5515 Soldiers Home Miamisburg Rd · Miamisburg, OH 45342

$160,000

3 bd · 1.0 ba · 940 sqft · SingleFamily public records · 98 Days on market

Built 1951 1.00 ac lot $170/sqft · 36% below area Est $250k · 36% under

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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 +15.8/30.0
• ARV discount +15.0/15.0
• 1% rule +4.9/10.0
• DSCR +4.9/10.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to country living minutes from downtown Miamisburg. This property sits on an acre of land in Miami Township! A rare opportunity to have some land so close to downtown Miamisburg. Lovely views of nature out the front of the home and a large rear yard to do with what your imagination can dream up! This quaint home is a great piece of property, ready for the right buyer. Schedule a showing today!

Key facts

• Acre of land
• Views of nature
• Large rear yard

Tags

• ACRE OF LAND
• VIEWS OF NATURE
• LARGE REAR YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $74 ($892/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (1.2% below list).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 2.9% in Miamisburg — 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 76/100 on livability (#228 in OH, #3,550 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Miamisburg City (suburban): math 52% / reading 61% proficiency, ranked #338 of 656 in OH (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.3%/yr); 113 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 98 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $30k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $82k; list at $160k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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. 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?
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: 0.99% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.99%
• DSCR: 1.09
• GRM: 8.4

CMA / ARV

• ARV (median comp): $250,000
• List price: $160,000
• Delta: -36.00%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.29% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.54×
• Total profit: $-20,666
• Equity at exit: $23,857

10-year hold

• IRR: -3.2%
• Equity multiple: 0.78×
• Total profit: $-9,722
• Equity at exit: $13,834

Cash invested: $44,800 (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 45342

• Rents YoY: 3.3%
• Active inventory: 113
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,581 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$269 /mo · $3,231/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $74

Break-even live

Break-even rent $1,487

Max offer price $160,000

Occupancy floor 90%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $160,000 Active 98 DOM
2. 2026-06-17
   days on market $160,000 Active 97 DOM
3. 2026-06-16
   statusdays on market $160,000 Active 96 DOM
4. 2026-06-15
   days on market $160,000 ActiveUnderContract 95 DOM
5. 2026-06-14
   days on market $160,000 ActiveUnderContract 93 DOM
6. 2026-06-10
   days on market $160,000 ActiveUnderContract 90 DOM
7. 2026-06-09
   days on market $160,000 ActiveUnderContract 89 DOM
8. 2026-06-08
   days on market $160,000 ActiveUnderContract 88 DOM
9. 2026-06-07
   days on market $160,000 ActiveUnderContract 87 DOM
10. 2026-06-03
    days on market $160,000 ActiveUnderContract 83 DOM
11. 2026-06-02
    days on market $160,000 ActiveUnderContract 82 DOM
12. 2026-06-01
    days on market $160,000 ActiveUnderContract 81 DOM
13. 2026-05-31
    days on market $160,000 ActiveUnderContract 80 DOM
14. 2026-05-08
    historical ActiveUnderContract 404-char remark

    Show marketing remark (404 chars)

    Welcome to country living minutes from downtown Miamisburg. This property sits on an acre of land in Miami Township! A rare opportunity to have some land so close to downtown Miamisburg. Lovely views of nature out the front of the home and a large rear yard to do with what your imagination can dream up! This quaint home is a great piece of property, ready for the right buyer. Schedule a showing today!

15. 2026-04-27
    price $160,000 404-char remark

    Show marketing remark (404 chars)

    Welcome to country living minutes from downtown Miamisburg. This property sits on an acre of land in Miami Township! A rare opportunity to have some land so close to downtown Miamisburg. Lovely views of nature out the front of the home and a large rear yard to do with what your imagination can dream up! This quaint home is a great piece of property, ready for the right buyer. Schedule a showing today!

16. 2026-04-07
    price $170,000 404-char remark

    Show marketing remark (404 chars)

    Welcome to country living minutes from downtown Miamisburg. This property sits on an acre of land in Miami Township! A rare opportunity to have some land so close to downtown Miamisburg. Lovely views of nature out the front of the home and a large rear yard to do with what your imagination can dream up! This quaint home is a great piece of property, ready for the right buyer. Schedule a showing today!

17. 2026-03-21
    price $180,000 404-char remark

    Show marketing remark (404 chars)

    Welcome to country living minutes from downtown Miamisburg. This property sits on an acre of land in Miami Township! A rare opportunity to have some land so close to downtown Miamisburg. Lovely views of nature out the front of the home and a large rear yard to do with what your imagination can dream up! This quaint home is a great piece of property, ready for the right buyer. Schedule a showing today!

18. 2026-03-12
    listed $190,000 Active 404-char remark

    Show marketing remark (404 chars)

    Welcome to country living minutes from downtown Miamisburg. This property sits on an acre of land in Miami Township! A rare opportunity to have some land so close to downtown Miamisburg. Lovely views of nature out the front of the home and a large rear yard to do with what your imagination can dream up! This quaint home is a great piece of property, ready for the right buyer. Schedule a showing today!

19. 2010-02-05
    soldstatus $82,500
20. 2010-01-29
    soldstatus $82,500 Closed 271-char remark

    Show marketing remark (271 chars)

    3 Bedroom. 1 bath, partially finished basement with bar, well/septic, large driveway paved. patio, Many updates, ROOF, CARPET, NEWER SIDING, NEW FLOOR IN KITCHEN, This is country living near the city, THIS HOME HAS MATURE TREES, Appliances stove, refrig, washing machine

21. 2010-01-29
    soldstatus $82,500 271-char remark

    Show marketing remark (271 chars)

    3 Bedroom. 1 bath, partially finished basement with bar, well/septic, large driveway paved. patio, Many updates, ROOF, CARPET, NEWER SIDING, NEW FLOOR IN KITCHEN, This is country living near the city, THIS HOME HAS MATURE TREES, Appliances stove, refrig, washing machine

22. 2009-12-12
    historical 271-char remark

    Show marketing remark (271 chars)

    3 Bedroom. 1 bath, partially finished basement with bar, well/septic, large driveway paved. patio, Many updates, ROOF, CARPET, NEWER SIDING, NEW FLOOR IN KITCHEN, This is country living near the city, THIS HOME HAS MATURE TREES, Appliances stove, refrig, washing machine

23. 2009-11-10
    listed $82,500 271-char remark

    Show marketing remark (271 chars)

    3 Bedroom. 1 bath, partially finished basement with bar, well/septic, large driveway paved. patio, Many updates, ROOF, CARPET, NEWER SIDING, NEW FLOOR IN KITCHEN, This is country living near the city, THIS HOME HAS MATURE TREES, Appliances stove, refrig, washing machine

ⓘ 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: $3,231 · $269/mo
• Projected year-2 tax: $3,231 · $269/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) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,976
• − Mortgage interest: −$8,962
• − Property taxes: −$3,231
• − Insurance: −$800
• − Repairs & maintenance: −$1,518
• − Management: −$1,518
• − Depreciation: −$4,655
• Taxable loss: −$1,708
• Est. tax savings @ 24.0%: +$410
• After-tax cash flow: $1,301/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: Miamisburg City
• NCES district ID: 3904439
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 61% ▼ -7.00%
• Median HH income: $53,394
• Composite: 48.47/100
• National rank: #2128
• State rank: #338 of 656 in OH

Livability — Miamisburg

• Score: 76/100
• State rank: #228
• US rank: #3550

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 459,541 people
• City population: 36,152
• Metro: Dayton-Kettering, OH
• Population (ZIP): 36,152
• Household income: $84,907
• Rent vs Own: 34.9% rent · 65.1% own
• Severe rent burden: 790.0

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 (83%)
• Race & ethnicity: White 83% Black 6% Two or more races 4% Asian 4% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 93% English-only · Other Asian/Pacific 3% Spanish 2% Other Indo-European 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: ▼ -183.01%
• Current HPI: 227.3999
• Rent YoY: ▲ 3.29%
• 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

+93.9% since first listed

10 events — show timeline

• 2026-05-08 Contingent — Dayton MLS
• 2026-04-27 Price Changed $160,000 Dayton MLS
• 2026-04-07 Price Changed $170,000 Dayton MLS
• 2026-03-21 Price Changed $180,000 Dayton MLS
• 2026-03-12 Listed $190,000 Dayton MLS
• 2010-02-05 Sold (Public Records) $82,500 Public Records
• 2010-01-29 Sold (MLS) $82,500 Dayton MLS
• 2010-01-29 Sold (MLS) $82,500 Dayton MLS
• 2009-12-12 Listing Removed — Dayton MLS
• 2009-11-10 Listed $82,500 Dayton MLS

Property tax history

+2.6%/yr

Latest (2025): $3,231 · -0.2% YoY. Source: county tax records.