1068 Hedges Rd · Xenia, OH 45385

$160,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 125 Days on market

Built 1956 0.50 ac lot $159/sqft · 36% below area Est $250k · 36% 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 +23.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.5/10.0
• Schools +4.0/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated 3-bedroom, 1-bath home offering 1,008 square feet of comfortable living space on a generous 0.5-acre lot. Perfect as a primary residence, investment property, or rental opportunity, this move-in ready home combines modern upgrades with classic charm. Step inside to discover brand-new flooring throughout, freshly painted walls, and all-new drywall, creating a clean and inviting interior. The fully updated kitchen features contemporary finishes, while the renovated bathroom boasts fresh fixtures and a modern design. Major system improvements include new plumbing, a new well, and a recently cleaned and coated septic system—offering peace of mind for years to come. Whether you're looking to expand your rental portfolio or settle into a comfortable and efficient home, this property offers flexibility and long-term value. Don’t miss your chance to own this turnkey home in a peaceful, convenient Xenia location!

Key facts

• Renovated bathroom
• New plumbing
• New well

Tags

• UPDATED KITCHEN
• RENOVATED BATHROOM
• NEW PLUMBING
• NEW WELL
• CLEANED SEPTIC SYSTEM
• 0.5-ACRE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.6% in Xenia — 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 75/100 on livability (#244 in OH, #3,892 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: amenities D+, commute F, employment F.
• Xenia Community City (suburban): math 42% / reading 53% proficiency, ranked #478 of 656 in OH (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.5%/yr); 234 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 797 units permitted in Greene County in 2024 (148 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $60k; list at $160k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.05% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.62%
• DSCR: 1.34
• GRM: 7.9

CMA / ARV

• ARV (median comp): $249,728
• List price: $160,000
• Delta: -35.93%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.48% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.92×
• Total profit: $-3,507
• Equity at exit: $23,857

10-year hold

• IRR: 10.1%
• Equity multiple: 1.87×
• Total profit: $38,820
• Equity at exit: $13,834

Cash invested: $44,800 (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 45385

• Rents YoY: 5.5%
• Active inventory: 234
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,683 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$139 /mo · $1,670/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $285

Break-even live

Break-even rent $1,323

Max offer price $160,000

Occupancy floor 78%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1414 Camden Ln Xenia, OH	3.0	2.0	1498	$2,250	$1.50	43d	1	0.60mi

Listing history 25 events

1. 2026-06-18
   days on market $160,000 Active 125 DOM
2. 2026-06-17
   days on market $160,000 Active 124 DOM
3. 2026-06-16
   days on market $160,000 Active 123 DOM
4. 2026-06-15
   days on market $160,000 Active 122 DOM
5. 2026-06-14
   days on market $160,000 Active 120 DOM
6. 2026-06-13
   days on market $160,000 Active 119 DOM
7. 2026-06-10
   days on market $160,000 Active 117 DOM
8. 2026-06-09
   days on market $160,000 Active 116 DOM
9. 2026-06-08
   days on market $160,000 Active 115 DOM
10. 2026-06-07
    days on market $160,000 Active 114 DOM
11. 2026-06-05
    days on market $160,000 Active 111 DOM
12. 2026-06-03
    days on market $160,000 Active 110 DOM
13. 2026-06-02
    days on market $160,000 Active 109 DOM
14. 2026-06-01
    days on market $160,000 Active 108 DOM
15. 2026-05-31
    days on market $160,000 Active 107 DOM
16. 2026-05-31
    days on market $160,000 Active 106 DOM
17. 2026-04-02
    historical $1,700
18. 2026-02-13
    listed $160,000 Active 965-char remark

    Show marketing remark (965 chars)

    Welcome to this beautifully updated 3-bedroom, 1-bath home offering 1,008 square feet of comfortable living space on a generous 0.5-acre lot. Perfect as a primary residence, investment property, or rental opportunity, this move-in ready home combines modern upgrades with classic charm. Step inside to discover brand-new flooring throughout, freshly painted walls, and all-new drywall, creating a clean and inviting interior. The fully updated kitchen features contemporary finishes, while the renovated bathroom boasts fresh fixtures and a modern design. Major system improvements include new plumbing, a new well, and a recently cleaned and coated septic system—offering peace of mind for years to come. Whether you're looking to expand your rental portfolio or settle into a comfortable and efficient home, this property offers flexibility and long-term value. Don’t miss your chance to own this turnkey home in a peaceful, convenient Xenia location!

19. 2025-12-02
    listed $1,700
20. 2025-05-20
    soldstatus $60,000
21. 2025-05-09
    soldstatus $60,000 Closed 127-char remark

    Show marketing remark (127 chars)

    Great investment opportunity! 3 bed, 1 full bath in Xenia that has great potential for your next home or to turn into a rental.

22. 2025-03-28
    status Pending 127-char remark

    Show marketing remark (127 chars)

    Great investment opportunity! 3 bed, 1 full bath in Xenia that has great potential for your next home or to turn into a rental.

23. 2025-03-28
    listed $60,000 Active 127-char remark

    Show marketing remark (127 chars)

    Great investment opportunity! 3 bed, 1 full bath in Xenia that has great potential for your next home or to turn into a rental.

24. 1998-03-26
    soldstatus $28,000
25. 1985-11-01
    soldstatus $23,000

ⓘ 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: $1,670 · $139/mo
• Projected year-2 tax: $2,083 · $174/mo
• Expected delta: +$413/yr (+$34/mo · 24.7%)

ⓘ 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 ≥101°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: $20,196
• − Mortgage interest: −$8,962
• − Property taxes: −$1,670
• − Insurance: −$800
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − Depreciation: −$4,655
• Taxable income: $877
• Est. tax owed @ 24.0%: −$210
• After-tax cash flow: $3,205/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: Xenia Community City
• NCES district ID: 3904515
• Math proficiency: 42% ▼ -16.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $46,206
• Composite: 40.31/100
• National rank: #3752
• State rank: #478 of 656 in OH

Livability — Xenia

• Score: 75/100
• State rank: #244
• US rank: #3892

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Greene County · 132,120 people
• City population: 40,617
• Metro: Dayton-Kettering, OH
• Population (ZIP): 40,617
• Household income: $76,564
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 906.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 6% Black 6% Hispanic / Latino 2% Asian 2%
• Common ancestry: Slovak 3% Italian 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Indo-European 1% Spanish 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: ▼ -158.15%
• Current HPI: 239.0473
• Rent YoY: ▲ 5.48%
• 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

-92.6% since first listed

9 events — show timeline

• 2026-04-02 Rental Removed $1,700 APPFOLIO
• 2026-02-13 Listed $160,000 Dayton MLS
• 2025-12-02 Listed for Rent $1,700 APPFOLIO
• 2025-05-20 Sold (Public Records) $60,000 Public Records
• 2025-05-09 Sold (MLS) $60,000 Dayton MLS
• 2025-03-28 Pending — Dayton MLS
• 2025-03-28 Listed $60,000 Dayton MLS
• 1998-03-26 Sold (Public Records) $28,000 Public Records
• 1985-11-01 Sold (Public Records) $23,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,670 · +0.8% YoY. Source: county tax records.