525 Blue Bell Rd · Riverside, OH 45431

$99,900

3 bd · 1.0 ba · 816 sqft · SingleFamily public records · 7 Days on market

Built 1944 6,569 sqft lot Est $110k · 9% 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 +29.7/30.0
• ARV discount +11.7/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Rent growth +3.9/5.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming and move-in ready, this delightful 3-bedroom, 1-bathroom ranch in Riverside offers a perfect blend of comfort and convenience. The home features a bright and airy living space that flows seamlessly into the eat-in kitchen, providing an ideal layout for daily living. One of the standout features is the expansive, fully fenced backyard, offering plenty of privacy for outdoor entertaining, gardening, or pets. The property also includes a rare oversized detached 2-car garage, providing excellent storage or workshop space. Situated on a manageable 0.15-acre lot with a crawl space foundation, this home has been well-maintained and is located within the Mad River Local School District. It

Key facts

• 6,569 sq ft lot
• Garage
• Built 1944

Tags

• FULLY FENCED BACKYARD
• OVERSIZED DETACHED GARAGE
• CRAWL SPACE FOUNDATION
• QUIET ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 10.7% vs local median 4.9% in Riverside — 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 64/100 on livability (#775 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D+, schools D.
• Mad River Local (suburban): math 34% / reading 50% proficiency, ranked #531 of 656 in OH (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.8%/yr); 127 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent is only 18% of the median local income ($83k/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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 5.8% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 15y 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 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1944 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.24% ✓
• Cap rate: 10.67%
• Cash-on-cash: 15.63%
• DSCR: 1.70
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $110,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
525 Blue Bell Rd	0.00mi	2/1.0 (-1)	816 (0%)	1mo	$110,000	$135	94
1333 Radio Rd	0.37mi	3/1.0	768 (-6%)	0mo	$133,000	$173	72
335 N Garland Ave	0.49mi	3/1.0	864 (+6%)	1mo	$130,000	$150	67
403 N Garland Ave	0.45mi	3/1.5	864 (+6%)	13mo	$110,000	$127	56
4744 Opperman Ave	0.29mi	2/1.0 (-1)	877 (+8%)	17mo	$83,000	$95	55
41 N Westview Ave	0.71mi	3/2.0	858 (+5%)	0mo	$150,000	$175	54
419 N Garland Ave	0.43mi	2/1.0 (-1)	768 (-6%)	14mo	$86,000	$112	54
332 N Garland Ave	0.48mi	2/1.0 (-1)	884 (+8%)	12mo	$110,000	$124	49
213 N Delmar Ave	0.62mi	3/1.0	922 (+13%)	3mo	$150,000	$163	47
4533 Maughn Dr	0.72mi	3/2.0	900 (+10%)	1mo	$127,900	$142	45
246 N Delmar Ave	0.55mi	3/1.0	922 (+13%)	11mo	$117,500	$127	44
153 N Garland Ave	0.72mi	2/1.0 (-1)	912 (+12%)	8mo	$11,110	$12	35

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 · 5.79% rent growth · sell at horizon

5-year hold

• IRR: 9.3%
• Equity multiple: 1.38×
• Total profit: $10,568
• Equity at exit: $14,895

10-year hold

• IRR: 20.5%
• Equity multiple: 2.95×
• Total profit: $54,509
• Equity at exit: $8,638

Cash invested: $27,972 (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 45431

• Home prices YoY: -35.0%
• Rents YoY: 5.8%
• Active inventory: 127
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,239 high
• Mortgage (P&I): −$524
• Tax from tax record: −$49 /mo · $586/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $364

Break-even live

Break-even rent $778

Max offer price $99,900

Occupancy floor 66%

Sensitivity live

Price	-10% $421	-5% $393	+0% $364	+5% $336	+10% $308
Rent	-10% $267	-5% $315	+0% $364	+5% $413	+10% $462
Rate	-1.0pp $415	-0.5pp $390	base $364	+0.5pp $339	+1.0pp $312

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
334 Blackwood Ave Unit 2 Dayton, OH	2.0	1.0	1000	$850	$0.85	24d	1	0.22mi
334 Blackwood Ave Unit 3 Dayton, OH	2.0	1.0	1000	$850	$0.85	4d	1	0.22mi
211 N Cherrywood Ave Unit 2 Dayton, OH	2.0	1.0	950	$795	$0.84	4d	1	0.44mi
144 N Quentin Ave Dayton, OH	3.0	1.0	1038	$1,600	$1.54	45d	1	0.51mi
3719 E 3rd St Unit 3717 Dayton, OH	3.0	1.0	1092	$1,100	$1.01	4d	1	0.76mi
4403 Burkhardt Ave Dayton, OH	3.0	1.0–2.0	800	$1,100	$1.38	4d	1	0.96mi
4644 Burkhardt Ave Dayton, OH	1.0–2.0	1.0	725	$1,095	$1.51	4d	9	1.05mi
101 N Irwin St Dayton, OH	2.0	1.0	900	$1,100	$1.22	4d	1	1.07mi
210 S Hedges St Dayton, OH	2.0	1.5	1048	$1,045	$1.00	22d	1	1.13mi
515 Mertland Ave Dayton, OH	2.0	1.0	876	$950	$1.08	24d	1	1.18mi
517 Mertland Ave Dayton, OH	2.0	1.0	876	$875	$1.00	15d	1	1.19mi
1704 Huffman Ave Unit 1706 Huffman Dayton, OH	2.0	1.0	896	$900	$1.00	4d	1	1.23mi
224 S Irwin St Unit 226 Dayton, OH	2.0	1.0	992	$900	$0.91	4d	1	1.25mi
1762 Suman Ave Dayton, OH	2.0	1.0	804	$1,150	$1.43	22d	1	1.29mi
1770 Suman Ave Dayton, OH	2.0	1.0	904	$1,145	$1.27	45d	1	1.29mi
1356 Huffman Ave Unit 1356 Dayton, OH	2.0	1.0	864	$975	$1.13	45d	1	1.32mi
1671 Gummer Ave Dayton, OH	2.0	1.0	704	$1,100	$1.56	4d	1	1.33mi
120 S Monmouth St Dayton, OH	2.0	1.0	1000	$950	$0.95	45d	1	1.34mi
1620 Gummer Ave Dayton, OH	2.0	1.0	875	$950	$1.09	4d	1	1.35mi
1300 Chardon Ct Dayton, OH	2.0	1.0	970	$1,200	$1.24	4d	1	1.44mi
1371 Florence St Dayton, OH	2.0	1.0	850	$800	$0.94	4d	1	1.44mi

Listing history 14 events

1. 2026-04-22
   status Pending
2. 2026-04-15
   listed $99,900 Active
3. 2025-01-09
   soldstatus $7,678,000
4. 2017-12-31
   historical
5. 2015-11-30
   price $43,800
6. 2015-06-03
   listed $44,800 Active
7. 2013-05-31
   historical
8. 2012-12-19
   listed $45,000
9. 2011-12-09
   soldstatus $8,500 Closed
10. 2011-12-09
    soldstatus $8,500
11. 2011-12-09
    soldstatus $8,500
12. 2011-11-09
    historical
13. 2011-10-17
    listed $10,300
14. 2011-10-17
    listed $10,300

ⓘ 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: $586 · $49/mo
• Projected year-2 tax: $1,072 · $89/mo
• Expected delta: +$486/yr (+$41/mo · 83.1%)

ⓘ 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 ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,867
• − Mortgage interest: −$5,596
• − Property taxes: −$586
• − Insurance: −$500
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$2,906
• Taxable income: $2,901
• Est. tax owed @ 24.0%: −$696
• After-tax cash flow: $3,677/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: Mad River Local
• NCES district ID: 3904870
• Math proficiency: 34% ▼ -23.00%
• Reading proficiency: 50% ▼ -8.00%
• Median HH income: $41,560
• Composite: 35.28/100
• National rank: #4972
• State rank: #531 of 656 in OH

Livability — Riverside

• Score: 64/100
• State rank: #775
• US rank: #14045

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverside, OH
• County: Greene County · 132,120 people
• Metro: Dayton-Kettering, OH
• Population (ZIP): 27,951
• Household income: $83,175
• Rent vs Own: 49.6% rent · 50.4% own
• Severe rent burden: 622.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 8% Hispanic / Latino 6% Asian 5% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 6% · South Korea, Canada, Jamaica
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2% Korean 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: ▼ -148.58%
• Current HPI: 276.444
• Rent YoY: ▲ 5.79%
• 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

+869.9% since first listed

14 events — show timeline

• 2026-04-22 Pending — Dayton MLS
• 2026-04-15 Listed $99,900 Dayton MLS
• 2025-01-09 Sold (Public Records) $7,678,000 Public Records
• 2017-12-31 Listing Removed — Dayton MLS
• 2015-11-30 Price Changed $43,800 Dayton MLS
• 2015-06-03 Listed $44,800 Dayton MLS
• 2013-05-31 Listing Removed — Dayton MLS
• 2012-12-19 Listed $45,000 Dayton MLS
• 2011-12-09 Sold (MLS) $8,500 WRIST
• 2011-12-09 Sold (MLS) $8,500 Dayton MLS
• 2011-12-09 Sold (MLS) $8,500 Dayton MLS
• 2011-11-09 Listing Removed — Dayton MLS
• 2011-10-17 Listed $10,300 WRIST
• 2011-10-17 Listed $10,300 Dayton MLS

Property tax history

-18.9%/yr

Latest (2025): $586 · +5.3% YoY. Source: county tax records.