83 S Glen Oak Dr · Springboro, OH 45066

$359,000

3 bd · 3.0 ba · 2,245 sqft · SingleFamily public records · 1 Days on market

Built 2001 8,407 sqft lot Est $442k · 19% under $36/mo HOA · 1% of rent ↓ 47% since listing

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +11.4/30.0
• Schools +7.1/10.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home will NOT last! Location, price, presentation! This one has it all! Loads of charm and warmth envelope you as soon as you enter with the lovely decor and color palette. The large dining room off the entry is the perfect space for hosting large gatherings. Beautiful hardwood floors flow throughout the main level that are low maintenance and popular for the particular buyer. The large kitchen offers a center island, freshly painted grey cabinets, appliance package and a gorgeous view of the deck and tree lined lot. Attached is the spacious living room that offers warm colors to relax, a gas fireplace for those cold winter evenings and an array of light from the large windows. Upstairs boasts new carpet Dec '19, large master suite with plenty of space, a walk in closet and two additional bedrooms on the opposite end of the hall. Finishing off this delightful home is a fin. basement with powder bath, and space for a gameroom, home gym, football/b-ball watching parties or more!

Key facts

• Fenced in backyard
• Bay window
• Finished basement

Tags

• OPEN MAIN FLOOR LAYOUT
• EXPANDABLE ISLAND
• BAY WINDOW
• FENCED IN BACKYARD
• DECK
• FINISHED BASEMENT

Property features AI

Finance

• HOA & community: Homeowners association (Eclipse) with annual fee covering pool access; Association maintains trails

Exterior

• Parking: Attached two-car garage
• Security: Smoke detectors
• Utilities: Natural gas available; Public water; Sewer available (includes storm sewer)
• Home design: Two-story home; Brick and vinyl siding exterior
• Construction: Brick and vinyl siding construction
• Exterior features: Deck; Fence; Irregular lot shape; Residential zoning

Interior

• Kitchen: Eat-in kitchen; Kitchen island; Range; Microwave; Dishwasher; Refrigerator; Disposal
• Bedrooms: Bedroom on second floor (9 x 12); Bedroom on second floor (11 x 10); Additional bedroom on second floor (14 x 13)
• Bathrooms: Two full bathrooms; Two half bathrooms; One main-level bathroom
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning; Gas water heater
• Interior features: Bay windows with double-pane vinyl glass; Wet bar; Ceiling fans; High-speed internet available; Kitchen island; Kitchen open to family room; Kitchenette; Bar; Walk-in closets; Finished full basement
• Laundry & utility: Washer; Dryer; Utility room in basement

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $359k.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $337k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $289k (19.4% below list).
• Recommended offer: $289k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.0% in Springboro — 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 (#93 in OH, #1,395 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Springboro Community City (rural): math 77% / reading 79% proficiency, ranked #42 of 656 in OH (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Five Points (math 82% / reading 79%, grade A+, #159 of 1,584 statewide, top 10%, 1,002 students, 0% FRL); Springboro Junior High School (math 80% / reading 81%, grade A+, #41 of 654 statewide, top 7%, 928 students, 8% FRL); Springboro High School (math 67% / reading 84%, grade A-, #65 of 781 statewide, top 8%, 1,954 students, 7% FRL) — zoned schools at 5% FRL track the district average.
• Market conditions: 220 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,224 units permitted in Warren County in 2024 (474 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Warren County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $240k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $289,447 (19.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.48%
• DSCR: 0.93
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $442,265
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Winding Creek Dr	0.29mi	3/3.0	2,031 (-10%)	2mo	$495,000	$244	69
37 N Dockside Dr	0.19mi	4/2.5 (+1)	1,964 (-12%)	4mo	$350,000	$178	60
9751 Scotch Pine Dr	0.40mi	3/2.0	2,027 (-10%)	4mo	$434,000	$214	58
58 Shady Pines Ave	0.44mi	4/2.5 (+1)	2,449 (+9%)	1mo	$420,000	$171	57
9842 Scotch Pine Dr	0.52mi	3/2.0	2,030 (-10%)	1mo	$467,000	$230	55
340 Brookside Dr	0.47mi	4/2.5 (+1)	2,080 (-7%)	8mo	$410,000	$197	53
65 Artesian Ct	0.42mi	3/2.0	1,945 (-13%)	5mo	$379,000	$195	50
1777 Rockleigh Rd	0.57mi	3/2.0	2,445 (+9%)	8mo	$450,000	$184	47
9823 Scotch Pine Dr	0.51mi	3/2.0	1,917 (-15%)	2mo	$461,000	$240	46
60 Brighton Ct	0.71mi	4/2.5 (+1)	2,136 (-5%)	8mo	$435,000	$204	45
195 Oasis Ct	0.60mi	4/2.5 (+1)	2,516 (+12%)	3mo	$436,500	$173	43
2017 Glen Valley Dr #213	0.68mi	4/2.5 (+1)	2,550 (+14%)	4mo	$496,000	$195	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: -18.7%
• Equity multiple: 0.34×
• Total profit: $-66,085
• Equity at exit: $53,528

10-year hold

• IRR: -11.2%
• Equity multiple: 0.33×
• Total profit: $-67,731
• Equity at exit: $31,040

Cash invested: $100,520 (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 45066

• Active inventory: 220
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,894 medium
• Mortgage (P&I): −$1,883
• Tax from tax record: −$343 /mo · $4,112/yr
• Insurance: −$150
• HOA: −$36
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $-124

Break-even live

Break-even rent $3,052

Max offer price $337,055

Occupancy floor 99%

Sensitivity live

Price	-10% $79	-5% $-23	+0% $-124	+5% $-226	+10% $-327
Rent	-10% $-353	-5% $-239	+0% $-124	+5% $-10	+10% $104
Rate	-1.0pp $57	-0.5pp $-33	base $-124	+0.5pp $-217	+1.0pp $-312

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10014 Washington Glen Dr Dayton, OH	2.0	2.0	1505	$3,200	$2.13	12d	1	0.75mi
10015 Washington Glen Dr Dayton, OH	3.0	2.0	2013	$3,500	$1.74	4d	1	0.78mi
9390 Remington Hill Rd Unit Na Centerville, OH	4.0	2.5	2969	$3,100	$1.04	22d	1	0.86mi
9390 Remington Hill Rd Unit Na Centerville, OH	4.0	2.5	2969	$3,100	$1.04	45d	1	0.86mi

HOA detail

• Monthly dues: $36 · $432/yr
• Likely covers: gasgym

Listing history 10 events

1. 2026-05-29
   status Pending
2. 2026-05-27
   listed $359,000 Active
3. 2020-01-16
   soldstatus $240,000
4. 2020-01-10
   soldstatus $240,000 Closed 996-char remark

   Show marketing remark (996 chars)

   This home will NOT last! Location, price, presentation! This one has it all! Loads of charm and warmth envelope you as soon as you enter with the lovely decor and color palette. The large dining room off the entry is the perfect space for hosting large gatherings. Beautiful hardwood floors flow throughout the main level that are low maintenance and popular for the particular buyer. The large kitchen offers a center island, freshly painted grey cabinets, appliance package and a gorgeous view of the deck and tree lined lot. Attached is the spacious living room that offers warm colors to relax, a gas fireplace for those cold winter evenings and an array of light from the large windows. Upstairs boasts new carpet Dec '19, large master suite with plenty of space, a walk in closet and two additional bedrooms on the opposite end of the hall. Finishing off this delightful home is a fin. basement with powder bath, and space for a gameroom, home gym, football/b-ball watching parties or more!

5. 2020-01-10
   soldstatus $240,000 Sold 996-char remark

   Show marketing remark (996 chars)

   This home will NOT last! Location, price, presentation! This one has it all! Loads of charm and warmth envelope you as soon as you enter with the lovely decor and color palette. The large dining room off the entry is the perfect space for hosting large gatherings. Beautiful hardwood floors flow throughout the main level that are low maintenance and popular for the particular buyer. The large kitchen offers a center island, freshly painted grey cabinets, appliance package and a gorgeous view of the deck and tree lined lot. Attached is the spacious living room that offers warm colors to relax, a gas fireplace for those cold winter evenings and an array of light from the large windows. Upstairs boasts new carpet Dec '19, large master suite with plenty of space, a walk in closet and two additional bedrooms on the opposite end of the hall. Finishing off this delightful home is a fin. basement with powder bath, and space for a gameroom, home gym, football/b-ball watching parties or more!

6. 2019-12-10
   historical Active/Pending 996-char remark

   Show marketing remark (996 chars)

   This home will NOT last! Location, price, presentation! This one has it all! Loads of charm and warmth envelope you as soon as you enter with the lovely decor and color palette. The large dining room off the entry is the perfect space for hosting large gatherings. Beautiful hardwood floors flow throughout the main level that are low maintenance and popular for the particular buyer. The large kitchen offers a center island, freshly painted grey cabinets, appliance package and a gorgeous view of the deck and tree lined lot. Attached is the spacious living room that offers warm colors to relax, a gas fireplace for those cold winter evenings and an array of light from the large windows. Upstairs boasts new carpet Dec '19, large master suite with plenty of space, a walk in closet and two additional bedrooms on the opposite end of the hall. Finishing off this delightful home is a fin. basement with powder bath, and space for a gameroom, home gym, football/b-ball watching parties or more!

7. 2019-12-06
   listed $249,900 Active 996-char remark

   Show marketing remark (996 chars)

   This home will NOT last! Location, price, presentation! This one has it all! Loads of charm and warmth envelope you as soon as you enter with the lovely decor and color palette. The large dining room off the entry is the perfect space for hosting large gatherings. Beautiful hardwood floors flow throughout the main level that are low maintenance and popular for the particular buyer. The large kitchen offers a center island, freshly painted grey cabinets, appliance package and a gorgeous view of the deck and tree lined lot. Attached is the spacious living room that offers warm colors to relax, a gas fireplace for those cold winter evenings and an array of light from the large windows. Upstairs boasts new carpet Dec '19, large master suite with plenty of space, a walk in closet and two additional bedrooms on the opposite end of the hall. Finishing off this delightful home is a fin. basement with powder bath, and space for a gameroom, home gym, football/b-ball watching parties or more!

8. 2013-04-12
   soldstatus $172,500
9. 2004-06-21
   soldstatus $174,500
10. 2001-04-16
    soldstatus $672,000

ⓘ 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: $4,112 · $343/mo
• Projected year-2 tax: $4,856 · $405/mo
• Expected delta: +$744/yr (+$62/mo · 18.1%)

ⓘ 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 ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,734
• − Mortgage interest: −$20,110
• − Property taxes: −$4,112
• − Insurance: −$1,795
• − Repairs & maintenance: −$2,779
• − Management: −$2,779
• − HOA: −$432
• − Depreciation: −$10,444
• Taxable loss: −$7,716
• Est. tax savings @ 24.0%: +$1,852
• After-tax cash flow: $361/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: Springboro Community City
• NCES district ID: 3905042
• Math proficiency: 77% ▼ -6.00%
• Reading proficiency: 79% ▼ -3.00%
• Median HH income: $101,069
• Composite: 70.88/100
• National rank: #247
• State rank: #42 of 656 in OH

Livability — Springboro

• Score: 81/100
• State rank: #93
• US rank: #1395

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springboro, OH
• County: Warren County · 196,906 people
• City population: 27,545
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 27,545
• Household income: $131,250
• Rent vs Own: 8.8% rent · 91.2% own
• Severe rent burden: 139.0

Population outlook (Warren County) Hauer SSP2

• Today (2025): 248,603 people
• By 2030: 259,345 · +4.3%
• By 2040: 277,666 · +11.7%
• By 2050: 289,599 · +16.5%
• By 2075: 311,681 · +25.4%
• By 2100: 302,738 · +21.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 4% Two or more races 4% Asian 3% Black 2%
• Common ancestry: Romanian 5% Slovak 3% Lithuanian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 93% English-only · Other Asian/Pacific 2% Spanish 2% Other Indo-European 1%

Political lean MEDSL · Warren

• 2024 margin: Solid R (+31.5) · D 33.8% · R 65.3%
• 2008→2024 swing: +4.5pp toward D · 2008: -36.1pp · 2024: -31.5pp
• All cycles: 2024: R+31.5 2020: R+30.8 2016: R+37.6 2012: R+39.5 2008: R+36.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -125.08%
• Current HPI: 221.4007
• Rent YoY: —
• Metro: Cincinnati, OH-KY-IN
• 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

-46.6% since first listed

10 events — show timeline

• 2026-05-29 Pending — Dayton MLS
• 2026-05-27 Listed $359,000 Dayton MLS
• 2020-01-16 Sold (Public Records) $240,000 Public Records
• 2020-01-10 Sold (MLS) $240,000 Dayton MLS
• 2020-01-10 Sold (MLS) $240,000 Dayton MLS
• 2019-12-10 Contingent — Dayton MLS
• 2019-12-06 Listed $249,900 Dayton MLS
• 2013-04-12 Sold (Public Records) $172,500 Public Records
• 2004-06-21 Sold (Public Records) $174,500 Public Records
• 2001-04-16 Sold (Public Records) $672,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $4,112 · -0.2% YoY. Source: county tax records.