US rank: #11281

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment D- Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shiloh, OH
• County: Montgomery County · 459,541 people
• Metro: Dayton-Kettering, OH
• Population (ZIP): 18,955
• Household income: $43,973
• Rent vs Own: 64.0% rent · 36.0% own
• Severe rent burden: 1475.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 523,241 people
• By 2030: 514,948 · -1.6%
• By 2040: 493,378 · -5.7%
• By 2050: 469,639 · -10.2%
• By 2075: 418,360 · -20.0%
• By 2100: 353,315 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (68%)
• Race & ethnicity: Black 68% White 23% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Montgomery

• 2024 margin: Toss-up / Even · D 49.8% · R 49.3%
• 2008→2024 swing: -5.8pp toward R · 2008: 6.2pp · 2024: 0.5pp
• All cycles: 2024: D+0.5 2020: D+2.2 2016: R+1.2 2012: D+3.1 2008: D+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -125.58%
• Current HPI: 173.4962
• Rent YoY: ▲ 4.34%
• Metro: Dayton-Kettering, 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

+408.5% since first listed

26 events — show timeline

• 2026-05-27 Relisted — Dayton MLS
• 2026-05-19 Pending — Dayton MLS
• 2026-05-05 Listed $239,000 Dayton MLS
• 2022-09-02 Sold (MLS) $175,000 Dayton MLS
• 2022-09-02 Sold (MLS) $175,000 Dayton MLS
• 2022-07-06 Contingent — Dayton MLS
• 2022-05-23 Price Changed $185,000 Dayton MLS
• 2022-05-22 Relisted — Dayton MLS
• 2022-05-03 Contingent — Dayton MLS
• 2022-03-27 Listed $195,000 Dayton MLS
• 2020-09-30 Sold (MLS) $112,000 Dayton MLS
• 2020-09-30 Sold (MLS) $112,000 Dayton MLS
• 2020-07-18 Pending — Dayton MLS
• 2020-07-13 Listed $119,000 Dayton MLS
• 2019-03-14 Sold (Public Records) $83,800 Public Records
• 2019-02-28 Sold (MLS) $83,750 Dayton MLS
• 2019-02-28 Sold (MLS) $83,750 Dayton MLS
• 2019-01-10 Pending — Dayton MLS
• 2019-01-01 Listed $89,900 Dayton MLS
• 2018-03-23 Sold (Public Records) $75,000 Public Records
• 2018-03-21 Sold (MLS) $75,000 Dayton MLS
• 2018-03-21 Sold (MLS) $75,000 Dayton MLS
• 2018-02-14 Pending — Dayton MLS
• 2018-01-30 Listed $79,000 Dayton MLS
• 2006-08-04 Sold (Public Records) $91,700 Public Records
• 1987-12-29 Sold (Public Records) $47,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $4,060 · -9.7% YoY. Source: county tax records.