7611 Shepherdess Dr · Huber Heights, OH 45424

$140,000

4 bd · 1.5 ba · 1,536 sqft · SingleFamily public records · 8 Days on market

Built 1973 9,583 sqft lot Est $235k · 40% under ↓ 10% since listing

---

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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.9/10.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home! this 4 bedroom 1.5 bath 2 story is conveniently located in the heart of Huber Heights and is ready for you to enjoy! The first floor features a large living room, Spacious and remodeled kitchen with appliances, a breakfast area overlooking the backyard. Upstairs you will find 4 bedrooms with large closets as well as a remodeled hall bath. Other updates include vinyl replacement windows, six paneled doors and a dimensional shingled roof! For additional piece of mind the seller is offering a 1 vear home warranty. Dont delay call or text for your own private showing today!

Key facts

• Updated bath
• Covered patio
• Fenced backyard

Tags

• COVERED PATIO
• UPDATED BATH
• FENCED BACKYARD
• CONVENIENTLY LOCATED

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached two-car garage
• Home design: Two-story frame home; Slab foundation
• Construction: Frame construction
• Exterior features: Residential zoning; 0.22-acre lot

Interior

• Kitchen: Kitchen (main level)
• Bedrooms: Four bedrooms (all on the second floor)
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Living room; Dining room

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 8.6% vs local median 3.6% in Huber Heights — 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 71/100 on livability (#436 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, health & safety F.
• Huber Heights City (suburban): math 29% / reading 47% proficiency, ranked #544 of 656 in OH (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 198 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $968 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,000

Questions for the listing agent

1. Built in 1973 — 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. Schools are B-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?
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: 1.19% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.34%
• DSCR: 1.37
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $235,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7020 Sonnet Pl	0.19mi	3/1.5 (-1)	1,536 (0%)	1mo	$268,000	$174	86
7000 Taylorsville Rd	0.20mi	4/2.0	1,432 (-7%)	2mo	$282,500	$197	76
7221 Serpentine Dr	0.30mi	3/1.5 (-1)	1,586 (+3%)	4mo	$230,000	$145	72
7424 Chatlake Dr	0.47mi	3/2.0 (-1)	1,550 (+1%)	3mo	$205,000	$132	67
7621 Shalamar Dr	0.16mi	3/1.0 (-1)	1,323 (-14%)	2mo	$210,000	$159	61
6601 Grovehill Dr	0.67mi	4/2.0	1,579 (+3%)	2mo	$205,000	$130	60
7380 Biscayne Ct	0.46mi	3/2.5 (-1)	1,623 (+6%)	4mo	$259,900	$160	57
7201 Belle Plain Dr	0.49mi	4/1.5	1,766 (+15%)	2mo	$219,000	$124	51
6314 Taylorsville Rd	0.70mi	3/2.0 (-1)	1,470 (-4%)	5mo	$227,000	$154	49
6501 Stonehurst Dr	0.54mi	4/1.5	1,766 (+15%)	1mo	$205,000	$116	49
7237 Carmelita Dr	0.56mi	3/1.5 (-1)	1,350 (-12%)	2mo	$190,000	$141	47
7238 Belle Plain Dr	0.55mi	3/1.5 (-1)	1,350 (-12%)	5mo	$206,000	$153	45

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 · 0.23% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.75×
• Total profit: $-9,780
• Equity at exit: $20,874

10-year hold

• IRR: -1.5%
• Equity multiple: 0.91×
• Total profit: $-3,419
• Equity at exit: $12,105

Cash invested: $39,200 (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 45424

• Rents YoY: 0.2%
• Active inventory: 198
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,666 high
• Mortgage (P&I): −$734
• Tax from tax record: −$251 /mo · $3,011/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $272

Break-even live

Break-even rent $1,321

Max offer price $140,000

Occupancy floor 79%

Sensitivity live

Price	-10% $352	-5% $312	+0% $272	+5% $233	+10% $193
Rent	-10% $141	-5% $207	+0% $272	+5% $338	+10% $404
Rate	-1.0pp $343	-0.5pp $308	base $272	+0.5pp $236	+1.0pp $199

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7155 Stonehurst Dr Dayton, OH	3.0	1.0	1323	$1,500	$1.13	24d	1	0.23mi
7883 Sebring Dr Dayton, OH	3.0	1.5	1266	$1,595	$1.26	4d	1	0.39mi
7207 Belle Plain Dr Dayton, OH	3.0	2.0	1139	$1,595	$1.40	45d	1	0.51mi
6851 Wayne Estates Blvd Dayton, OH	3.0	1.0–2.5	994	$1,750	$1.76	3d	6	0.72mi
6291 Leawood Dr Dayton, OH	4.0	2.0	2130	$1,795	$0.84	24d	1	0.77mi
6529 Millhoff Dr Dayton, OH	3.0	2.0	1900	$1,695	$0.89	45d	1	0.78mi
2200 Cooley Ln Huber Heights, OH	1.0–3.0	1.0–3.0	1303	$2,439	$1.87	3d	37	0.85mi
6324 Larcomb Dr Dayton, OH	3.0	2.0	1483	$2,200	$1.48	45d	1	0.85mi
8688 Deer Hollow Dr Dayton, OH	3.0	2.0	1842	$1,745	$0.95	15d	1	0.89mi
6416 Alp Ct Dayton, OH	3.0	2.0	1376	$1,495	$1.09	24d	1	0.95mi
6858 Charlesgate Rd Dayton, OH	4.0	2.5	2236	$2,095	$0.94	3d	1	1.03mi
6301 Holbrook Dr Dayton, OH	3.0	2.0	1080	$1,345	$1.25	24d	1	1.09mi
6791 Coronado Cir Dayton, OH	3.0	2.0	1813	$1,745	$0.96	20d	1	1.24mi
7560 Mount Hood Dayton, OH	3.0	1.5	1234	$925	$0.75	45d	1	1.25mi
7811 Mount Hood Dayton, OH	3.0	2.0	1234	$1,145	$0.93	24d	1	1.27mi
8195 Mount Carmel St Huber Heights, OH	3.0	1.5	1234	$995	$0.81	45d	1	1.29mi
7699 Mount Hood Huber Heights, OH	3.0	1.5	1555	$945	$0.61	45d	1	1.31mi
6752 Hubbard Dr Dayton, OH	3.0	2.0	1376	$1,395	$1.01	45d	1	1.32mi
7991 Mount Hood Dayton, OH	3.0	2.0	1234	$1,145	$0.93	24d	1	1.33mi
7673 Mount Hood Huber Heights, OH	3.0	1.5	1555	$995	$0.64	45d	1	1.34mi
8113 Mount Aetna St Dayton, OH	3.0	1.5	1555	$1,145	$0.74	15d	1	1.36mi
8356 Indian Mound Dr Dayton, OH	4.0	3.0	1830	$1,895	$1.04	3d	1	1.37mi
1998 Persimmon Way Tipp City, OH	1.0–3.0	1.0–2.0	974	$2,085	$2.14	3d	8	1.44mi
5670 Taylorsville Rd Dayton, OH	3.0	2.0	1247	$1,145	$0.92	24d	1	1.49mi

Listing history 5 events

1. 2026-06-13
   statusdays on market $140,000 Pending 8 DOM
2. 2026-06-10
   days on market $140,000 Active 6 DOM
3. 2026-06-09
   days on market $140,000 Active 5 DOM
4. 2026-06-08
   days on market $140,000 Active 4 DOM
5. 2026-06-07
   listed $140,000 Active 3 DOM

ⓘ 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: $3,011 · $251/mo
• Projected year-2 tax: $3,011 · $251/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 5/10 Major FEMA zone X (unshaded) · 50% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,988
• − Mortgage interest: −$7,842
• − Property taxes: −$3,011
• − Insurance: −$700
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − Depreciation: −$4,073
• Taxable income: $1,164
• Est. tax owed @ 24.0%: −$279
• After-tax cash flow: $2,990/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: Huber Heights City
• NCES district ID: 3904875
• Math proficiency: 29% ▼ -22.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $55,943
• Composite: 33.33/100
• National rank: #5499
• State rank: #544 of 656 in OH

Livability — Huber Heights

• Score: 71/100
• State rank: #436
• US rank: #7187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huber Heights, OH
• County: Montgomery County · 459,541 people
• City population: 50,725
• Metro: Dayton-Kettering, OH
• Population (ZIP): 50,725
• Household income: $80,605
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 911.0

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 (71%)
• Race & ethnicity: White 71% Black 15% Two or more races 8% Hispanic / Latino 5% Asian 3%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 7% · Canada, Vietnam, South Korea
• Languages at home: 91% English-only · Spanish 3% Other Asian/Pacific 2% Tagalog/Filipino 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: ▼ -228.44%
• Current HPI: 161.8116
• Rent YoY: ▲ 0.23%
• 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

-9.7% since first listed

8 events — show timeline

• 2026-06-04 Listed $140,000 Dayton MLS
• 2021-08-31 Sold (MLS) $152,500 Dayton MLS
• 2021-08-31 Sold (MLS) $152,500 Dayton MLS
• 2021-08-26 Pending — Dayton MLS
• 2021-07-21 Contingent — Dayton MLS
• 2021-07-16 Relisted — Dayton MLS
• 2021-06-14 Contingent — Dayton MLS
• 2021-06-09 Listed $155,000 Dayton MLS

Property tax history

+4.1%/yr

Latest (2025): $3,011 · -0.0% YoY. Source: county tax records.