614 Bonnycastle Ave · Englewood, OH 45322

$144,900

3 bd · 1.0 ba · 1,493 sqft · SingleFamily public records · 44 Days on market

Built 1953 2,731 sqft lot $97/sqft · 29% below area Est $205k · 29% under

---

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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.6/10.0
• Schools +5.0/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Got that “Big Flip Energy?” Check out this renovation ready ranch in the heart of Stillwater Gardens serviced by Northmont Schools. This one is perfect for the handy owner occupant looking to respect the budget or serious investors seeking a value add opportunity, fix and flip or staple in their thriving rental portfolio! Features start outside with a large double lot, 1 car attached garage, a spacious Florida room and fenced back yard with bonus garden shed. Inside, generous room sizes, coved archways, vinyl replacement windows, hardwood floors, unique built-ins and nearly 1,500 sqft of renovation ready space await. You’ll love the layout with a furniture friendly living

Key facts

• Fenced back yard
• Generous room sizes
• Bonus garden shed

Tags

• RENOVATION READY RANCH
• LARGE DOUBLE LOT
• SPACIOUS FLORIDA ROOM
• FENCED BACK YARD
• BONUS GARDEN SHED
• GENEROUS ROOM SIZES

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached one-car garage with garage door opener and additional storage
• Utilities: Natural gas available; Public water; Sewer available (storm sewer); Cable available
• Home design: Single-story home; Aluminum siding and brick exterior; Residential zoning; Property consists of 2 parcels (approx. 121 x 130 = 0.36 acre)
• Construction: Aluminum siding; Brick exterior
• Exterior features: Fenced yard; Porch; Shed(s)/storage

Interior

• Kitchen: Eat-in kitchen; Range
• Bedrooms: Three main-level bedrooms (dimensions approx. 10 x 8; 10 x 10; 10 x 10)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning
• Interior features: Vinyl windows; Crawl space basement
• Laundry & utility: Main-level laundry room (approx. 16 x 6)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $375 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 5.3% in Englewood — 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 69/100 on livability (#517 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A; Watch: employment C-, amenities F, commute F.
• Northmont City (suburban): math 52% / reading 62% proficiency, ranked #318 of 656 in OH (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-0.5%/yr); 88 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $99k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,553 (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 1953 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.26% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.10%
• DSCR: 1.49
• GRM: 6.6

CMA / ARV

• ARV (median comp): $204,996
• List price: $144,900
• Delta: -29.32%
• 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
806 Mcgraw Ct	0.19mi	3/1.5	1,520 (+2%)	2mo	$277,500	$183	84
104 Overla Blvd	0.46mi	3/2.0	1,440 (-4%)	1mo	$237,000	$165	68
189 Katy Ln	0.48mi	3/1.5	1,568 (+5%)	0mo	$210,000	$134	67
1003 Heathwood Dr	0.52mi	3/2.0	1,448 (-3%)	1mo	$220,750	$152	66
502 S Main St	0.44mi	3/2.0	1,408 (-6%)	3mo	$227,500	$162	64
1011 Hazel Ave	0.54mi	4/1.5 (+1)	1,448 (-3%)	0mo	$210,000	$145	62
804 Treherne Ln	0.68mi	3/1.5	1,449 (-3%)	1mo	$215,000	$148	61
803 Albert St	0.34mi	3/2.0	1,644 (+10%)	4mo	$229,000	$139	60
552 Unger Ave	0.74mi	3/2.0	1,486 (-0%)	4mo	$195,000	$131	58
211 Katy Ln	0.39mi	4/2.0 (+1)	1,617 (+8%)	2mo	$268,000	$166	57
1028 Hazel Ave	0.59mi	3/2.0	1,386 (-7%)	1mo	$227,000	$164	56
440 Katy Ln	0.70mi	4/2.0 (+1)	1,709 (+14%)	0mo	$249,000	$146	34

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.88×
• Total profit: $-4,866
• Equity at exit: $21,605

10-year hold

• IRR: 2.5%
• Equity multiple: 1.15×
• Total profit: $6,128
• Equity at exit: $12,528

Cash invested: $40,572 (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 45322

• Rents YoY: -0.5%
• Active inventory: 88
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,826 high
• Mortgage (P&I): −$760
• Tax from tax record: −$247 /mo · $2,968/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $375

Break-even live

Break-even rent $1,351

Max offer price $144,900

Occupancy floor 74%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
416 W Wenger Rd Englewood, OH	3.0	1.5	1249	$2,000	$1.60	2d	1	0.44mi
603 Rolice Ct Englewood, OH	3.0	2.0	1449	$2,000	$1.38	21d	1	0.60mi
25 Orchard Ave Englewood, OH	3.0	1.5	989	$1,495	$1.51	2d	1	0.62mi
124 Chestnut St Unit 203 Englewood, OH	2.0	2.0	1125	$895	$0.80	43d	1	0.79mi
778 Union Blvd Englewood, OH	1.0–2.0	1.0–1.5	833	$1,375	$1.65	1d	5	0.86mi
321 Lauren Circle Dr Englewood, OH	3.0	2.0	1400	$1,700	$1.21	14d	1	0.94mi
421 Porter Dr Englewood, OH	2.0	2.0	1371	$1,650	$1.20	14d	1	1.02mi

Listing history 17 events

1. 2026-06-18
   days on market $144,900 Active 44 DOM
2. 2026-06-17
   days on market $144,900 Active 43 DOM
3. 2026-06-16
   days on market $144,900 Active 42 DOM
4. 2026-06-15
   days on market $144,900 Active 41 DOM
5. 2026-06-14
   days on market $144,900 Active 39 DOM
6. 2026-06-10
   days on market $144,900 Active 36 DOM
7. 2026-06-09
   days on market $144,900 Active 35 DOM
8. 2026-06-08
   days on market $144,900 Active 34 DOM
9. 2026-06-07
   days on market $144,900 Active 33 DOM
10. 2026-06-05
    days on market $144,900 Active 30 DOM
11. 2026-06-03
    days on market $144,900 Active 29 DOM
12. 2026-06-02
    days on market $144,900 Active 28 DOM
13. 2026-06-01
    days on market $144,900 Active 27 DOM
14. 2026-05-31
    price $144,900 Active 26 DOM
15. 2026-05-31
    days on market $149,990 Active 26 DOM
16. 2026-05-05
    listed $149,990 Active 1210-char remark
17. 2004-11-09
    soldstatus $99,000

ⓘ 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: $2,968 · $247/mo
• Projected year-2 tax: $2,968 · $247/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,916
• − Mortgage interest: −$8,117
• − Property taxes: −$2,968
• − Insurance: −$724
• − Repairs & maintenance: −$1,753
• − Management: −$1,753
• − Depreciation: −$4,215
• Taxable income: $2,385
• Est. tax owed @ 24.0%: −$572
• After-tax cash flow: $3,930/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: Northmont City
• NCES district ID: 3904872
• Math proficiency: 52% ▼ -15.00%
• Reading proficiency: 62% ▼ -8.00%
• Median HH income: $60,230
• Composite: 49.53/100
• National rank: #1995
• State rank: #318 of 656 in OH

Livability — Englewood

• Score: 69/100
• State rank: #517
• US rank: #8768

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Englewood, OH
• County: Montgomery County · 459,541 people
• City population: 20,884
• Metro: Dayton-Kettering, OH
• Population (ZIP): 20,884
• Household income: $75,349
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 357.0

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 White (80%)
• Race & ethnicity: White 80% Black 11% Two or more races 6% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 3% · China, Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -176.42%
• Current HPI: 218.5409
• Rent YoY: ▼ -0.45%
• 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

+46.4% since first listed

3 events — show timeline

• 2026-05-31 Price Changed $144,900 Dayton MLS
• 2026-05-05 Listed $149,990 Dayton MLS
• 2004-11-09 Sold (Public Records) $99,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,968 · +5.6% YoY. Source: county tax records.