3621 Clearview Ave · Moraine, OH 45439

$105,000

2 bd · 1.0 ba · 858 sqft · SingleFamily public records · 27 Days on market

Built 1943 4,182 sqft lot Est $133k · 21% 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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.6/10.0
• Schools +3.4/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 3621 Clearview, a charming 2-bedroom, 1-bath brick ranch bungalow. This offers functional living space, two generous bedrooms. Outside, enjoy a private backyard and a large storage shed! Updates include a furnace ’21, roof and gutters ’23. This property is being sold AS-IS, the seller will make no repairs. Ask about the opportunity to purchase as part of a package deal of 4 homes!

Key facts

• Private backyard
• Furnace updates
• Large storage shed

Tags

• PRIVATE BACKYARD
• LARGE STORAGE SHED
• FURNACE UPDATES
• ROOF AND GUTTERS UPDATES

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Utilities: Public water; Natural gas available; Water service available
• Home design: Single-story home
• Construction: Aluminum siding; Vinyl siding; Frame construction
• Exterior features: Residential zoning; Lot approximately 0.096 acres

Interior

• Kitchen: Range
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 5.5% in Moraine — 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 52/100 on livability (#1,167 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• West Carrollton City (suburban): math 34% / reading 46% proficiency, ranked #540 of 656 in OH (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $726 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.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $47k; list at $105k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1943 — 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 F-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 F 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: 1.06% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.64%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $132,990
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3716 Clearview Ave	0.12mi	2/1.0	912 (+6%)	6mo	$100,000	$110	79
3553 Cozy Camp Rd	0.07mi	2/1.0	912 (+6%)	12mo	$80,000	$88	76
3659 Trail On Rd	0.12mi	3/1.0 (+1)	946 (+10%)	1mo	$130,000	$137	71
3604 Beechgrove Rd	0.13mi	3/1.0 (+1)	904 (+5%)	16mo	$75,001	$83	66
3651 Beechgrove Rd	0.17mi	3/2.0 (+1)	855 (-0%)	21mo	$107,900	$126	65
4811 Willowview Dr	0.15mi	2/1.0	760 (-11%)	21mo	$124,900	$164	57
3890 Angus Ln	0.46mi	3/1.5 (+1)	918 (+7%)	9mo	$175,000	$191	53
3329 Shadyview Rd	0.36mi	3/1.0 (+1)	960 (+12%)	10mo	$173,000	$180	50
5315 Lindbergh Blvd	0.72mi	2/1.0	936 (+9%)	9mo	$145,000	$155	44
629 E Pease Ave	0.57mi	3/2.0 (+1)	928 (+8%)	14mo	$229,900	$248	39

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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-6,640
• Equity at exit: $15,656

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $7,611
• Equity at exit: $9,078

Cash invested: $29,400 (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 45439

• Home prices YoY: -34.5%
• Active inventory: 38
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,116 high
• Mortgage (P&I): −$551
• Tax from tax record: −$125 /mo · $1,496/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $163

Break-even live

Break-even rent $910

Max offer price $105,000

Occupancy floor 80%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3309 Main St Moraine, OH	1.0	1.0	600	$729	$1.22	44d	1	0.37mi
100 N Alex Rd Dayton, OH	2.0	1.0	960	$1,124	$1.17	3d	8	0.50mi
113 W Main St West Carrollton, OH	3.0	1.0	1120	$1,200	$1.07	3d	1	1.19mi
911 S Alex Rd Dayton, OH	1.0	1.0	625	$799	$1.28	3d	5	1.19mi
2621 Nyack Ln Dayton, OH	3.0	1.0	1080	$1,500	$1.39	14d	1	1.27mi
30 N Miami Ave Unit 32 B Miami Dayton, OH	1.0	1.0	540	$775	$1.44	44d	1	1.32mi
4217 Fulton Ave Moraine, OH	2.0	1.0	800	$1,325	$1.66	44d	1	1.32mi
2413 Blanchard Ave Moraine, OH	1.0	1.0	700	$800	$1.14	3d	1	1.33mi
5480 Dovetree Blvd Moraine, OH	1.0–2.0	1.0–2.0	826	$1,645	$1.99	3d	15	1.35mi
1644 Villa South Dr Dayton, OH	2.0	1.5	1000	$1,500	$1.50	44d	1	1.37mi
5237 Belle Isle Dr Unit 5237 Dayton, OH	2.0	1.0	960	$1,025	$1.07	44d	1	1.43mi
4121 S Dixie Dr Unit 3 Moraine, OH	1.0	1.0	600	$799	$1.33	19d	1	1.46mi
1735 Mars Hill Dr Dayton, OH	2.0	1.0–2.0	968	$1,162	$1.20	3d	4	1.48mi
5295 Belle Isle Dr Dayton, OH	2.0	1.5	856	$950	$1.11	44d	1	1.48mi
1130 Bishop Dr Unit 1130-C Dayton, OH	2.0	1.0	850	$880	$1.04	3d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $105,000 Active 27 DOM
2. 2026-06-17
   days on market $105,000 Active 26 DOM
3. 2026-06-16
   pricedays on market $105,000 Active 25 DOM
4. 2026-06-15
   days on market $109,900 Active 24 DOM
5. 2026-06-14
   days on market $109,900 Active 22 DOM
6. 2026-06-13
   days on market $109,900 Active 21 DOM
7. 2026-06-10
   days on market $109,900 Active 19 DOM
8. 2026-06-09
   days on market $109,900 Active 18 DOM
9. 2026-06-08
   days on market $109,900 Active 17 DOM
10. 2026-06-07
    days on market $109,900 Active 16 DOM
11. 2026-06-03
    days on market $109,900 Active 12 DOM
12. 2026-06-02
    days on market $109,900 Active 11 DOM
13. 2026-06-01
    days on market $109,900 Active 10 DOM
14. 2026-05-31
    days on market $109,900 Active 9 DOM
15. 2026-05-31
    days on market $109,900 Active 8 DOM
16. 2026-05-22
    listed $109,900 Active
17. 1998-03-25
    soldstatus $47,000

ⓘ 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: $1,496 · $125/mo
• Projected year-2 tax: $1,567 · $131/mo
• Expected delta: +$71/yr (+$6/mo · 4.7%)

ⓘ 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 · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,394
• − Mortgage interest: −$5,882
• − Property taxes: −$1,496
• − Insurance: −$525
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$3,055
• Taxable income: $293
• Est. tax owed @ 24.0%: −$70
• After-tax cash flow: $1,882/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: West Carrollton City
• NCES district ID: 3904505
• Math proficiency: 34% ▼ -12.00%
• Reading proficiency: 46% ▼ -9.00%
• Median HH income: $42,209
• Composite: 33.71/100
• National rank: #5380
• State rank: #540 of 656 in OH

Livability — Moraine

• Score: 52/100
• State rank: #1167
• US rank: #25010

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moraine, OH
• County: Montgomery County · 459,541 people
• City population: 11,914
• Metro: Dayton-Kettering, OH
• Population (ZIP): 11,914
• Household income: $52,035
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 381.0

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 (71%)
• Race & ethnicity: White 71% Black 15% Two or more races 10% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Italian 2% Iranian 1% Slovak 1%
• Foreign-born: 4% · Canada, China, Vietnam
• Languages at home: 93% English-only · Spanish 5% Chinese 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: ▼ -151.06%
• Current HPI: 287.2064
• Rent YoY: —
• 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

+133.8% since first listed

2 events — show timeline

• 2026-05-22 Listed $109,900 Dayton MLS
• 1998-03-25 Sold (Public Records) $47,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $1,496 · -0.1% YoY. Source: county tax records.