2009 Hazel Ave · Kettering, OH 45420

$75,000

3 bd · 1.0 ba · 966 sqft · SingleFamily public records · 61 Days on market

Built 1955 7,658 sqft lot $78/sqft · 61% below area

---

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 +5.2/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Kettering schools- 3 nice sized bedrooms and a large living room. Hardwood flooring is in the LR and hall. Bring your imagination and handyman skills to make this your own. New roof in 2025 and water heater in 2021. The roof included a full deck replacement. A convenient Kettering location close to parks, shopping, dining, and schools. The crack in the counter top happened when the sellers were installing it. No seller financing. All offers must include a signed Residential Property Disclosure. Cash only. This property sells as is. All room sizes are approximate.

Key facts

• Hardwood flooring
• Water heater
• Convenient location

Tags

• HARDWOOD FLOORING
• NEW ROOF
• WATER HEATER
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 4.4% in Kettering — 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 83/100 on livability (#61 in OH, #922 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, cost of living A+; Watch: commute F.
• Kettering City School District (suburban): math 54% / reading 68% proficiency, ranked #277 of 656 in OH (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.8%/yr); 106 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $519 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 + 4.8% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $40k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.79% ✓
• Cap rate: 13.17%
• Cash-on-cash: 24.55%
• DSCR: 2.09
• GRM: 4.6

CMA / ARV

• ARV (median comp): $192,888
• List price: $75,000
• Delta: -61.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2009 Hazel Ave	0.00mi	3/1.0	966 (0%)	0mo	$80,500	$83	100
2113 Pittsfield St	0.13mi	3/1.0	1,056 (+9%)	1mo	$185,000	$175	78
2112 Patterson Rd	0.33mi	3/1.0	1,008 (+4%)	2mo	$160,000	$159	75
1841 Courtland Ave	0.23mi	2/1.0 (-1)	1,024 (+6%)	3mo	$145,000	$142	72
1804 Culver Ave	0.34mi	2/1.5 (-1)	928 (-4%)	1mo	$205,000	$221	70
2817 Kennedy Ave	0.49mi	2/2.0 (-1)	960 (-1%)	1mo	$125,000	$130	66
2908 Hazel Ave	0.40mi	2/1.0 (-1)	876 (-9%)	2mo	$170,000	$194	59
1316 Kemper Ave	0.60mi	2/1.0 (-1)	918 (-5%)	3mo	$157,000	$171	56
1814 Ewalt Ave	0.41mi	2/1.0 (-1)	860 (-11%)	3mo	$130,000	$151	55
2824 S Smithville Rd	0.56mi	2/1.0 (-1)	874 (-10%)	2mo	$95,000	$109	52
1136 Croyden Dr	0.70mi	2/1.0 (-1)	840 (-13%)	1mo	$170,000	$202	40
1905 Russell Ave	0.73mi	2/2.0 (-1)	1,110 (+15%)	0mo	$159,000	$143	32

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 · 4.82% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 1.85×
• Total profit: $17,812
• Equity at exit: $11,183

10-year hold

• IRR: 29.9%
• Equity multiple: 3.94×
• Total profit: $61,804
• Equity at exit: $6,485

Cash invested: $21,000 (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 45420

• Rents YoY: 4.8%
• Active inventory: 106
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,346 high
• Mortgage (P&I): −$393
• Tax from tax record: −$209 /mo · $2,507/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $430

Break-even live

Break-even rent $802

Max offer price $75,000

Occupancy floor 63%

Sensitivity live

Price	-10% $472	-5% $451	+0% $430	+5% $408	+10% $387
Rent	-10% $323	-5% $377	+0% $430	+5% $483	+10% $536
Rate	-1.0pp $467	-0.5pp $449	base $430	+0.5pp $410	+1.0pp $390

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1828 Hazel Ave Dayton, OH	2.0	1.0	960	$1,435	$1.49	3d	1	0.23mi
3603 S Smithville Rd Kettering, OH	2.0	1.0	950	$1,100	$1.16	24d	1	0.31mi
2112 Patterson Rd Dayton, OH	3.0	1.0	1008	$1,425	$1.41	3d	1	0.33mi
3311 S Smithville Rd Dayton, OH	3.0	1.0	1019	$1,295	$1.27	44d	1	0.36mi
2850 Hazel Ave Unit 1496064P Dayton, OH	3.0	2.0	850	$6,259	$7.36	19d	1	0.43mi
1238 Colwick Dr Dayton, OH	2.0	1.0	786	$1,250	$1.59	12d	1	0.57mi
2212 Farmside Dr Dayton, OH	3.0	1.0	1008	$1,395	$1.38	44d	1	0.85mi
1934 Farmside Dr Dayton, OH	3.0	1.0	1008	$1,395	$1.38	44d	1	0.93mi
1059 Wilmington Ave Unit 1059 1 Dayton, OH	3.0	1.5	1100	$1,495	$1.36	44d	1	1.05mi
1053 Wilmington Ave Dayton, OH	2.0–3.0	1.0–1.5	1025	$1,495	$1.46	3d	5	1.06mi
809 Patterson Rd Dayton, OH	2.0	1.0–1.5	895	$1,075	$1.20	3d	7	1.10mi
2820 Harvey Ave Dayton, OH	2.0	1.0	900	$1,350	$1.50	44d	1	1.19mi
41 Patterson Village Dr Dayton, OH	1.0–2.0	1.0	553	$920	$1.66	4d	14	1.21mi
2416 Brookline Ave Dayton, OH	2.0	1.0	806	$895	$1.11	3d	1	1.23mi
933 Wilmington Ave Dayton, OH	1.0–2.0	1.0–1.5	802	$980	$1.22	4d	8	1.24mi
922 Wilmington Ave Dayton, OH	2.0	1.0	720	$1,200	$1.67	24d	1	1.25mi
2974 Woodman Dr Dayton, OH	3.0	1.0	864	$1,625	$1.88	15d	1	1.33mi
440 Lonsdale Ave #1 Dayton, OH	2.0	1.0	1050	$1,450	$1.38	12d	1	1.34mi
737 Wilmington Ave Dayton, OH	2.0	1.0	1000	$950	$0.95	24d	1	1.38mi
2029 Brookline Ave Dayton, OH	2.0	1.0	990	$1,270	$1.28	15d	1	1.45mi
1905 Coventry Rd Dayton, OH	2.0	1.0	1000	$1,250	$1.25	24d	1	1.46mi

Listing history 12 events

1. 2026-05-08
   status Pending 571-char remark

   Show marketing remark (571 chars)

   Kettering schools- 3 nice sized bedrooms and a large living room. Hardwood flooring is in the LR and hall. Bring your imagination and handyman skills to make this your own. New roof in 2025 and water heater in 2021. The roof included a full deck replacement. A convenient Kettering location close to parks, shopping, dining, and schools. The crack in the counter top happened when the sellers were installing it. No seller financing. All offers must include a signed Residential Property Disclosure. Cash only. This property sells as is. All room sizes are approximate.

2. 2026-05-04
   price $75,000 571-char remark

   Show marketing remark (571 chars)

   Kettering schools- 3 nice sized bedrooms and a large living room. Hardwood flooring is in the LR and hall. Bring your imagination and handyman skills to make this your own. New roof in 2025 and water heater in 2021. The roof included a full deck replacement. A convenient Kettering location close to parks, shopping, dining, and schools. The crack in the counter top happened when the sellers were installing it. No seller financing. All offers must include a signed Residential Property Disclosure. Cash only. This property sells as is. All room sizes are approximate.

3. 2026-05-04
   status Active 571-char remark

   Show marketing remark (571 chars)

   Kettering schools- 3 nice sized bedrooms and a large living room. Hardwood flooring is in the LR and hall. Bring your imagination and handyman skills to make this your own. New roof in 2025 and water heater in 2021. The roof included a full deck replacement. A convenient Kettering location close to parks, shopping, dining, and schools. The crack in the counter top happened when the sellers were installing it. No seller financing. All offers must include a signed Residential Property Disclosure. Cash only. This property sells as is. All room sizes are approximate.

4. 2026-04-23
   historical ActiveUnderContract 571-char remark

   Show marketing remark (571 chars)

   Kettering schools- 3 nice sized bedrooms and a large living room. Hardwood flooring is in the LR and hall. Bring your imagination and handyman skills to make this your own. New roof in 2025 and water heater in 2021. The roof included a full deck replacement. A convenient Kettering location close to parks, shopping, dining, and schools. The crack in the counter top happened when the sellers were installing it. No seller financing. All offers must include a signed Residential Property Disclosure. Cash only. This property sells as is. All room sizes are approximate.

5. 2026-04-14
   status Active 571-char remark

   Show marketing remark (571 chars)

   Kettering schools- 3 nice sized bedrooms and a large living room. Hardwood flooring is in the LR and hall. Bring your imagination and handyman skills to make this your own. New roof in 2025 and water heater in 2021. The roof included a full deck replacement. A convenient Kettering location close to parks, shopping, dining, and schools. The crack in the counter top happened when the sellers were installing it. No seller financing. All offers must include a signed Residential Property Disclosure. Cash only. This property sells as is. All room sizes are approximate.

6. 2026-03-08
   historical 571-char remark

   Show marketing remark (571 chars)

   Kettering schools- 3 nice sized bedrooms and a large living room. Hardwood flooring is in the LR and hall. Bring your imagination and handyman skills to make this your own. New roof in 2025 and water heater in 2021. The roof included a full deck replacement. A convenient Kettering location close to parks, shopping, dining, and schools. The crack in the counter top happened when the sellers were installing it. No seller financing. All offers must include a signed Residential Property Disclosure. Cash only. This property sells as is. All room sizes are approximate.

7. 2026-02-19
   price $105,000 571-char remark

   Show marketing remark (571 chars)

   Kettering schools- 3 nice sized bedrooms and a large living room. Hardwood flooring is in the LR and hall. Bring your imagination and handyman skills to make this your own. New roof in 2025 and water heater in 2021. The roof included a full deck replacement. A convenient Kettering location close to parks, shopping, dining, and schools. The crack in the counter top happened when the sellers were installing it. No seller financing. All offers must include a signed Residential Property Disclosure. Cash only. This property sells as is. All room sizes are approximate.

8. 2026-01-29
   listed $115,000 Active 571-char remark

   Show marketing remark (571 chars)

   Kettering schools- 3 nice sized bedrooms and a large living room. Hardwood flooring is in the LR and hall. Bring your imagination and handyman skills to make this your own. New roof in 2025 and water heater in 2021. The roof included a full deck replacement. A convenient Kettering location close to parks, shopping, dining, and schools. The crack in the counter top happened when the sellers were installing it. No seller financing. All offers must include a signed Residential Property Disclosure. Cash only. This property sells as is. All room sizes are approximate.

9. 1996-05-01
   soldstatus $60,000
10. 1994-03-01
    soldstatus $54,500
11. 1991-04-02
    soldstatus $47,000
12. 1984-07-01
    soldstatus $32,787

ⓘ 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: $2,507 · $209/mo
• Projected year-2 tax: $2,507 · $209/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 3/10 Moderate 7 d/yr ≥100°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,149
• − Mortgage interest: −$4,201
• − Property taxes: −$2,507
• − Insurance: −$375
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$2,182
• Taxable income: $4,300
• Est. tax owed @ 24.0%: −$1,032
• After-tax cash flow: $4,124/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: Kettering City School District
• NCES district ID: 3904418
• Math proficiency: 54% ▼ -21.00%
• Reading proficiency: 68% ▼ -9.00%
• Median HH income: $50,353
• Composite: 51.89/100
• National rank: #1653
• State rank: #277 of 656 in OH

Livability — Kettering

• Score: 83/100
• State rank: #61
• US rank: #922

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kettering, OH
• County: Montgomery County · 459,541 people
• City population: 73,116
• Metro: Dayton-Kettering, OH
• Population (ZIP): 24,411
• Household income: $60,588
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 856.0

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 7% Two or more races 6% Hispanic / Latino 3% Asian 3%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 2% Chinese 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: ▼ -192.56%
• Current HPI: 241.6543
• Rent YoY: ▲ 4.82%
• 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

+128.7% since first listed

12 events — show timeline

• 2026-05-08 Pending — Dayton MLS
• 2026-05-04 Price Changed $75,000 Dayton MLS
• 2026-05-04 Relisted — Dayton MLS
• 2026-04-23 Contingent — Dayton MLS
• 2026-04-14 Relisted — Dayton MLS
• 2026-03-08 Listing Removed — Dayton MLS
• 2026-02-19 Price Changed $105,000 Dayton MLS
• 2026-01-29 Listed $115,000 Dayton MLS
• 1996-05-01 Sold (Public Records) $60,000 Public Records
• 1994-03-01 Sold (Public Records) $54,500 Public Records
• 1991-04-02 Sold (Public Records) $47,000 Public Records
• 1984-07-01 Sold (Public Records) $32,787 Public Records

Property tax history

+2.2%/yr

Latest (2025): $2,507 · -0.2% YoY. Source: county tax records.