4608 Cutlass Dr · Englewood, OH 45322

$269,900

5 bd · 2.5 ba · 2,176 sqft · SingleFamily public records · 1 Days on market

Built 1973 0.25 ac lot Est $279k · at est.

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Why this score? — see what drove the C- 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 +18.1/30.0
• ARV discount +8.9/15.0
• DSCR +5.7/10.0
• 1% rule +5.0/10.0
• 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

Welcome to 4608 Cutlass Drive in Englewood! This spacious two-story home offers 2,176 square feet of comfortable living space with a functional layout designed for both everyday living and entertaining. Featuring 5 bedrooms, 2 full bathrooms, and 1 half bath, this home provides plenty of room to spread out and enjoy. The updated kitchen is a standout with stylish butcher block countertops, ample cabinet space, and a warm, inviting feel perfect for gathering with family and friends. Multiple living spaces include both a formal living room and a cozy family room, giving you flexibility for entertaining or relaxing. Major updates include a new HVAC system installed in 2025, offering peace of m

Key facts

• Covered patio
• Updated kitchen
• Fenced backyard

Tags

• UPDATED KITCHEN
• BUTCHER BLOCK COUNTERTOPS
• FENCED BACKYARD
• COVERED PATIO
• MULTIPLE LIVING SPACES
• NEW HVAC SYSTEM

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached two-car garage with garage door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Two-story house; Brick and vinyl siding exterior
• Construction: Slab foundation
• Exterior features: Fenced yard; Front porch; Patio

Interior

• Kitchen: Butcher block counters (kitchen)
• Bathrooms: Two full bathrooms; One half bathroom; One main-level bathroom
• Heating & cooling: Heat pump heating; Electric heating; Heat pump cooling (central)
• Interior features: Butcher block counters; High-speed internet available; Recently remodeled; Vinyl window frames; Electric fireplace insert
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Cap rate 7.4% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• This rent runs 43% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $269,900

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 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?
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: 1.00% ✓
• Cap rate: 7.35%
• Cash-on-cash: 3.79%
• DSCR: 1.17
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $278,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4020 Caprice Rd	0.22mi	4/2.5 (-1)	2,098 (-4%)	2mo	$269,900	$129	77
4230 Pleasanton Rd	0.29mi	4/2.5 (-1)	2,074 (-5%)	1mo	$306,000	$148	73
4023 Loop Dr	0.24mi	5/2.5	2,385 (+10%)	1mo	$289,900	$122	72
4030 Gateway Dr	0.23mi	4/2.5 (-1)	2,053 (-6%)	4mo	$263,000	$128	72
4243 Glenayre Dr	0.46mi	4/2.5 (-1)	2,142 (-2%)	1mo	$260,000	$121	70
7000 Kinsey Rd	0.27mi	4/2.5 (-1)	2,361 (+8%)	7mo	$289,000	$122	62
4172 Gorman Ave	0.55mi	4/2.5 (-1)	2,105 (-3%)	2mo	$300,000	$143	62
7012 Stillmore Dr	0.54mi	4/2.5 (-1)	2,278 (+5%)	3mo	$269,900	$118	59
7106 Cranlyn Dr	0.19mi	4/2.5 (-1)	1,854 (-15%)	3mo	$257,500	$139	59
6811 Kinsey Rd	0.30mi	4/2.5 (-1)	1,950 (-10%)	9mo	$249,000	$128	56
1024 Meadow Thrush Dr	0.49mi	4/3.0 (-1)	2,405 (+10%)	6mo	$304,900	$127	47
7013 Woodcroft Dr	0.57mi	4/2.5 (-1)	1,868 (-14%)	0mo	$265,000	$142	44

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: -13.8%
• Equity multiple: 0.52×
• Total profit: $-36,412
• Equity at exit: $40,243

10-year hold

• IRR: -10.8%
• Equity multiple: 0.44×
• Total profit: $-42,531
• Equity at exit: $23,336

Cash invested: $75,572 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,704 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$370 /mo · $4,441/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $238

Break-even live

Break-even rent $2,402

Max offer price $269,900

Occupancy floor 86%

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6701 Whitaker St Dayton, OH	4.0	2.5	2487	$2,800	$1.13	43d	1	0.99mi
5900 Macduff Dr Dayton, OH	1.0–4.0	1.0–2.0	1104	$1,695	$1.54	2d	17	1.28mi
4220 Willow Creek Dr Dayton, OH	5.0	3.0	2598	$3,000	$1.15	19d	1	1.45mi

Listing history 1 events

1. 2026-05-23
   listed $269,900 Active

ⓘ 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: $4,441 · $370/mo
• Projected year-2 tax: $4,441 · $370/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 ≥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: $32,452
• − Mortgage interest: −$15,119
• − Property taxes: −$4,441
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,596
• − Management: −$2,596
• − Depreciation: −$7,852
• Taxable loss: −$1,502
• Est. tax savings @ 24.0%: +$360
• After-tax cash flow: $3,222/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

1 event — show timeline

• 2026-05-23 Listed $269,900 Dayton MLS

Property tax history

+4.9%/yr

Latest (2025): $4,441 · +25.5% YoY. Source: county tax records.