422 N Columbus St · Xenia, OH 45385

$30,000

2 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 16 Days on market

Built 1932 5,663 sqft lot $21/sqft · 83% below area

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

This one is for the experienced handy investor, Property had some major water damage (missing roof), priced to allow for a lot of repairs. This project is not for everyone. SELLING AS IS. Buyer and agent must sign hold harmless letter if they want to walk through property.

Key facts

• Full renovation
• Investor opportunity
• 5,663 sq ft lot

Tags

• FULL RENOVATION
• STRONG RENTAL POTENTIAL
• CONVENIENT XENIA LOCATION
• INVESTOR OPPORTUNITY

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Utilities: Natural gas available; Has heating
• Home design: Single-story; Brick, frame, stucco and vinyl siding exterior
• Construction: Brick, frame, stucco and vinyl siding construction
• Exterior features: Lot approximately 45 x 126 (0.13 acre); Residential zoning

Interior

• Bedrooms: Main level bedroom (11 x 13); Main level bedroom (11 x 11); Main level room (10 x 19)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Unfinished basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $789 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $30k (1.5% below list) — sets the bar for market timing.
• Cap rate 37.8% 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.
• Zoned schools: Arrowood Elementary (math 55% / reading 50%, grade C-, #846 of 1,584 statewide, top 54%, 419 students, 0% FRL); Warner Middle School (math 35% / reading 45%, grade F, #511 of 654 statewide, top 79%, 848 students, 0% FRL); Xenia High School (math 25% / reading 63%, grade F, #489 of 781 statewide, top 63%, 985 students, 48% FRL) — zoned schools average 16% FRL vs 50% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.5%/yr); 240 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $207 of loan paydown is wiped out by about $900 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($30k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,550 (1.5% below list)

Questions for the listing agent

1. Built in 1932 — 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. 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?
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: 4.24% ✓
• Cap rate: 37.85%
• Cash-on-cash: 112.70%
• DSCR: 6.01
• GRM: 2.0

CMA / ARV

• ARV (median comp): $173,196
• List price: $30,000
• Delta: -82.68%
• 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
422 N Columbus St	0.00mi	2/1.0	1,400 (0%)	1mo	$30,000	$21	100
348 S Stadium Dr	0.23mi	3/1.0 (+1)	1,388 (-1%)	6mo	$220,000	$159	78
244 Edison Blvd	0.39mi	3/1.0 (+1)	1,395 (-0%)	3mo	$205,900	$148	74
513 Redbud Ln	0.37mi	3/2.0 (+1)	1,425 (+2%)	4mo	$244,900	$172	68
230 Hayes Ave	0.33mi	3/2.0 (+1)	1,344 (-4%)	8mo	$230,000	$171	62
470 Marshall Dr	0.32mi	3/1.5 (+1)	1,296 (-7%)	9mo	$198,000	$153	58
273 Edison Blvd	0.35mi	3/1.5 (+1)	1,568 (+12%)	3mo	$235,000	$150	54
137 Pleasant St	0.66mi	3/1.0 (+1)	1,440 (+3%)	7mo	$200,000	$139	54
758 E Main St	0.34mi	3/1.0 (+1)	1,220 (-13%)	8mo	$60,000	$49	51
214 Corwin Ave	0.48mi	3/1.5 (+1)	1,546 (+10%)	7mo	$235,000	$152	48
1293 E Main St	0.75mi	3/1.0 (+1)	1,274 (-9%)	4mo	$160,000	$126	42
745 Doral Dr	0.51mi	3/2.0 (+1)	1,585 (+13%)	4mo	$285,900	$180	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: —
• Equity multiple: 6.79×
• Total profit: $48,660
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 15.43×
• Total profit: $121,216
• Equity at exit: $2,594

Cash invested: $8,400 (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: 240
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,272 high
• Mortgage (P&I): −$157
• Tax from tax record: −$46 /mo · $558/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $789

Break-even live

Break-even rent $274

Max offer price $30,000

Occupancy floor 33%

Sensitivity live

Price	-10% $806	-5% $797	+0% $789	+5% $780	+10% $772
Rent	-10% $688	-5% $739	+0% $789	+5% $839	+10% $889
Rate	-1.0pp $804	-0.5pp $796	base $789	+0.5pp $781	+1.0pp $773

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
398 N Columbus St Xenia, OH	2.0	1.0	1001	$1,195	$1.19	4d	1	0.03mi
52 N Collier St Xenia, OH	2.0	1.0	900	$1,050	$1.17	13d	1	0.44mi
48 N Collier St Xenia, OH	2.0	1.0	900	$1,050	$1.17	23d	1	0.45mi
85 W 2nd St Unit 4 Xenia, OH	1.0	1.0	932	$790	$0.85	4d	1	0.72mi
655 Eavey St Xenia, OH	3.0	1.0	1040	$1,495	$1.44	13d	1	0.89mi
329 Cincinnati Ave Xenia, OH	3.0	1.5	1866	$2,300	$1.23	25d	1	1.08mi
451 Cincinnati Ave Xenia, OH	3.0	1.0	1024	$1,275	$1.25	16d	1	1.19mi
87 Poe Ln Xenia, OH	3.0	1.0	912	$1,400	$1.54	4d	1	1.46mi

Listing history 9 events

1. 2026-05-11
   listed $30,000 Active 947-char remark
2. 2025-09-15
   soldstatus $21,000 Closed 273-char remark

   Show marketing remark (273 chars)

   This one is for the experienced handy investor, Property had some major water damage (missing roof), priced to allow for a lot of repairs. This project is not for everyone. SELLING AS IS. Buyer and agent must sign hold harmless letter if they want to walk through property.

3. 2025-08-28
   status Pending 273-char remark

   Show marketing remark (273 chars)

   This one is for the experienced handy investor, Property had some major water damage (missing roof), priced to allow for a lot of repairs. This project is not for everyone. SELLING AS IS. Buyer and agent must sign hold harmless letter if they want to walk through property.

4. 2025-08-26
   status Active 273-char remark

   Show marketing remark (273 chars)

   This one is for the experienced handy investor, Property had some major water damage (missing roof), priced to allow for a lot of repairs. This project is not for everyone. SELLING AS IS. Buyer and agent must sign hold harmless letter if they want to walk through property.

5. 2025-08-21
   status Pending 273-char remark

   Show marketing remark (273 chars)

   This one is for the experienced handy investor, Property had some major water damage (missing roof), priced to allow for a lot of repairs. This project is not for everyone. SELLING AS IS. Buyer and agent must sign hold harmless letter if they want to walk through property.

6. 2025-08-06
   listed $29,000 Active 273-char remark

   Show marketing remark (273 chars)

   This one is for the experienced handy investor, Property had some major water damage (missing roof), priced to allow for a lot of repairs. This project is not for everyone. SELLING AS IS. Buyer and agent must sign hold harmless letter if they want to walk through property.

7. 2019-11-16
   historical
8. 2019-04-24
   listed $25,000 Active
9. 1993-08-27
   soldstatus $18,000

ⓘ 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: $558 · $46/mo
• Projected year-2 tax: $558 · $46/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 ≥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: $15,268
• − Mortgage interest: −$1,680
• − Property taxes: −$558
• − Insurance: −$150
• − Repairs & maintenance: −$1,221
• − Management: −$1,221
• − Depreciation: −$873
• Taxable income: $9,564
• Est. tax owed @ 24.0%: −$2,295
• After-tax cash flow: $7,171/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

+66.7% since first listed

11 events — show timeline

• 2026-06-05 Sold (MLS) $30,000 Dayton MLS
• 2026-05-27 Pending — Dayton MLS
• 2026-05-11 Listed $30,000 Dayton MLS
• 2025-09-15 Sold (MLS) $21,000 Dayton MLS
• 2025-08-28 Pending — Dayton MLS
• 2025-08-26 Relisted — Dayton MLS
• 2025-08-21 Pending — Dayton MLS
• 2025-08-06 Listed $29,000 Dayton MLS
• 2019-11-16 Listing Removed — Dayton MLS
• 2019-04-24 Listed $25,000 Dayton MLS
• 1993-08-27 Sold (Public Records) $18,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $558 · +1.8% YoY. Source: county tax records.