400 S Detroit St · Xenia, OH 45385

$149,900

3 bd · 2.0 ba · 1,792 sqft · SingleFamily public records · 84 Days on market

Built 1900 4,746 sqft lot $84/sqft · 14% below area Est $175k · 14% 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 +25.3/30.0
• ARV discount +13.9/15.0
• DSCR +8.3/10.0
• 1% rule +6.1/10.0
• Schools +4.0/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perched at the top of a hill, this remodeled 4 bedroom, 2 full bath home blends original character with thoughtful updates. A large front porch welcomes you in and enjoy the scenery. Inside, the main level features new LVP flooring, updated lighting throughout, and a functional layout with spacious living and dining areas that flow easily into the kitchen. Fresh finishes and new carpet in select spaces add comfort while maintaining the home’s classic feel. Two bedrooms and a full bath on the main level provide flexibility for guests, office space, or everyday living. Upstairs, the private primary suite offers a retreat with a double vanity and a clawfoot tub in the en-suite bath. An additional bedroom completes the upper level, creating a well-designed separation of space. Out back, you’ll find a convenient storage shed for tools and equipment.

Key facts

• Large front porch
• New carpet
• New lvp flooring

Tags

• LARGE FRONT PORCH
• NEW LVP FLOORING
• UPDATED LIGHTING
• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREAS
• NEW CARPET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 3.6% in Xenia — 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 75/100 on livability (#244 in OH, #3,892 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: amenities D+, commute F, employment F.
• Xenia Community City (suburban): math 42% / reading 53% proficiency, ranked #478 of 656 in OH (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.5%/yr); 234 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $77k; list at $150k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.11% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.70%
• DSCR: 1.43
• GRM: 7.5

CMA / ARV

• ARV (median comp): $174,754
• List price: $149,900
• Delta: -14.22%
• 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
400 S Detroit St	0.00mi	4/2.0 (+1)	1,792 (0%)	0mo	$120,000	$67	95
901 S Detroit St	0.47mi	3/2.0	1,778 (-1%)	0mo	$175,000	$98	76
327 Home Ave	0.31mi	3/2.0	1,891 (+6%)	3mo	$198,000	$105	74
680 S Detroit St	0.26mi	4/1.5 (+1)	1,698 (-5%)	0mo	$165,000	$97	72
148 Home Ave	0.14mi	4/2.0 (+1)	1,922 (+7%)	6mo	$200,000	$104	71
940 Chestnut St	0.55mi	3/2.0	1,828 (+2%)	2mo	$130,000	$71	69
133 Hivling St	0.25mi	4/2.0 (+1)	1,932 (+8%)	3mo	$187,000	$97	68
373 Hill St	0.37mi	4/1.5 (+1)	1,729 (-4%)	7mo	$200,000	$116	64
55 Lake St	0.58mi	3/1.0	1,729 (-4%)	6mo	$232,000	$134	58
847 S Detroit St	0.42mi	4/2.0 (+1)	1,983 (+11%)	5mo	$225,000	$113	53
273 Edison Blvd	0.67mi	3/1.5	1,568 (-12%)	3mo	$235,000	$150	43
214 Corwin Ave	0.59mi	3/1.5	1,546 (-14%)	7mo	$235,000	$152	42

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 · 5.48% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.04×
• Total profit: $1,547
• Equity at exit: $22,351

10-year hold

• IRR: 12.8%
• Equity multiple: 2.13×
• Total profit: $47,434
• Equity at exit: $12,961

Cash invested: $41,972 (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 45385

• Rents YoY: 5.5%
• Active inventory: 234
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,660 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$123 /mo · $1,479/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $339

Break-even live

Break-even rent $1,230

Max offer price $149,900

Occupancy floor 75%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
153 W 3rd St Xenia, OH	3.0	1.5	2006	$1,450	$0.72	2d	1	0.19mi
329 Cincinnati Ave Xenia, OH	3.0	1.5	1866	$2,300	$1.23	23d	1	0.32mi
475 Stelton Rd Unit 479 Xenia, OH	2.0	1.0	1984	$675	$0.34	23d	1	0.64mi

Listing history 24 events

1. 2026-05-08
   status Pending 868-char remark

   Show marketing remark (868 chars)

   Perched at the top of a hill, this remodeled 4 bedroom, 2 full bath home blends original character with thoughtful updates. A large front porch welcomes you in and enjoy the scenery. Inside, the main level features new LVP flooring, updated lighting throughout, and a functional layout with spacious living and dining areas that flow easily into the kitchen. Fresh finishes and new carpet in select spaces add comfort while maintaining the home’s classic feel. Two bedrooms and a full bath on the main level provide flexibility for guests, office space, or everyday living. Upstairs, the private primary suite offers a retreat with a double vanity and a clawfoot tub in the en-suite bath. An additional bedroom completes the upper level, creating a well-designed separation of space. Out back, you’ll find a convenient storage shed for tools and equipment.

2. 2026-04-22
   price $149,900 868-char remark

   Show marketing remark (868 chars)

   Perched at the top of a hill, this remodeled 4 bedroom, 2 full bath home blends original character with thoughtful updates. A large front porch welcomes you in and enjoy the scenery. Inside, the main level features new LVP flooring, updated lighting throughout, and a functional layout with spacious living and dining areas that flow easily into the kitchen. Fresh finishes and new carpet in select spaces add comfort while maintaining the home’s classic feel. Two bedrooms and a full bath on the main level provide flexibility for guests, office space, or everyday living. Upstairs, the private primary suite offers a retreat with a double vanity and a clawfoot tub in the en-suite bath. An additional bedroom completes the upper level, creating a well-designed separation of space. Out back, you’ll find a convenient storage shed for tools and equipment.

3. 2026-03-17
   price $159,900 868-char remark

   Show marketing remark (868 chars)

   Perched at the top of a hill, this remodeled 4 bedroom, 2 full bath home blends original character with thoughtful updates. A large front porch welcomes you in and enjoy the scenery. Inside, the main level features new LVP flooring, updated lighting throughout, and a functional layout with spacious living and dining areas that flow easily into the kitchen. Fresh finishes and new carpet in select spaces add comfort while maintaining the home’s classic feel. Two bedrooms and a full bath on the main level provide flexibility for guests, office space, or everyday living. Upstairs, the private primary suite offers a retreat with a double vanity and a clawfoot tub in the en-suite bath. An additional bedroom completes the upper level, creating a well-designed separation of space. Out back, you’ll find a convenient storage shed for tools and equipment.

4. 2026-02-12
   listed $164,900 Active 868-char remark

   Show marketing remark (868 chars)

   Perched at the top of a hill, this remodeled 4 bedroom, 2 full bath home blends original character with thoughtful updates. A large front porch welcomes you in and enjoy the scenery. Inside, the main level features new LVP flooring, updated lighting throughout, and a functional layout with spacious living and dining areas that flow easily into the kitchen. Fresh finishes and new carpet in select spaces add comfort while maintaining the home’s classic feel. Two bedrooms and a full bath on the main level provide flexibility for guests, office space, or everyday living. Upstairs, the private primary suite offers a retreat with a double vanity and a clawfoot tub in the en-suite bath. An additional bedroom completes the upper level, creating a well-designed separation of space. Out back, you’ll find a convenient storage shed for tools and equipment.

5. 2026-01-17
   historical
6. 2025-09-25
   price $179,900
7. 2025-07-08
   price $185,900
8. 2025-06-20
   price $189,900
9. 2025-05-29
   status Active
10. 2025-04-26
    status Pending
11. 2025-04-21
    listed $199,900 Active
12. 2024-05-04
    historical
13. 2023-12-09
    listed $124,900 Active
14. 2023-06-06
    historical
15. 2023-01-18
    status Active
16. 2023-01-06
    status Pending
17. 2022-12-06
    listed $99,900 Active
18. 2022-08-31
    historical
19. 2022-08-18
    price $109,900
20. 2022-06-23
    price $119,900
21. 2022-05-25
    listed $129,900 Active
22. 2017-06-30
    historical
23. 2016-07-07
    listed $64,900 Active
24. 2015-10-23
    soldstatus $76,866

ⓘ 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: $1,479 · $123/mo
• Projected year-2 tax: $1,909 · $159/mo
• Expected delta: +$430/yr (+$36/mo · 29.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥99°F today · 18 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,915
• − Mortgage interest: −$8,397
• − Property taxes: −$1,479
• − Insurance: −$750
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − Depreciation: −$4,361
• Taxable income: $1,743
• Est. tax owed @ 24.0%: −$418
• After-tax cash flow: $3,653/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: Xenia Community City
• NCES district ID: 3904515
• Math proficiency: 42% ▼ -16.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $46,206
• Composite: 40.31/100
• National rank: #3752
• State rank: #478 of 656 in OH

Livability — Xenia

• Score: 75/100
• State rank: #244
• US rank: #3892

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Xenia, OH
• County: Greene County · 132,120 people
• City population: 40,617
• Metro: Dayton-Kettering, OH
• Population (ZIP): 40,617
• Household income: $76,564
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 906.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 6% Black 6% Hispanic / Latino 2% Asian 2%
• Common ancestry: Slovak 3% Italian 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Indo-European 1% Spanish 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: ▼ -158.15%
• Current HPI: 239.0473
• Rent YoY: ▲ 5.48%
• 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

+95.0% since first listed

24 events — show timeline

• 2026-05-08 Pending — Dayton MLS
• 2026-04-22 Price Changed $149,900 Dayton MLS
• 2026-03-17 Price Changed $159,900 Dayton MLS
• 2026-02-12 Listed $164,900 Dayton MLS
• 2026-01-17 Listing Removed — Dayton MLS
• 2025-09-25 Price Changed $179,900 Dayton MLS
• 2025-07-08 Price Changed $185,900 Dayton MLS
• 2025-06-20 Price Changed $189,900 Dayton MLS
• 2025-05-29 Relisted — Dayton MLS
• 2025-04-26 Pending — Dayton MLS
• 2025-04-21 Listed $199,900 Dayton MLS
• 2024-05-04 Listing Removed — Dayton MLS
• 2023-12-09 Listed $124,900 Dayton MLS
• 2023-06-06 Listing Removed — Dayton MLS
• 2023-01-18 Relisted — Dayton MLS
• 2023-01-06 Pending — Dayton MLS
• 2022-12-06 Listed $99,900 Dayton MLS
• 2022-08-31 Listing Removed — Dayton MLS
• 2022-08-18 Price Changed $109,900 Dayton MLS
• 2022-06-23 Price Changed $119,900 Dayton MLS
• 2022-05-25 Listed $129,900 Dayton MLS
• 2017-06-30 Listing Removed — Dayton MLS
• 2016-07-07 Listed $64,900 Dayton MLS
• 2015-10-23 Sold (Public Records) $76,866 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,479 · +1.8% YoY. Source: county tax records.