639 Brookfield Rd · Kettering, OH 45429

$220,000

3 bd · 1.5 ba · 1,247 sqft · SingleFamily public records · 2 Days on market

Built 1952 9,143 sqft lot Est $233k · 6% under

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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).

• Cash flow +12.3/30.0
• ARV discount +10.0/15.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Wowza, this picture perfect brick ranch is sure to please. The owner has meticulously maintained this lovely home. The open floor plan and large picture windows make this home bright and cheery, everyday. The kitchen features loads of cabinet space and solid surface countertops. Many updates and improvements include: roof shingles 2017, water heater 2020, microwave 2020, HVAC system 2021, storage barn and awning. Relax on you rear deck while over looking the park like fenced yard. All of the appliances convey. This property will not disapoint. Conveniently located near shopping, restaraunts, schools, parks and much more.

Key facts

• Open floorplan
• Appliances convey
• Brick ranch

Tags

• BRICK RANCH
• OPEN FLOORPLAN
• LARGE PICTURE WINDOWS
• LOADS OF CABINET SPACE
• SOLID SURFACE COUNTERTOPS
• APPLIANCES CONVEY

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Carport
• Utilities: Public water; Sewer available; Natural gas available
• Home design: One-story brick home; Slab foundation
• Construction: Brick construction
• Exterior features: Lot dimensions approximately 59 x 153 x 59 x 153; Residential zoning

Interior

• Kitchen: Kitchen on the main level (9 x 8)
• Bedrooms: Three bedrooms on the main level (10 x 10; 12 x 11; 12 x 11)
• Bathrooms: One full bathroom; One half bathroom; Two bathrooms on the main level
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Entry/foyer; Living room; Dining room; Breakfast nook; Total of 9 rooms
• Laundry & utility: Main-level laundry room (7 x 6)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-40 ($-479/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (14.3% below list).
• Recommended offer: $189k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: 81 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $48k; list at $220k implies a 354% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $188,594 (14.3% 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. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.86% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.78%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $233,189
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
629 Storms Rd	0.08mi	3/1.5	1,247 (0%)	1mo	$255,000	$204	96
639 Storms Rd	0.07mi	3/2.0	1,286 (+3%)	1mo	$235,000	$183	88
639 Rockhill Ave	0.44mi	3/2.0	1,260 (+1%)	2mo	$275,000	$218	74
3854 Shroyer Rd	0.29mi	2/1.0 (-1)	1,196 (-4%)	2mo	$220,000	$184	71
861 Gardner Rd	0.28mi	3/1.0	1,152 (-8%)	3mo	$230,000	$200	70
614 Lamont Dr	0.50mi	2/1.0 (-1)	1,239 (-1%)	2mo	$232,000	$187	67
516 Oakview Dr	0.34mi	3/1.0	1,138 (-9%)	3mo	$230,000	$202	65
4008 Ackerman Blvd	0.49mi	3/1.0	1,325 (+6%)	2mo	$242,500	$183	63
3209 Carrier Ave	0.58mi	3/1.0	1,204 (-3%)	2mo	$215,000	$179	63
3826 California Ave	0.22mi	2/1.0 (-1)	1,104 (-12%)	3mo	$195,602	$177	61
812 Hollendale Dr	0.62mi	3/1.0	1,340 (+8%)	0mo	$250,000	$187	56
1138 Sharon Ave	0.72mi	3/1.0	1,100 (-12%)	3mo	$225,000	$205	43

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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-38,158
• Equity at exit: $32,803

10-year hold

• IRR: -9.6%
• Equity multiple: 0.41×
• Total profit: $-36,362
• Equity at exit: $19,022

Cash invested: $61,600 (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 45429

• Active inventory: 81
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,886 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$284 /mo · $3,413/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-40

Break-even live

Break-even rent $1,936

Max offer price $212,948

Occupancy floor 97%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508 Schuyler Dr Dayton, OH	3.0	1.0	1120	$2,075	$1.85	3d	1	0.21mi
521 Oakview Dr Dayton, OH	4.0	2.0	1404	$1,995	$1.42	44d	1	0.29mi
562 East Dr Dayton, OH	2.0	1.0	1218	$950	$0.78	3d	1	0.77mi
4421 Grayson St Dayton, OH	3.0	1.0	1040	$1,745	$1.68	23d	1	0.85mi
563 Broad Blvd Dayton, OH	3.0	2.0	1410	$2,100	$1.49	11d	1	0.90mi
2820 Harvey Ave Dayton, OH	2.0	1.0	900	$1,350	$1.50	44d	1	0.90mi
301 Henrich Dr Dayton, OH	3.0	1.0	1040	$1,745	$1.68	3d	1	0.96mi
401 Orangewood Dr Dayton, OH	3.0	1.0	1040	$1,745	$1.68	44d	1	0.99mi
253 Peach Orchard Ave Oakwood, OH	3.0	2.0	1236	$2,075	$1.68	44d	1	1.22mi
2105 Shroyer Rd Oakwood, OH	3.0	2.0	1453	$2,150	$1.48	3d	1	1.23mi
4354 Meadowcroft Rd Dayton, OH	3.0	1.5	1155	$1,600	$1.39	3d	1	1.24mi
1532 Lynnfield Dr Unit 1530 Kettering, OH	2.0	1.0	1000	$1,450	$1.45	23d	1	1.25mi
1901 Shroyer Rd Oakwood, OH	2.0	2.0	1262	$2,000	$1.58	3d	1	1.36mi
3970 Parliament Pl Dayton, OH	1.0–2.0	1.0	774	$1,040	$1.34	3d	3	1.45mi

Listing history 4 events

1. 2026-06-18
   status $220,000 Pending 2 DOM
2. 2026-06-17
   days on market $220,000 Active 2 DOM
3. 2026-06-15
   remarks 629-char remark
4. 2026-06-15
   listed $220,000 Active 1 DOM

ⓘ 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: $3,413 · $284/mo
• Projected year-2 tax: $3,423 · $285/mo
• Expected delta: +$9/yr (+$1/mo · 0.3%)

ⓘ 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,631
• − Mortgage interest: −$12,323
• − Property taxes: −$3,413
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − Depreciation: −$6,400
• Taxable loss: −$4,226
• Est. tax savings @ 24.0%: +$1,014
• After-tax cash flow: $535/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): 26,347
• Household income: $80,210
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 889.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 5% Black 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Italian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 95% English-only · Spanish 2% Arabic 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: ▼ -172.24%
• Current HPI: 274.1505
• 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

+394.4% since first listed

4 events — show timeline

• 2026-06-13 Listed $220,000 Dayton MLS
• 2005-04-29 Sold (Public Records) $48,500 Public Records
• 1988-12-02 Sold (Public Records) $58,500 Public Records
• 1986-11-17 Sold (Public Records) $44,500 Public Records

Property tax history

+2.7%/yr

Latest (2025): $3,413 · -0.2% YoY. Source: county tax records.