7505 Mount Ranier · Huber Heights, OH 45424

$101,900

2 bd · 1.5 ba · 1,072 sqft · Condo public records · 95 Days on market

Built 1973 $95/sqft · at area comps Est $104k · at est. $163/mo HOA · 14% of rent

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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 +19.4/30.0
• ARV discount +8.5/15.0
• 1% rule +6.7/10.0
• DSCR +6.1/10.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained 2 bedroom, 1.5 bathrooms. Half bath is in the laundry room with washer & dryer, spacious eat in kitchen, & all appliances included. Low condo fee and taxes, make owning this condo cheaper than paying rent. Has a carport for your car, owners are preparing to move in est. 2 weeks. This condo will be ready for you to move in. Great location, close to major shopping, restaurants, WPAFB, medical, I-70, RT 675, I-75, etc.

Key facts

• Close to restaurants
• Close to wpafb
• Great location

Tags

• SPACIOUS EAT IN KITCHEN
• CARPORT
• GREAT LOCATION
• CLOSE TO MAJOR SHOPPING
• CLOSE TO RESTAURANTS
• CLOSE TO WPAFB

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $102k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $102k).
• Recommended offer: $93k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.
• Zoned schools: Rushmore Elementary School (math 31% / reading 45%, grade F, #1,082 of 1,584 statewide, top 68%, 619 students, 55% FRL); Weisenborn Junior High (math 26% / reading 46%, grade F, #541 of 654 statewide, top 83%, 937 students, 55% FRL); Wayne High School (math 14% / reading 53%, grade F, #598 of 781 statewide, top 77%, 1,743 students, 51% FRL).
• Market conditions: Rents flat; 200 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent is only 18% of the median local income ($81k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $705 of loan paydown is wiped out by about $3k 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 95 days — a 9% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $38k; list at $102k implies a 168% gain — meaningful room to come down on a strong offer.

Recommended offer $92,729 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.81%
• DSCR: 1.21
• GRM: 7.1

CMA / ARV

• ARV (median comp): $104,256
• List price: $101,900
• Delta: -2.26%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.23% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.57×
• Total profit: $-12,374
• Equity at exit: $15,194

10-year hold

• IRR: -9.0%
• Equity multiple: 0.52×
• Total profit: $-13,598
• Equity at exit: $8,810

Cash invested: $28,532 (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: 200
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,196 high
• Mortgage (P&I): −$534
• Tax from tax record: −$91 /mo · $1,091/yr
• Insurance: −$42
• HOA: −$163
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $114

Break-even live

Break-even rent $1,052

Max offer price $101,900

Occupancy floor 85%

Sensitivity live

Price	-10% $172	-5% $143	+0% $114	+5% $86	+10% $57
Rent	-10% $20	-5% $67	+0% $114	+5% $162	+10% $209
Rate	-1.0pp $166	-0.5pp $140	base $114	+0.5pp $88	+1.0pp $61

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: $25,475
• Closing costs: $3,057
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7560 Mount Hood Dayton, OH	3.0	1.5	1234	$925	$0.75	45d	1	0.04mi
7618 Mount Hood Dayton, OH	2.0	1.0	1094	$995	$0.91	45d	1	0.08mi
7665 Mount Hood Huber Heights, OH	2.0	2.0	1094	$995	$0.91	25d	1	0.17mi
7701 Mount Hood Huber Heights, OH	2.0	2.0	1094	$995	$0.91	25d	1	0.19mi
7811 Mount Hood Dayton, OH	3.0	2.0	1234	$1,145	$0.93	25d	1	0.24mi
7672 Old Troy Pike Dayton, OH	1.0–2.0	1.0–2.0	887	$1,685	$1.90	4d	16	0.26mi
5670 Taylorsville Rd Dayton, OH	3.0	2.0	1247	$1,145	$0.92	25d	1	0.27mi
8100 Mount Snow Dr Dayton, OH	3.0	1.0	915	$1,275	$1.39	16d	1	0.27mi
8040 Mount Everest St Huber Heights, OH	2.0	1.5	1094	$845	$0.77	45d	1	0.29mi
7991 Mount Hood Dayton, OH	3.0	2.0	1234	$1,145	$0.93	25d	1	0.30mi
8142 Mount Snow Dr Dayton, OH	3.0	1.0	933	$1,095	$1.17	45d	1	0.32mi
8093 Mount Aetna St Dayton, OH	2.0	2.0	1094	$945	$0.86	20d	1	0.33mi
8195 Mount Carmel St Huber Heights, OH	3.0	1.5	1234	$995	$0.81	45d	1	0.36mi
8248 Mount McKinley Dr Dayton, OH	2.0	1.0	933	$1,045	$1.12	12d	1	0.39mi
8197 Mount Washington Dr Dayton, OH	2.0	1.0	933	$995	$1.07	5d	1	0.40mi
8225 Mount McKinley Dr Dayton, OH	2.0	1.0	933	$1,045	$1.12	20d	1	0.41mi
6324 Larcomb Dr Dayton, OH	3.0	2.0	1483	$2,200	$1.48	45d	1	0.48mi
7858 Harshmanville Rd Dayton, OH	3.0	1.0	1026	$1,295	$1.26	20d	1	0.53mi
5051 Bluffview Dr Dayton, OH	3.0	2.0	1244	$1,595	$1.28	45d	1	0.59mi
5648 Troy Villa Blvd Huber Heights, OH	3.0	2.0	1409	$1,195	$0.85	45d	1	0.79mi
6752 Hubbard Dr Dayton, OH	3.0	2.0	1376	$1,395	$1.01	45d	1	0.83mi
5698 Troy Villa Blvd Huber Heights, OH	3.0	2.0	1119	$1,195	$1.07	45d	1	0.83mi
5011 Longford Rd Dayton, OH	3.0	2.0	1212	$1,500	$1.24	5d	1	0.84mi
5664 Troy Villa Blvd Huber Heights, OH	3.0	2.0	1119	$1,195	$1.07	25d	1	0.89mi
7883 Sebring Dr Dayton, OH	3.0	1.5	1266	$1,595	$1.26	5d	1	0.90mi
4911 Larchview Dr Dayton, OH	3.0	2.0	1339	$1,595	$1.19	5d	1	0.94mi
7611 Blossomview Ct Dayton, OH	3.0	2.0	1339	$1,695	$1.27	4d	1	0.99mi
6301 Holbrook Dr Dayton, OH	3.0	2.0	1080	$1,345	$1.25	25d	1	0.99mi
6384 Nightwind Ct Dayton, OH	2.0	2.0	1232	$1,195	$0.97	23d	1	1.04mi
5417 Coleraine Dr Dayton, OH	3.0	2.0	1248	$1,395	$1.12	23d	1	1.11mi
6416 Alp Ct Dayton, OH	3.0	2.0	1376	$1,495	$1.09	25d	1	1.16mi
6851 Wayne Estates Blvd Dayton, OH	3.0	1.0–2.5	994	$1,433	$1.44	4d	6	1.23mi
7155 Stonehurst Dr Dayton, OH	3.0	1.0	1323	$1,500	$1.13	25d	1	1.28mi
6701 Executive Blvd Huber Heights, OH	1.0	1.0	819	$1,524	$1.86	4d	10	1.36mi
6888 Brandt Pike Huber Heights, OH	2.0	1.0	870	$1,100	$1.26	4d	3	1.42mi
7207 Belle Plain Dr Dayton, OH	3.0	2.0	1139	$1,595	$1.40	45d	1	1.46mi

HOA detail condo

• Monthly dues: $163 · $1,956/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $101,900 Active 95 DOM
2. 2026-06-18
   days on market $101,900 Active 92 DOM
3. 2026-06-17
   days on market $101,900 Active 91 DOM
4. 2026-06-16
   days on market $101,900 Active 90 DOM
5. 2026-06-15
   days on market $101,900 Active 89 DOM
6. 2026-06-14
   days on market $101,900 Active 87 DOM
7. 2026-06-13
   days on market $101,900 Active 86 DOM
8. 2026-06-10
   days on market $101,900 Active 84 DOM
9. 2026-06-09
   days on market $101,900 Active 83 DOM
10. 2026-06-08
    days on market $101,900 Active 82 DOM
11. 2026-06-07
    days on market $101,900 Active 81 DOM
12. 2026-06-03
    days on market $101,900 Active 77 DOM
13. 2026-06-02
    days on market $101,900 Active 76 DOM
14. 2026-06-01
    days on market $101,900 Active 75 DOM
15. 2026-05-31
    days on market $101,900 Active 74 DOM
16. 2026-03-18
    listed $101,900 Active 446-char remark

    Show marketing remark (446 chars)

    Well maintained 2 bedroom, 1.5 bathrooms. Half bath is in the laundry room with washer & dryer, spacious eat in kitchen, & all appliances included. Low condo fee and taxes, make owning this condo cheaper than paying rent. Has a carport for your car, owners are preparing to move in est. 2 weeks. This condo will be ready for you to move in. Great location, close to major shopping, restaurants, WPAFB, medical, I-70, RT 675, I-75, etc.

17. 2011-08-02
    soldstatus $38,000
18. 2002-02-15
    soldstatus $38,900
19. 1979-07-23
    soldstatus $27,500

ⓘ 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: $1,091 · $91/mo
• Projected year-2 tax: $1,340 · $112/mo
• Expected delta: +$249/yr (+$21/mo · 22.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°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: $14,357
• − Mortgage interest: −$5,708
• − Property taxes: −$1,091
• − Insurance: −$510
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − HOA: −$1,956
• − Depreciation: −$2,964
• Taxable loss: −$169
• Est. tax savings @ 24.0%: +$41
• After-tax cash flow: $1,414/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: 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

+270.5% since first listed

4 events — show timeline

• 2026-03-18 Listed $101,900 Dayton MLS
• 2011-08-02 Sold (Public Records) $38,000 Public Records
• 2002-02-15 Sold (Public Records) $38,900 Public Records
• 1979-07-23 Sold (Public Records) $27,500 Public Records

Property tax history

+18.8%/yr

Latest (2025): $1,091 · -0.0% YoY. Source: county tax records.