840 Brookfield Rd · Kettering, OH 45429

$174,900

2 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 33 Days on market

Built 1952 9,270 sqft lot Est $223k · 22% 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).

• ARV discount +15.0/15.0
• Cash flow +13.6/30.0
• Schools +5.2/10.0
• 1% rule +4.4/10.0
• Livability +4.2/5.0
• DSCR +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming and inviting property, where comfort meets everyday convenience. From the moment you step inside, you are greeted by a warm, sunlit atmosphere that instantly makes you feel at ease. The thoughtful, straightforward layout maximizes every square foot, offering a seamless flow between the cozy living spaces that are perfect for both quiet relaxation and casual gatherings. Each room features simple, clean lines and classic finishes, providing a beautiful canvas for you to bring your own personal style.

Key facts

• 9,270 sq ft lot
• Built 1952
• Listed 32 days

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Home design: Single-story home
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Residential zoning; Lot dimensions approximately 90 x 103

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Basement (other type)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $11 ($134/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 $164k (6.3% below list).
• Recommended offer: $164k (6.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: 83 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 33 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $163,917 (6.3% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. 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: 0.94% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.27%
• DSCR: 1.01
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $223,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3826 California Ave	0.19mi	2/1.0	1,104 (0%)	3mo	$195,602	$177	89
1138 Sharon Ave	0.55mi	3/1.0 (+1)	1,100 (-0%)	3mo	$225,000	$205	67
516 Oakview Dr	0.45mi	3/1.0 (+1)	1,138 (+3%)	3mo	$230,000	$202	66
3854 Shroyer Rd	0.45mi	2/1.0	1,196 (+8%)	2mo	$220,000	$184	64
629 Storms Rd	0.25mi	3/1.5 (+1)	1,247 (+13%)	1mo	$255,000	$204	59
804 Hollendale Dr	0.58mi	3/1.0 (+1)	1,053 (-5%)	2mo	$251,000	$238	58
3209 Carrier Ave	0.51mi	3/1.0 (+1)	1,204 (+9%)	2mo	$215,000	$179	54
614 Lamont Dr	0.54mi	2/1.0	1,239 (+12%)	2mo	$232,000	$187	53
4320 Renwood Dr	0.73mi	3/2.0 (+1)	1,134 (+3%)	1mo	$285,000	$251	52
3332 Marshall Rd	0.68mi	3/1.5 (+1)	1,036 (-6%)	2mo	$190,000	$183	50
1141 Devon Ave	0.62mi	3/1.0 (+1)	992 (-10%)	1mo	$154,500	$156	49
639 Rockhill Ave	0.51mi	3/2.0 (+1)	1,260 (+14%)	2mo	$275,000	$218	42

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-27,557
• Equity at exit: $26,078

10-year hold

• IRR: -7.3%
• Equity multiple: 0.53×
• Total profit: $-22,790
• Equity at exit: $15,122

Cash invested: $48,972 (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: 83
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,639 high
• Mortgage (P&I): −$917
• Tax from tax record: −$294 /mo · $3,524/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $11

Break-even live

Break-even rent $1,625

Max offer price $174,900

Occupancy floor 94%

Sensitivity live

Price	-10% $110	-5% $61	+0% $11	+5% $-38	+10% $-88
Rent	-10% $-118	-5% $-54	+0% $11	+5% $76	+10% $141
Rate	-1.0pp $99	-0.5pp $56	base $11	+0.5pp $-34	+1.0pp $-80

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	0.41mi
516 Mossoak Dr Unit 520 Mossoak Kettering, OH	1.0	1.0	725	$925	$1.28	45d	1	0.64mi
562 East Dr Dayton, OH	2.0	1.0	1218	$950	$0.78	3d	1	0.82mi
2820 Harvey Ave Dayton, OH	2.0	1.0	900	$1,350	$1.50	45d	1	0.82mi
563 Broad Blvd Dayton, OH	3.0	2.0	1410	$2,100	$1.49	12d	1	0.94mi
4421 Grayson St Dayton, OH	3.0	1.0	1040	$1,745	$1.68	24d	1	0.94mi
301 Henrich Dr Dayton, OH	3.0	1.0	1040	$1,745	$1.68	3d	1	1.04mi
401 Orangewood Dr Dayton, OH	3.0	1.0	1040	$1,745	$1.68	45d	1	1.06mi
1532 Lynnfield Dr Unit 1530 Kettering, OH	2.0	1.0	1000	$1,450	$1.45	24d	1	1.07mi
4354 Meadowcroft Rd Dayton, OH	3.0	1.5	1155	$1,600	$1.39	3d	1	1.09mi
3970 Parliament Pl Dayton, OH	1.0–2.0	1.0	774	$1,040	$1.34	3d	3	1.24mi
2105 Shroyer Rd Oakwood, OH	3.0	2.0	1453	$2,150	$1.48	3d	1	1.27mi
253 Peach Orchard Ave Oakwood, OH	3.0	2.0	1236	$2,075	$1.68	45d	1	1.31mi
539 Corona Ave Unit A Dayton, OH	1.0	1.0	700	$900	$1.29	45d	1	1.33mi
1901 Shroyer Rd Oakwood, OH	2.0	2.0	1262	$2,000	$1.58	3d	1	1.40mi

Listing history 19 events

1. 2026-06-21
   pricedays on market $174,900 Active 33 DOM
2. 2026-06-18
   days on market $184,900 Active 30 DOM
3. 2026-06-17
   days on market $184,900 Active 29 DOM
4. 2026-06-16
   days on market $184,900 Active 28 DOM
5. 2026-06-15
   days on market $184,900 Active 27 DOM
6. 2026-06-14
   days on market $184,900 Active 25 DOM
7. 2026-06-13
   days on market $184,900 Active 24 DOM
8. 2026-06-10
   days on market $184,900 Active 22 DOM
9. 2026-06-09
   days on market $184,900 Active 21 DOM
10. 2026-06-08
    days on market $184,900 Active 20 DOM
11. 2026-06-07
    days on market $184,900 Active 19 DOM
12. 2026-06-05
    days on market $184,900 Active 16 DOM
13. 2026-06-03
    days on market $184,900 Active 15 DOM
14. 2026-06-02
    days on market $184,900 Active 14 DOM
15. 2026-06-01
    days on market $184,900 Active 13 DOM
16. 2026-05-31
    days on market $184,900 Active 12 DOM
17. 2026-05-19
    listed $184,900 Active
18. 2024-01-02
    soldstatus $25,157,500
19. 2021-07-08
    soldstatus $1,951,400

ⓘ 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: $3,524 · $294/mo
• Projected year-2 tax: $3,524 · $294/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 ≥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: $19,670
• − Mortgage interest: −$9,797
• − Property taxes: −$3,524
• − Insurance: −$874
• − Repairs & maintenance: −$1,574
• − Management: −$1,574
• − Depreciation: −$5,088
• Taxable loss: −$2,761
• Est. tax savings @ 24.0%: +$663
• After-tax cash flow: $797/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

-90.5% since first listed

3 events — show timeline

• 2026-05-19 Listed $184,900 Dayton MLS
• 2024-01-02 Sold (Public Records) $25,157,500 Public Records
• 2021-07-08 Sold (Public Records) $1,951,400 Public Records

Property tax history

+3.8%/yr

Latest (2025): $3,524 · -0.2% YoY. Source: county tax records.