2193 Regent Park Dr · Bellbrook, OH 45305

$294,900

3 bd · 2.5 ba · 1,680 sqft · SingleFamily public records · 2 Days on market

Built 1969 0.45 ac lot $176/sqft · 6% below area Est $314k · 6% under

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Why this score? — see what drove the D- 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).

• ARV discount +10.3/15.0
• Cash flow +8.3/30.0
• Schools +7.0/10.0
• Livability +4.0/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in a quiet neighborhood with larger lots and mature trees, this one-story ranch offers 3 bedrooms and 2.5 baths. From the entry area, you can access the kitchen or the large sunken living room with built-in bookshelves and tons of natural light. The kitchen opens to a versatile space that can be used as a family room or recreation area. There is also a formal dining room. The owner's suite is equipped with an ensuite bath. All bedrooms have professionally installed custom closet systems. A laundry room and half bath complete the living space. This home has great curb appeal, beginning with the new concrete driveway and paver patio leading to the front door (2023). New garage floor (2023). New HVAC (2023). French doors open to the deck leading to the fully fenced backyard.

Key facts

• One story ranch
• Formal dining room
• Natural light

Tags

• ONE STORY RANCH
• BUILT IN BOOKSHELVES
• NATURAL LIGHT
• FORMAL DINING ROOM
• ENSUITE BATH
• CUSTOM CLOSET SYSTEMS

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached two-car garage
• Utilities: Public water and sewer (assumed from residential zoning); Electric service available
• Home design: Single-story home
• Construction: Brick and vinyl siding exterior; Slab foundation
• Exterior features: Residential lot approximately 0.45 acres; Lot dimensions roughly 90.8 x 160

Interior

• Kitchen: Main-level kitchen
• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms; One half bathroom (main level)
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Entry/foyer; Living room; Dining room; Family room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-268 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (24.0% below list).
• Recommended offer: $224k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 2.2% in Bellbrook — 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 80/100 on livability (#134 in OH, #1,892 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, health & safety F.
• Bellbrook-Sugarcreek Local (suburban): math 79% / reading 78% proficiency, ranked #45 of 656 in OH (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 44 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 797 units permitted in Greene County in 2024 (148 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $224,151 (24.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1969 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.76% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.89%
• DSCR: 0.83
• GRM: 11.0

CMA / ARV

• ARV (median comp): $314,418
• List price: $294,900
• Delta: -6.21%
• 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
2193 Regent Park Dr	0.00mi	3/2.5	1,680 (0%)	1mo	$311,000	$185	99
2088 Dane Ln	0.21mi	3/2.5	1,680 (0%)	9mo	$350,000	$208	82
4007 Eckworth Dr	0.24mi	3/2.0	1,582 (-6%)	9mo	$300,000	$190	70
2317 Barnett Dr	0.28mi	3/2.0	1,557 (-7%)	4mo	$290,000	$186	69
3964 Barnett Dr	0.18mi	3/2.0	1,443 (-14%)	1mo	$290,000	$201	65
4128 Eckworth Dr	0.46mi	3/2.0	1,620 (-4%)	9mo	$335,000	$207	63
2423 Tennyson Dr	0.44mi	3/2.5	1,756 (+4%)	11mo	$355,000	$202	63
4102 Ridgetop Dr	0.42mi	4/2.0 (+1)	1,770 (+5%)	2mo	$370,000	$209	62
2215 S Linda Dr	0.62mi	3/2.0	1,801 (+7%)	3mo	$315,000	$175	55
4185 Eckworth Dr	0.57mi	3/2.0	1,582 (-6%)	9mo	$245,000	$155	54
2444 Tennyson Dr	0.48mi	3/2.0	1,546 (-8%)	12mo	$303,000	$196	52
2264 S Linda Dr	0.56mi	3/2.0	1,882 (+12%)	6mo	$270,000	$143	46

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: -22.8%
• Equity multiple: 0.22×
• Total profit: $-64,802
• Equity at exit: $43,971

10-year hold

• IRR: -17.2%
• Equity multiple: 0.05×
• Total profit: $-78,243
• Equity at exit: $25,498

Cash invested: $82,572 (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 45305

• Home prices YoY: -32.5%
• Active inventory: 44
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,242 high
• Mortgage (P&I): −$1,546
• Tax from tax record: −$369 /mo · $4,429/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $-268

Break-even live

Break-even rent $2,580

Max offer price $247,612

Occupancy floor —

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: $73,725
• Closing costs: $8,847
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4361 Hillcrest Dr Bellbrook, OH	3.0	2.5	1952	$2,456	$1.26	23d	1	0.86mi
33 S Main St Unit 35 Bellbrook, OH	3.0	1.0	1200	$1,300	$1.08	23d	1	0.90mi
4208 Bellemead Dr Bellbrook, OH	3.0	1.5	1416	$1,995	$1.41	2d	1	0.91mi
1635 Autumn Spice Pl Dayton, OH	3.0	2.5	1651	$2,850	$1.73	23d	1	1.41mi
1635 Autumn Spice Pl Unit NA Dayton, OH	3.0	2.5	1651	$2,725	$1.65	2d	1	1.41mi

Listing history 8 events

1. 2026-05-03
   status Pending 790-char remark

   Show marketing remark (793 chars)

   Located in a quiet neighborhood with larger lots and mature trees, this one-story ranch offers 3 bedrooms and 2.5 baths. From the entry area, you can access the kitchen or the large sunken living room with built-in bookshelves and tons of natural light. The kitchen opens to a versatile space that can be used as a family room or recreation area. There is also a formal dining room. The owner's suite is equipped with an ensuite bath. All bedrooms have professionally installed custom closet systems. A laundry room and half bath complete the living space. This home has great curb appeal, beginning with the new concrete driveway and paver patio leading to the front door (2023). New garage floor (2023). New HVAC (2023). French doors open to the deck leading to the fully fenced backyard.

2. 2026-05-03
   status Pending 793-char remark

   Show marketing remark (793 chars)

   Located in a quiet neighborhood with larger lots and mature trees, this one-story ranch offers 3 bedrooms and 2.5 baths. From the entry area, you can access the kitchen or the large sunken living room with built-in bookshelves and tons of natural light. The kitchen opens to a versatile space that can be used as a family room or recreation area. There is also a formal dining room. The owner's suite is equipped with an ensuite bath. All bedrooms have professionally installed custom closet systems. A laundry room and half bath complete the living space. This home has great curb appeal, beginning with the new concrete driveway and paver patio leading to the front door (2023). New garage floor (2023). New HVAC (2023). French doors open to the deck leading to the fully fenced backyard.

3. 2026-05-01
   listed $294,900 Active 790-char remark

   Show marketing remark (793 chars)

   Located in a quiet neighborhood with larger lots and mature trees, this one-story ranch offers 3 bedrooms and 2.5 baths. From the entry area, you can access the kitchen or the large sunken living room with built-in bookshelves and tons of natural light. The kitchen opens to a versatile space that can be used as a family room or recreation area. There is also a formal dining room. The owner's suite is equipped with an ensuite bath. All bedrooms have professionally installed custom closet systems. A laundry room and half bath complete the living space. This home has great curb appeal, beginning with the new concrete driveway and paver patio leading to the front door (2023). New garage floor (2023). New HVAC (2023). French doors open to the deck leading to the fully fenced backyard.

4. 2026-05-01
   listed $294,900 Active 793-char remark

   Show marketing remark (793 chars)

   Located in a quiet neighborhood with larger lots and mature trees, this one-story ranch offers 3 bedrooms and 2.5 baths. From the entry area, you can access the kitchen or the large sunken living room with built-in bookshelves and tons of natural light. The kitchen opens to a versatile space that can be used as a family room or recreation area. There is also a formal dining room. The owner's suite is equipped with an ensuite bath. All bedrooms have professionally installed custom closet systems. A laundry room and half bath complete the living space. This home has great curb appeal, beginning with the new concrete driveway and paver patio leading to the front door (2023). New garage floor (2023). New HVAC (2023). French doors open to the deck leading to the fully fenced backyard.

5. 1999-06-11
   soldstatus $132,900
6. 1993-09-07
   soldstatus $118,500
7. 1990-06-21
   soldstatus $105,500
8. 1989-07-06
   soldstatus $84,000

ⓘ 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: $4,429 · $369/mo
• Projected year-2 tax: $4,515 · $376/mo
• Expected delta: +$86/yr (+$7/mo · 1.9%)

ⓘ 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 4/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,898
• − Mortgage interest: −$16,519
• − Property taxes: −$4,429
• − Insurance: −$1,474
• − Repairs & maintenance: −$2,152
• − Management: −$2,152
• − Depreciation: −$8,579
• Taxable loss: −$8,407
• Est. tax savings @ 24.0%: +$2,018
• After-tax cash flow: $-1,194/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: Bellbrook-Sugarcreek Local
• NCES district ID: 3904727
• Math proficiency: 79% ▼ -6.00%
• Reading proficiency: 78% ▼ -4.00%
• Median HH income: $87,482
• Composite: 70.01/100
• National rank: #280
• State rank: #45 of 656 in OH

Livability — Bellbrook

• Score: 80/100
• State rank: #134
• US rank: #1892

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bellbrook, OH
• County: Greene · 199,376 people
• City population: 11,597
• Metro: Dayton-Kettering-Beavercreek, OH
• Population (ZIP): 11,597
• Household income: $119,129
• Rent vs Own: 20.2% rent · 79.8% own
• Severe rent burden: 6.3

Population outlook (Greene County) Hauer SSP2

• Today (2025): 170,301 people
• By 2030: 171,840 · +0.9%
• By 2040: 171,408 · +0.7%
• By 2050: 167,806 · -1.5%
• By 2075: 154,430 · -9.3%
• By 2100: 138,669 · -18.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Asian 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Slovak 3% Serbian 3%
• Foreign-born: 5% · China, Canada
• Languages at home: 94% English-only · Other Asian/Pacific 2% Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Greene

• 2024 margin: R (+19.8) · D 39.5% · R 59.3% · Other 1.2%
• 2008→2024 swing: -1.4pp toward R · 2008: -18.4pp · 2024: -19.8pp
• All cycles: 2024: R+19.8 2020: R+19.5 2016: R+24.5 2012: R+21.8 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -126.57%
• Current HPI: 262.7851
• Rent YoY: —
• Metro: —
• 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

+270.2% since first listed

10 events — show timeline

• 2026-05-29 Sold (MLS) $311,000 Dayton MLS
• 2026-05-29 Sold (MLS) $311,000 WRIST
• 2026-05-03 Pending — Dayton MLS
• 2026-05-03 Pending — WRIST
• 2026-05-01 Listed $294,900 Dayton MLS
• 2026-05-01 Listed $294,900 WRIST
• 1999-06-11 Sold (Public Records) $132,900 Public Records
• 1993-09-07 Sold (Public Records) $118,500 Public Records
• 1990-06-21 Sold (Public Records) $105,500 Public Records
• 1989-07-06 Sold (Public Records) $84,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $4,429 · +3.9% YoY. Source: county tax records.