582 Farmersville Pike · Germantown, OH 45327

$62,000

3 bd · 1.5 ba · 1,732 sqft · SingleFamily public records · 23 Days on market

Built 1919

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Subject offers 3 bedrooms 1 and half bathrooms. The large kitchen and living area are great for entertaining. The large 2 car attached garage has a large overhead storage area. Property sold in AS-IS condition and all offers must be accompanied by Earnest money and proof of funds.

Key facts

• Large tree shade
• Large yard
• Built 1919

Tags

• LARGE YARD
• LARGE TREE SHADE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $708 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $62k).
• Recommended offer: $61k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.0% vs local median 2.9% in Germantown — 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 81/100 on livability (#94 in OH, #1,458 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Valley View Local (suburban): math 54% / reading 69% proficiency, ranked #250 of 656 in OH (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 29 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 $429 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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.
• Current owner paid $25k; list at $62k implies a 148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,070 (1.5% below list)

Questions for the listing agent

1. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.46% ✓
• Cap rate: 20.00%
• Cash-on-cash: 48.96%
• DSCR: 3.18
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $266,728
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
390 Lindell Dr	0.09mi	4/2.0 (+1)	1,659 (-4%)	13mo	$336,000	$203	71
96 Sue Dr	0.21mi	4/3.0 (+1)	1,653 (-5%)	15mo	$341,500	$207	59
62 Jill Dr	0.13mi	4/2.0 (+1)	1,924 (+11%)	13mo	$340,000	$177	58
154 W Warren St	0.59mi	3/1.5	1,584 (-8%)	2mo	$90,000	$57	57
347 N Cherry St	0.60mi	4/1.5 (+1)	1,818 (+5%)	16mo	$245,000	$135	45
316 W Market St	0.71mi	2/1.5 (-1)	1,568 (-10%)	12mo	$242,000	$154	36
328 W Market St	0.71mi	2/1.5 (-1)	1,592 (-8%)	22mo	$200,000	$126	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.6%
• Equity multiple: 3.02×
• Total profit: $35,135
• Equity at exit: $9,244

10-year hold

• IRR: 52.4%
• Equity multiple: 6.12×
• Total profit: $88,957
• Equity at exit: $5,361

Cash invested: $17,360 (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 45327

• Active inventory: 29
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,528 medium
• Mortgage (P&I): −$325
• Tax from tax record: −$148 /mo · $1,775/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $708

Break-even live

Break-even rent $632

Max offer price $62,000

Occupancy floor 49%

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $62,000 Active 23 DOM
2. 2026-06-17
   days on market $62,000 Active 22 DOM
3. 2026-06-16
   days on market $62,000 Active 21 DOM
4. 2026-06-15
   days on market $62,000 Active 20 DOM
5. 2026-06-13
   days on market $62,000 Active 18 DOM
6. 2026-06-13
   days on market $62,000 Active 17 DOM
7. 2026-06-09
   days on market $62,000 Active 14 DOM
8. 2026-06-08
   days on market $62,000 Active 13 DOM
9. 2026-06-07
   days on market $62,000 Active 12 DOM
10. 2026-06-03
    days on market $62,000 Active 8 DOM
11. 2026-06-02
    days on market $62,000 Active 7 DOM
12. 2026-06-01
    days on market $62,000 Active 6 DOM
13. 2026-05-31
    days on market $62,000 Active 5 DOM
14. 2026-05-26
    listed $62,000 Active
15. 2017-11-10
    soldstatus $25,000 Closed 281-char remark

    Show marketing remark (281 chars)

    Subject offers 3 bedrooms 1 and half bathrooms. The large kitchen and living area are great for entertaining. The large 2 car attached garage has a large overhead storage area. Property sold in AS-IS condition and all offers must be accompanied by Earnest money and proof of funds.

16. 2017-11-10
    soldstatus $25,000 Sold 281-char remark

    Show marketing remark (281 chars)

    Subject offers 3 bedrooms 1 and half bathrooms. The large kitchen and living area are great for entertaining. The large 2 car attached garage has a large overhead storage area. Property sold in AS-IS condition and all offers must be accompanied by Earnest money and proof of funds.

17. 2017-10-19
    status Pending 281-char remark

    Show marketing remark (281 chars)

    Subject offers 3 bedrooms 1 and half bathrooms. The large kitchen and living area are great for entertaining. The large 2 car attached garage has a large overhead storage area. Property sold in AS-IS condition and all offers must be accompanied by Earnest money and proof of funds.

18. 2017-10-19
    listed $36,900 Active 281-char remark

    Show marketing remark (281 chars)

    Subject offers 3 bedrooms 1 and half bathrooms. The large kitchen and living area are great for entertaining. The large 2 car attached garage has a large overhead storage area. Property sold in AS-IS condition and all offers must be accompanied by Earnest money and proof of funds.

19. 2017-09-08
    status Pending
20. 2017-07-20
    historical
21. 2017-07-10
    historical Active/Pending
22. 2017-05-20
    price $36,990
23. 2017-04-11
    price $39,900
24. 2017-01-23
    listed $42,900 Active
25. 1996-04-17
    soldstatus $85,000
26. 1992-03-11
    soldstatus $78,700
27. 1988-07-29
    soldstatus $41,500

ⓘ 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: $1,775 · $148/mo
• Projected year-2 tax: $1,775 · $148/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 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,338
• − Mortgage interest: −$3,473
• − Property taxes: −$1,775
• − Insurance: −$310
• − Repairs & maintenance: −$1,467
• − Management: −$1,467
• − Depreciation: −$1,804
• Taxable income: $8,042
• Est. tax owed @ 24.0%: −$1,930
• After-tax cash flow: $6,570/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: Valley View Local
• NCES district ID: 3904874
• Math proficiency: 54% ▼ -17.00%
• Reading proficiency: 69% ▼ -7.00%
• Median HH income: $60,457
• Composite: 53.26/100
• National rank: #1495
• State rank: #250 of 656 in OH

Livability — Germantown

• Score: 81/100
• State rank: #94
• US rank: #1458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Germantown, OH
• County: Montgomery · 506,435 people
• Metro: Dayton-Kettering-Beavercreek, OH
• Population (ZIP): 8,949
• Household income: $84,538
• Rent vs Own: 16.9% rent · 83.1% own

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4% Italian 3% Slovak 2%
• Foreign-born: 0%

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: ▼ -116.46%
• Current HPI: 198.3053
• Rent YoY: —
• Metro: —
• 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

+49.4% since first listed

14 events — show timeline

• 2026-05-26 Listed $62,000 FSBO.com
• 2017-11-10 Sold (MLS) $25,000 Dayton MLS
• 2017-11-10 Sold (MLS) $25,000 Dayton MLS
• 2017-10-19 Pending — Dayton MLS
• 2017-10-19 Listed $36,900 Dayton MLS
• 2017-09-08 Pending — Dayton MLS
• 2017-07-20 Listing Removed — Dayton MLS
• 2017-07-10 Contingent — Dayton MLS
• 2017-05-20 Price Changed $36,990 Dayton MLS
• 2017-04-11 Price Changed $39,900 Dayton MLS
• 2017-01-23 Listed $42,900 Dayton MLS
• 1996-04-17 Sold (Public Records) $85,000 Public Records
• 1992-03-11 Sold (Public Records) $78,700 Public Records
• 1988-07-29 Sold (Public Records) $41,500 Public Records

Property tax history

-1.4%/yr

Latest (2025): $1,775 · +6.3% YoY. Source: county tax records.