286 Washington St · Xenia, OH 45385

$145,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 16 Days on market

Built 1947 0.25 ac lot Est $112k · 29% over

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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 +14.7/30.0
• DSCR +4.5/10.0
• Schools +4.0/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Rare opportunity to own a home with an additional adjoining lot included in the sale, adding approximately . 25 acres and providing extra space rarely found at this price point. Nestled on a spacious, tree lined setting, this property offers generous living areas, abundant storage, and a functional floor plan ready for your personal touch. Interior features include hardwood flooring, well maintained carpet, and abundant natural light throughout. The kitchen offers extensive cabinetry and workspace, while the full basement provides additional storage and utility space. Recent improvements include a brand new water heater. Outside, enjoy the expansive backyard with mature trees, additional lo

Key facts

• Hardwood flooring
• Extensive cabinetry
• Detached outbuilding

Tags

• ADDITIONAL ADJOINING LOT
• EXPANSIVE BACKYARD
• DETACHED OUTBUILDING
• HARDWOOD FLOORING
• ABUNDANT NATURAL LIGHT
• EXTENSIVE CABINETRY

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Storage available
• Utilities: Natural gas; Central air (electric cooling)
• Home design: Single-story home; Aluminum siding
• Construction: Aluminum siding construction; Below-grade unfinished area (864)
• Exterior features: Residential lot with dimensions 66 x 132 x 51 x 146

Interior

• Kitchen: Main-level kitchen (approx. 12 x 15)
• Bedrooms: Three bedrooms on the main level (approx. 8 x 9; 10 x 11; 10 x 11)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Full, unfinished basement
• Laundry & utility: Basement utility space

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $36 ($432/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 $113k (21.8% below list).
• Recommended offer: $113k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Shawnee Elementary School (math 42% / reading 57%, grade D, #906 of 1,584 statewide, top 59%, 467 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; 16 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).
• This rent is only 18% of the median local income ($77k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $54k; list at $145k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,411 (21.8% below list)

Questions for the listing agent

1. Built in 1947 — 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: 0.78% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.06%
• DSCR: 1.05
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $112,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
519 E 3rd St	0.41mi	2/1.0	882 (+2%)	2mo	$115,500	$131	76
931 S Monroe St	0.40mi	2/1.0	845 (-2%)	14mo	$160,000	$189	66
832 E 3rd St	0.66mi	3/1.0 (+1)	866 (+0%)	3mo	$148,000	$171	61
322 Lake St	0.54mi	3/1.0 (+1)	864 (0%)	12mo	$170,000	$197	59
323 E Church St	0.61mi	2/1.0	803 (-7%)	4mo	$55,000	$68	56
727 Xenia Ave	0.55mi	3/1.0 (+1)	910 (+5%)	8mo	$135,000	$148	54
634 E Main St	0.61mi	2/1.0	912 (+6%)	11mo	$49,000	$54	53
282 Cincinnati Dr	0.64mi	1/1.0 (-1)	880 (+2%)	11mo	$90,000	$102	53
293 S Miami Ave	0.51mi	2/1.0	964 (+12%)	6mo	$28,500	$30	52
116 N Leach St	0.59mi	2/1.0	760 (-12%)	4mo	$90,000	$118	49
309 E 3rd St	0.30mi	1/1.0 (-1)	736 (-15%)	13mo	$60,000	$82	45
291 S West St	0.48mi	3/1.0 (+1)	960 (+11%)	11mo	$125,000	$130	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 · 5.48% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.55×
• Total profit: $-18,373
• Equity at exit: $21,620

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-810
• Equity at exit: $12,537

Cash invested: $40,600 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,134 high
• Mortgage (P&I): −$760
• Tax from tax record: −$39 /mo · $470/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $36

Break-even live

Break-even rent $1,089

Max offer price $145,000

Occupancy floor 92%

Sensitivity live

Price	-10% $118	-5% $77	+0% $36	+5% $-5	+10% $-46
Rent	-10% $-54	-5% $-9	+0% $36	+5% $81	+10% $126
Rate	-1.0pp $109	-0.5pp $73	base $36	+0.5pp $-2	+1.0pp $-40

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
655 Eavey St Xenia, OH	3.0	1.0	1040	$1,495	$1.44	13d	1	0.29mi
485 E 2nd St Xenia, OH	1.0	1.0	640	$800	$1.25	45d	1	0.42mi
85 W 2nd St Unit 4 Xenia, OH	1.0	1.0	932	$790	$0.85	4d	1	0.47mi
48 N Collier St Xenia, OH	2.0	1.0	900	$1,050	$1.17	23d	1	0.49mi
52 N Collier St Xenia, OH	2.0	1.0	900	$1,050	$1.17	13d	1	0.50mi
451 Cincinnati Ave Xenia, OH	3.0	1.0	1024	$1,275	$1.25	16d	1	0.70mi
398 N Columbus St Xenia, OH	2.0	1.0	1001	$1,195	$1.19	4d	1	0.79mi
237 Park St Xenia, OH	2.0	1.0	798	$1,050	$1.32	4d	1	0.79mi
341 Stelton Rd Xenia, OH	2.0–11.0	1.0	800	$899	$1.12	4d	13	0.83mi
87 Poe Ln Xenia, OH	3.0	1.0	912	$1,400	$1.54	4d	1	1.32mi
920 N Detroit St Apt 11 Xenia, OH	1.0	1.0	650	$850	$1.31	16d	1	1.35mi
920 N Detroit St Xenia, OH	2.0	1.0	700	$1,250	$1.79	4d	1	1.35mi
920 N Detroit St Unit 22 Xenia, OH	1.0	1.0	650	$850	$1.31	45d	1	1.35mi
190 Wilson Dr Xenia, OH	2.0	1.0	869	$899	$1.03	16d	1	1.41mi
1047 Frederick Dr Unit 1067 Xenia, OH	1.0	1.0	600	$775	$1.29	5d	1	1.44mi
1077 Frederick Dr Xenia, OH	1.0–2.0	1.0	650	$850	$1.31	45d	2	1.47mi

Listing history 13 events

1. 2026-06-16
   statusdays on market $145,000 Pending 16 DOM
2. 2026-06-15
   days on market $145,000 Active 15 DOM
3. 2026-06-14
   days on market $145,000 Active 13 DOM
4. 2026-06-13
   days on market $145,000 Active 12 DOM
5. 2026-06-10
   days on market $145,000 Active 10 DOM
6. 2026-06-09
   days on market $145,000 Active 9 DOM
7. 2026-06-08
   days on market $145,000 Active 8 DOM
8. 2026-06-07
   days on market $145,000 Active 7 DOM
9. 2026-06-05
   days on market $145,000 Active 4 DOM
10. 2026-06-03
    days on market $145,000 Active 3 DOM
11. 2026-06-02
    days on market $145,000 Active 2 DOM
12. 2026-05-31
    remarks 699-char remark
13. 2026-05-31
    listed $145,000 Active 1 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: $470 · $39/mo
• Projected year-2 tax: $1,366 · $114/mo
• Expected delta: +$896/yr (+$75/mo · 190.9%)

ⓘ 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 0% 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: $13,609
• − Mortgage interest: −$8,122
• − Property taxes: −$470
• − Insurance: −$725
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$4,218
• Taxable loss: −$2,103
• Est. tax savings @ 24.0%: +$505
• After-tax cash flow: $937/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

+168.5% since first listed

2 events — show timeline

• 2026-05-31 Listed $145,000 Dayton MLS
• 1997-06-27 Sold (Public Records) $54,000 Public Records

Property tax history

-3.1%/yr

Latest (2025): $470 · -0.5% YoY. Source: county tax records.