19 Gloria Ave · New Lebanon, OH 45345

$183,000

3 bd · 1.0 ba · 1,409 sqft · SingleFamily public records · 1 Days on market

Built 1964 9,204 sqft lot Est $209k · 12% under

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Why this score? — see what drove the C 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 +14.0/30.0
• ARV discount +13.0/15.0
• Appreciation +10.0/10.0
• DSCR +4.2/10.0
• Schools +4.2/10.0
• 1% rule +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming 3 bedroom 1 bath brick ranch sits on a spacious lot. This home has amazing potential for a first time home buyer or for those looking to downsize and is waiting for the perfect person to make it their own.

Key facts

• Three season room
• Brand new roof
• Brick ranch

Tags

• BRICK RANCH
• THREE SEASON ROOM
• BACK PATIO
• BRAND NEW ROOF

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Built-in one-car garage
• Home design: Single-story home
• Construction: Brick and frame construction; Slab foundation
• Exterior features: Residential lot (approx. 52 x 177)

Interior

• Bedrooms: Two main-level bedrooms (approx. 10 x 12 and 10 x 13)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central air conditioning; Forced air heating; Heat pump
• Interior features: Main-level layout

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $183k.

Deal economics

• At list price, monthly cash flow is $23 ($281/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (12.6% below list).
• Recommended offer: $160k (12.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#450 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, amenities F, commute F.
• New Lebanon Local (town): math 43% / reading 56% proficiency, ranked #448 of 656 in OH (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Montgomery County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $51k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $148k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $160,000 (12.6% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
4. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.55%
• DSCR: 1.02
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $208,532
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Gloria Ave	0.00mi	3/1.0	1,409 (0%)	1mo	$187,000	$133	99
224 Perry St	0.13mi	3/1.0	1,377 (-2%)	2mo	$178,000	$129	88
111 Cain St	0.33mi	3/1.0	1,340 (-5%)	1mo	$97,000	$72	76
431 Avon Oak Ct	0.44mi	3/1.5	1,362 (-3%)	6mo	$206,000	$151	67
271 E Main St	0.46mi	3/1.5	1,488 (+6%)	2mo	$210,000	$141	66
107 Laredo Ave	0.48mi	3/1.0	1,503 (+7%)	6mo	$195,000	$130	62
301 Lawson Ave	0.33mi	3/1.5	1,245 (-12%)	3mo	$205,000	$165	61
444 Scarborough Ct	0.65mi	3/1.5	1,350 (-4%)	0mo	$200,000	$148	60
250 E Weaver St	0.45mi	4/2.0 (+1)	1,488 (+6%)	2mo	$230,000	$155	59
419 Rosetta St	0.47mi	3/1.5	1,243 (-12%)	3mo	$185,500	$149	54
432 Scarborough Ct	0.62mi	3/1.5	1,299 (-8%)	5mo	$155,900	$120	52
91 Tarragon Way	0.73mi	3/2.0	1,519 (+8%)	1mo	$238,000	$157	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.7%
• Equity multiple: 2.97×
• Total profit: $101,169
• Equity at exit: $164,861

10-year hold

• IRR: 21.8%
• Equity multiple: 6.79×
• Total profit: $296,771
• Equity at exit: $355,529

Cash invested: $51,240 (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 45345

• Home prices YoY: 8.0%
• Active inventory: 20
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$960
• Tax from tax record: −$205 /mo · $2,456/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $23

Break-even live

Break-even rent $1,570

Max offer price $183,000

Occupancy floor 94%

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: $45,750
• Closing costs: $5,490
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Clinchfield Ct New Lebanon, OH	2.0	2.0	1362	$1,600	$1.17	2d	1	0.62mi

Listing history 7 events

1. 2026-05-06
   status Pending
2. 2026-05-04
   listed $183,000 Active
3. 2022-05-17
   soldstatus $148,000 Closed 219-char remark

   Show marketing remark (219 chars)

   This charming 3 bedroom 1 bath brick ranch sits on a spacious lot. This home has amazing potential for a first time home buyer or for those looking to downsize and is waiting for the perfect person to make it their own.

4. 2022-05-17
   soldstatus $148,000 Sold 219-char remark

   Show marketing remark (219 chars)

   This charming 3 bedroom 1 bath brick ranch sits on a spacious lot. This home has amazing potential for a first time home buyer or for those looking to downsize and is waiting for the perfect person to make it their own.

5. 2022-04-13
   historical Active/Pending 219-char remark

   Show marketing remark (219 chars)

   This charming 3 bedroom 1 bath brick ranch sits on a spacious lot. This home has amazing potential for a first time home buyer or for those looking to downsize and is waiting for the perfect person to make it their own.

6. 2022-04-06
   listed $169,000 Active 219-char remark

   Show marketing remark (219 chars)

   This charming 3 bedroom 1 bath brick ranch sits on a spacious lot. This home has amazing potential for a first time home buyer or for those looking to downsize and is waiting for the perfect person to make it their own.

7. 1978-04-21
   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: $2,456 · $205/mo
• Projected year-2 tax: $2,655 · $221/mo
• Expected delta: +$200/yr (+$17/mo · 8.1%)

ⓘ 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 ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,200
• − Mortgage interest: −$10,251
• − Property taxes: −$2,456
• − Insurance: −$915
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$5,324
• Taxable loss: −$2,817
• Est. tax savings @ 24.0%: +$676
• After-tax cash flow: $957/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: New Lebanon Local
• NCES district ID: 3904871
• Math proficiency: 43% ▼ -19.00%
• Reading proficiency: 56% ▼ -7.00%
• Median HH income: $45,363
• Composite: 41.88/100
• National rank: #3369
• State rank: #448 of 656 in OH

Livability — New Lebanon

• Score: 70/100
• State rank: #450
• US rank: #7342

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Lebanon, OH
• County: Montgomery · 506,435 people
• City population: 5,923
• Metro: Dayton-Kettering-Beavercreek, OH
• Population (ZIP): 5,923
• Household income: $77,279
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 8.9

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 (92%)
• Race & ethnicity: White 92% Two or more races 6% Black 2%
• Common ancestry: Romanian 3% Slovak 1% Scottish 1%
• Foreign-born: 0% · China
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 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: ▲ 27.56%
• Current HPI: 370.29
• 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

+422.9% since first listed

7 events — show timeline

• 2026-05-06 Pending — Dayton MLS
• 2026-05-04 Listed $183,000 Dayton MLS
• 2022-05-17 Sold (MLS) $148,000 Dayton MLS
• 2022-05-17 Sold (MLS) $148,000 Dayton MLS
• 2022-04-13 Contingent — Dayton MLS
• 2022-04-06 Listed $169,000 Dayton MLS
• 1978-04-21 Sold (Public Records) $35,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $2,456 · -0.1% YoY. Source: county tax records.