1886 Hanes Rd · Beavercreek, OH 45432

$150,000

3 bd · 1.0 ba · 1,964 sqft · SingleFamily public records · 1 Days on market

Built 1948 0.69 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity with endless potential at 1886 Hanes Rd! This unique property is a major project but offers a rare setup with what was reportedly previously considered a grandfathered two-dwelling configuration. Buyers to perform their own due diligence regarding zoning, permitted use, and future possibilities. The main house features 4 bedrooms with plumbing in place for 3 full bathrooms. The large primary suite includes a walk-in closet, oversized en suite bath, and private access to a spacious covered deck. Two additional bedrooms also feature their own private deck access. On the opposite side of the home, another large deck provides additional entertaining space. Previous owner had plans t

Key facts

• 0.69 acre lot
• Built 1948

Tags

• PRIVATE ACCESS TO DECK
• ADDITIONAL ENTERTAINING SPACE
• PLUMBED FOR HALF BATH
• ROOF REPLACED IN 2020

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Utilities: Has heating; Has cooling
• Home design: Single-story; Frame construction with wood siding
• Construction: Frame construction; Wood siding
• Exterior features: Deck; Residential zoning

Interior

• Bathrooms: Three full bathrooms (all on the main level)
• Heating & cooling: Baseboard heating; Window air conditioning units
• Interior features: High-speed internet; Walk-in closet(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 10.8% vs local median 3.3% in Beavercreek — 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 88/100 on livability (#26 in OH, #239 nationally) — a professional / high-income tenant draw. Strengths: schools A+, employment A+, cost of living A+; Watch: commute F.
• Beavercreek City (suburban): math 70% / reading 78% proficiency, ranked #79 of 656 in OH (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 45 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 797 units permitted in Greene County in 2024 (148 in 5+ unit buildings).
• This rent runs 33% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $35k; list at $150k implies a 329% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1948 — 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: 1.51% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.12%
• DSCR: 1.72
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $331,916
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1886 Hanes Rd	0.00mi	4/3.0 (+1)	1,964 (0%)	0mo	$179,000	$91	87
3081 Claydor Dr	0.32mi	3/2.0	1,932 (-2%)	12mo	$270,000	$140	68
3009 Highlander Dr	0.24mi	3/2.5	2,130 (+8%)	3mo	$359,900	$169	66
2100 Crab Tree Dr	0.56mi	4/2.0 (+1)	2,095 (+7%)	1mo	$349,250	$167	53
2159 Prudence Dr	0.71mi	3/2.0	2,031 (+3%)	5mo	$345,000	$170	53
2826 Greenridge Cir	0.52mi	3/2.0	1,804 (-8%)	9mo	$395,000	$219	50
3193 Meadowlark Pl	0.39mi	4/2.5 (+1)	2,256 (+15%)	2mo	$425,000	$188	45
1651 N Laddie Ct	0.48mi	4/2.5 (+1)	2,232 (+14%)	1mo	$359,900	$161	43
3069 Windmill Dr	0.74mi	4/2.0 (+1)	2,002 (+2%)	13mo	$360,000	$180	43
2725 Terraceview Cir	0.70mi	3/2.0	1,770 (-10%)	8mo	$412,000	$233	41
3189 Claydor Dr	0.51mi	4/2.5 (+1)	2,184 (+11%)	8mo	$333,000	$152	40
1520 Hillside Dr	0.69mi	4/3.0 (+1)	2,167 (+10%)	3mo	$364,000	$168	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.28×
• Total profit: $11,770
• Equity at exit: $22,365

10-year hold

• IRR: 16.5%
• Equity multiple: 2.36×
• Total profit: $57,123
• Equity at exit: $12,969

Cash invested: $42,000 (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 45432

• Active inventory: 45
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,268 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$378 /mo · $4,541/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $564

Break-even live

Break-even rent $1,554

Max offer price $150,000

Occupancy floor 70%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3033 Stardust Dr Beavercreek, OH	3.0	2.0	1620	$2,295	$1.42	3d	1	0.21mi
1605 N Fairfield Rd Unit Na Dayton, OH	3.0	3.5	1600	$1,950	$1.22	43d	1	0.90mi
2188 Pine Knott Dr Beavercreek, OH	4.0	2.0	1803	$2,450	$1.36	23d	1	0.92mi

Listing history 3 events

1. 2026-05-19
   status Pending
2. 2026-05-18
   listed $150,000 Active
3. 1977-05-12
   soldstatus $35,000

ⓘ 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: $4,541 · $378/mo
• Projected year-2 tax: $4,541 · $378/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 ≥103°F today · 18 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,214
• − Mortgage interest: −$8,402
• − Property taxes: −$4,541
• − Insurance: −$750
• − Repairs & maintenance: −$2,177
• − Management: −$2,177
• − Depreciation: −$4,364
• Taxable income: $4,803
• Est. tax owed @ 24.0%: −$1,153
• After-tax cash flow: $5,616/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: Beavercreek City
• NCES district ID: 3904724
• Math proficiency: 70% ▼ -9.00%
• Reading proficiency: 78% ▼ -1.00%
• Median HH income: $80,251
• Composite: 65.55/100
• National rank: #469
• State rank: #79 of 656 in OH

Livability — Beavercreek

• Score: 88/100
• State rank: #26
• US rank: #239

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beavercreek, OH
• County: Greene · 199,376 people
• City population: 27,951
• Metro: Dayton-Kettering-Beavercreek, OH
• Population (ZIP): 14,988
• Household income: $83,323
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 9.8

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 (84%)
• Race & ethnicity: White 84% Two or more races 7% Asian 3% Black 3% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Slovak 3% Italian 2%
• Foreign-born: 4% · Canada, India
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 2% German/W. Germanic 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: ▼ -187.81%
• Current HPI: 290.3859
• 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

+328.6% since first listed

3 events — show timeline

• 2026-05-19 Pending — Dayton MLS
• 2026-05-18 Listed $150,000 Dayton MLS
• 1977-05-12 Sold (Public Records) $35,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $4,541 · +0.5% YoY. Source: county tax records.