7069 Harshmanville Rd · Huber Heights, OH 45424

$164,900

4 bd · 2.0 ba · 1,404 sqft · SingleFamily · 86 Days on market

Built 1961 Fair condition 0.27 ac lot $117/sqft · 26% below area Est $222k · 26% under ↓ 20% since listing

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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 +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.4/10.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 7069 Harshmanville Rd, Huber Heights, OH — a move-in ready 1-story ranch offering space, comfort, and great curb appeal! With 1,404 sq ft, this well-maintained home features 4 bedrooms and 2 full baths, providing flexible space for family, guests, or a home office. The attractive exterior, inviting landscaping, and 1-car garage create a warm first impression from the moment you arrive. Inside, you’ll love the neutral color palette and abundance of natural light that make every room feel bright and welcoming. The functional kitchen comes equipped with a refrigerator and range, plus a convenient closet pantry for added storage. A connected dining area makes everyday meals and entertaining easy. All bedrooms are comfortably sized with cozy carpeting, creating relaxing retreats at the end of the day. The thoughtful layout maximizes space while maintaining a practical, easy-flow design. Step outside to enjoy the fenced backyard — perfect for pets, play, or outdoor gatherings. If you’re looking for a spacious ranch with charm, functionality, and move-in ready appeal, this one checks all the boxes!

Key facts

• Move-in ready
• Functional kitchen
• Inviting landscaping

Tags

• MOVE-IN READY
• FENCED BACKYARD
• FUNCTIONAL KITCHEN
• INVITING LANDSCAPING
• CONNECTED DINING AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $82 ($982/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 $155k (6.2% below list).
• Recommended offer: $155k (6.2% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.5% in Huber Heights — 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 71/100 on livability (#436 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, health & safety F.
• Huber Heights City (suburban): math 29% / reading 47% proficiency, ranked #544 of 656 in OH (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 194 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 86 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Recommended offer $154,614 (6.2% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 6.89%
• Cash-on-cash: 2.13%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $222,484
• List price: $164,900
• Delta: -25.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7176 Klyemore Dr	0.28mi	4/1.0	1,351 (-4%)	1mo	$209,000	$155	76
7287 Claircrest Dr	0.36mi	3/2.0 (-1)	1,462 (+4%)	1mo	$253,000	$173	70
5424 Coleraine Dr	0.63mi	4/2.0	1,404 (0%)	1mo	$200,000	$142	69
6033 Leycross Dr	0.16mi	4/2.0	1,579 (+12%)	4mo	$219,900	$139	68
7336 Cohasset Dr	0.42mi	3/2.0 (-1)	1,462 (+4%)	1mo	$260,000	$178	68
6204 Alter Rd	0.62mi	4/2.0	1,404 (0%)	4mo	$203,000	$145	68
7431 Troy Manor Rd	0.50mi	3/2.0 (-1)	1,462 (+4%)	2mo	$175,000	$120	63
6601 Grovehill Dr	0.42mi	4/2.0	1,579 (+12%)	2mo	$205,000	$130	58
5926 Chambersburg Rd	0.62mi	3/1.0 (-1)	1,350 (-4%)	0mo	$185,000	$137	55
7619 Bassett Dr	0.63mi	3/1.0 (-1)	1,350 (-4%)	2mo	$140,000	$104	54
6508 Hemingway Rd	0.71mi	4/2.0	1,579 (+12%)	3mo	$240,000	$152	44
7670 Stancrest Dr	0.72mi	3/1.5 (-1)	1,266 (-10%)	1mo	$165,000	$130	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 · 0.23% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.44×
• Total profit: $-25,677
• Equity at exit: $24,587

10-year hold

• IRR: -13.6%
• Equity multiple: 0.31×
• Total profit: $-31,829
• Equity at exit: $14,258

Cash invested: $46,172 (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 45424

• Rents YoY: 0.2%
• Active inventory: 194
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,546 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,474/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $82

Break-even live

Break-even rent $1,443

Max offer price $164,900

Occupancy floor 90%

Sensitivity live

Price	-10% $196	-5% $139	+0% $82	+5% $25	+10% $-32
Rent	-10% $-40	-5% $21	+0% $82	+5% $143	+10% $204
Rate	-1.0pp $165	-0.5pp $124	base $82	+0.5pp $39	+1.0pp $-4

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6324 Larcomb Dr Dayton, OH	3.0	2.0	1483	$2,200	$1.48	44d	1	0.30mi
6752 Hubbard Dr Dayton, OH	3.0	2.0	1376	$1,395	$1.01	44d	1	0.31mi
6301 Holbrook Dr Dayton, OH	3.0	2.0	1080	$1,345	$1.25	24d	1	0.44mi
7560 Mount Hood Dayton, OH	3.0	1.5	1234	$925	$0.75	44d	1	0.59mi
5417 Coleraine Dr Dayton, OH	3.0	2.0	1248	$1,395	$1.12	22d	1	0.62mi
5648 Troy Villa Blvd Huber Heights, OH	3.0	2.0	1409	$1,195	$0.85	44d	1	0.63mi
5698 Troy Villa Blvd Huber Heights, OH	3.0	2.0	1119	$1,195	$1.07	44d	1	0.63mi
6416 Alp Ct Dayton, OH	3.0	2.0	1376	$1,495	$1.09	24d	1	0.66mi
5664 Troy Villa Blvd Huber Heights, OH	3.0	2.0	1119	$1,195	$1.07	24d	1	0.68mi
5670 Taylorsville Rd Dayton, OH	3.0	2.0	1247	$1,145	$0.92	24d	1	0.70mi
7673 Mount Hood Huber Heights, OH	3.0	1.5	1555	$995	$0.64	44d	1	0.74mi
7699 Mount Hood Huber Heights, OH	3.0	1.5	1555	$945	$0.61	44d	1	0.74mi
8100 Mount Snow Dr Dayton, OH	3.0	1.0	915	$1,275	$1.39	15d	1	0.75mi
8142 Mount Snow Dr Dayton, OH	3.0	1.0	933	$1,095	$1.17	44d	1	0.77mi
7811 Mount Hood Dayton, OH	3.0	2.0	1234	$1,145	$0.93	24d	1	0.78mi
7858 Harshmanville Rd Dayton, OH	3.0	1.0	1026	$1,295	$1.26	19d	1	0.80mi
6851 Wayne Estates Blvd Dayton, OH	3.0	1.0–2.5	994	$1,750	$1.76	3d	6	0.80mi
7991 Mount Hood Dayton, OH	3.0	2.0	1234	$1,145	$0.93	24d	1	0.85mi
8195 Mount Carmel St Huber Heights, OH	3.0	1.5	1234	$995	$0.81	44d	1	0.89mi
5219 Robinview Ct Dayton, OH	3.0	2.0	1686	$1,645	$0.98	44d	1	0.90mi
5051 Bluffview Dr Dayton, OH	3.0	2.0	1244	$1,595	$1.28	44d	1	0.91mi
8113 Mount Aetna St Dayton, OH	3.0	1.5	1555	$1,145	$0.74	15d	1	0.91mi
7883 Sebring Dr Dayton, OH	3.0	1.5	1266	$1,595	$1.26	4d	1	0.93mi
6208 Cruxten Dr Dayton, OH	4.0	2.0	1350	$1,800	$1.33	3d	1	0.97mi
5011 Longford Rd Dayton, OH	3.0	2.0	1212	$1,500	$1.24	4d	1	1.08mi
7207 Belle Plain Dr Dayton, OH	3.0	2.0	1139	$1,595	$1.40	44d	1	1.14mi
5896 Harshmanville Rd Dayton, OH	3.0	2.0	1068	$1,345	$1.26	11d	1	1.18mi
7155 Stonehurst Dr Dayton, OH	3.0	1.0	1323	$1,500	$1.13	24d	1	1.25mi
5784 Traymore Dr Dayton, OH	3.0	2.0	1080	$1,525	$1.41	44d	1	1.27mi
4911 Larchview Dr Dayton, OH	3.0	2.0	1339	$1,595	$1.19	4d	1	1.28mi
7611 Blossomview Ct Dayton, OH	3.0	2.0	1339	$1,695	$1.27	3d	1	1.33mi
8356 Indian Mound Dr Dayton, OH	4.0	3.0	1830	$1,895	$1.04	3d	1	1.34mi

Listing history 5 events

1. 2026-05-08
   price $164,900 1146-char remark

   Show marketing remark (1146 chars)

   Welcome to 7069 Harshmanville Rd, Huber Heights, OH — a move-in ready 1-story ranch offering space, comfort, and great curb appeal! With 1,404 sq ft, this well-maintained home features 4 bedrooms and 2 full baths, providing flexible space for family, guests, or a home office. The attractive exterior, inviting landscaping, and 1-car garage create a warm first impression from the moment you arrive. Inside, you’ll love the neutral color palette and abundance of natural light that make every room feel bright and welcoming. The functional kitchen comes equipped with a refrigerator and range, plus a convenient closet pantry for added storage. A connected dining area makes everyday meals and entertaining easy. All bedrooms are comfortably sized with cozy carpeting, creating relaxing retreats at the end of the day. The thoughtful layout maximizes space while maintaining a practical, easy-flow design. Step outside to enjoy the fenced backyard — perfect for pets, play, or outdoor gatherings. If you’re looking for a spacious ranch with charm, functionality, and move-in ready appeal, this one checks all the boxes!

2. 2026-04-23
   price $179,900 1146-char remark

   Show marketing remark (1146 chars)

   Welcome to 7069 Harshmanville Rd, Huber Heights, OH — a move-in ready 1-story ranch offering space, comfort, and great curb appeal! With 1,404 sq ft, this well-maintained home features 4 bedrooms and 2 full baths, providing flexible space for family, guests, or a home office. The attractive exterior, inviting landscaping, and 1-car garage create a warm first impression from the moment you arrive. Inside, you’ll love the neutral color palette and abundance of natural light that make every room feel bright and welcoming. The functional kitchen comes equipped with a refrigerator and range, plus a convenient closet pantry for added storage. A connected dining area makes everyday meals and entertaining easy. All bedrooms are comfortably sized with cozy carpeting, creating relaxing retreats at the end of the day. The thoughtful layout maximizes space while maintaining a practical, easy-flow design. Step outside to enjoy the fenced backyard — perfect for pets, play, or outdoor gatherings. If you’re looking for a spacious ranch with charm, functionality, and move-in ready appeal, this one checks all the boxes!

3. 2026-04-16
   price $189,900 1146-char remark

   Show marketing remark (1146 chars)

   Welcome to 7069 Harshmanville Rd, Huber Heights, OH — a move-in ready 1-story ranch offering space, comfort, and great curb appeal! With 1,404 sq ft, this well-maintained home features 4 bedrooms and 2 full baths, providing flexible space for family, guests, or a home office. The attractive exterior, inviting landscaping, and 1-car garage create a warm first impression from the moment you arrive. Inside, you’ll love the neutral color palette and abundance of natural light that make every room feel bright and welcoming. The functional kitchen comes equipped with a refrigerator and range, plus a convenient closet pantry for added storage. A connected dining area makes everyday meals and entertaining easy. All bedrooms are comfortably sized with cozy carpeting, creating relaxing retreats at the end of the day. The thoughtful layout maximizes space while maintaining a practical, easy-flow design. Step outside to enjoy the fenced backyard — perfect for pets, play, or outdoor gatherings. If you’re looking for a spacious ranch with charm, functionality, and move-in ready appeal, this one checks all the boxes!

4. 2026-04-13
   price $194,900 1146-char remark

   Show marketing remark (1146 chars)

   Welcome to 7069 Harshmanville Rd, Huber Heights, OH — a move-in ready 1-story ranch offering space, comfort, and great curb appeal! With 1,404 sq ft, this well-maintained home features 4 bedrooms and 2 full baths, providing flexible space for family, guests, or a home office. The attractive exterior, inviting landscaping, and 1-car garage create a warm first impression from the moment you arrive. Inside, you’ll love the neutral color palette and abundance of natural light that make every room feel bright and welcoming. The functional kitchen comes equipped with a refrigerator and range, plus a convenient closet pantry for added storage. A connected dining area makes everyday meals and entertaining easy. All bedrooms are comfortably sized with cozy carpeting, creating relaxing retreats at the end of the day. The thoughtful layout maximizes space while maintaining a practical, easy-flow design. Step outside to enjoy the fenced backyard — perfect for pets, play, or outdoor gatherings. If you’re looking for a spacious ranch with charm, functionality, and move-in ready appeal, this one checks all the boxes!

5. 2026-02-25
   listed $204,900 Active 1146-char remark

   Show marketing remark (1146 chars)

   Welcome to 7069 Harshmanville Rd, Huber Heights, OH — a move-in ready 1-story ranch offering space, comfort, and great curb appeal! With 1,404 sq ft, this well-maintained home features 4 bedrooms and 2 full baths, providing flexible space for family, guests, or a home office. The attractive exterior, inviting landscaping, and 1-car garage create a warm first impression from the moment you arrive. Inside, you’ll love the neutral color palette and abundance of natural light that make every room feel bright and welcoming. The functional kitchen comes equipped with a refrigerator and range, plus a convenient closet pantry for added storage. A connected dining area makes everyday meals and entertaining easy. All bedrooms are comfortably sized with cozy carpeting, creating relaxing retreats at the end of the day. The thoughtful layout maximizes space while maintaining a practical, easy-flow design. Step outside to enjoy the fenced backyard — perfect for pets, play, or outdoor gatherings. If you’re looking for a spacious ranch with charm, functionality, and move-in ready appeal, this one checks all the boxes!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,554
• − Mortgage interest: −$9,237
• − Property taxes: −$2,474
• − Insurance: −$824
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − Depreciation: −$4,797
• Taxable loss: −$1,747
• Est. tax savings @ 24.0%: +$419
• After-tax cash flow: $1,402/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.

Condition & rehab AI · 12 photos

Fair 45/100 Cosmetic rehab

This move-in ready 1-story ranch has fair condition with some cosmetic repairs needed, such as exterior paint and carpet replacement.

Repairs flagged

• Minor Exterior paint — Some wear on exterior
• Minor Carpet — Some wear on carpet

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal
• Rental Replace carpet — Improves comfort and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior paint · Some wear on exterior	Minor	$500–3,000
Carpet · Some wear on carpet	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal ↑
• Rental Replace carpet — Improves comfort and appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Huber Heights City
• NCES district ID: 3904875
• Math proficiency: 29% ▼ -22.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $55,943
• Composite: 33.33/100
• National rank: #5499
• State rank: #544 of 656 in OH

Livability — Huber Heights

• Score: 71/100
• State rank: #436
• US rank: #7187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huber Heights, OH
• County: Montgomery County · 459,541 people
• City population: 50,725
• Metro: Dayton-Kettering, OH
• Population (ZIP): 50,725
• Household income: $80,605
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 911.0

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 (71%)
• Race & ethnicity: White 71% Black 15% Two or more races 8% Hispanic / Latino 5% Asian 3%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 7% · Canada, Vietnam, South Korea
• Languages at home: 91% English-only · Spanish 3% Other Asian/Pacific 2% Tagalog/Filipino 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: ▼ -228.44%
• Current HPI: 161.8116
• Rent YoY: ▲ 0.23%
• 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

-19.5% since first listed

5 events — show timeline

• 2026-05-08 Price Changed $164,900 Dayton MLS
• 2026-04-23 Price Changed $179,900 Dayton MLS
• 2026-04-16 Price Changed $189,900 Dayton MLS
• 2026-04-13 Price Changed $194,900 Dayton MLS
• 2026-02-25 Listed $204,900 Dayton MLS