915 Carole St · Miamisburg, OH 45342

$144,900

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 36 Days on market

Built 1958 8,276 sqft lot $108/sqft · 25% below area Est $193k · 25% 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 +18.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bigger than it looks! This ranch boasts 1344 SF per county record! If you are a first-time buyer or a person that wants everything on one floor, this home is for you. Situated on a quiet street and close to school! You'll find this home to have a spacious living room, complete with wood flooring and full wall, built in shelving! The wood flooring extends into the dining rm & bdrms! The formal dining rm is adjacent to both the kitchen & family rm addition! The kitchen is larger than most with lots of counter space and cabinetry! There's a pass through to the family rm, convenient! Both the dining rm & kitchen have skylights that add lots of natural lighting! The family rm adds lots of space for relaxing or entertaining! A brick hearth is waiting for you to add a freestanding wood stove! The patio is accessible from the family rm! A small workshop exits to the back yard & the garage has an attached storage rm w/ utility sink! Updates include: interior paint, roof 2007, water heater 2010!

Key facts

• 8,276 sq ft lot
• Garage
• Built 1958

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached one-car garage
• Home design: Single-story home
• Construction: Frame construction
• Exterior features: Residential lot (~0.19 acres)

Interior

• Kitchen: Main level kitchen (approx. 12 x 11)
• Bedrooms: Main level bedrooms (3): 9 x 9; 12 x 10; 12 x 10
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Crawl space basement; Total of 7 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/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 $144k (0.9% below list).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 2.9% in Miamisburg — 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 76/100 on livability (#228 in OH, #3,550 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Miamisburg City (suburban): math 52% / reading 61% proficiency, ranked #338 of 656 in OH (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.3%/yr); 113 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $4k 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 36 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $65k; list at $145k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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 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?
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: 0.99% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.74%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (median comp): $193,418
• List price: $144,900
• Delta: -25.08%
• 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
1020 N Eleventh St	0.21mi	3/1.5	1,348 (+0%)	2mo	$211,000	$157	86
934 Carole St	0.05mi	3/1.0	1,152 (-14%)	1mo	$190,000	$165	73
803 Kercher St	0.35mi	3/1.5	1,427 (+6%)	0mo	$191,000	$134	71
1026 Esther Ave	0.22mi	3/2.0	1,446 (+8%)	5mo	$245,000	$169	68
1019 Richard St	0.14mi	4/1.0 (+1)	1,152 (-14%)	0mo	$190,000	$165	64
1103 Kercher St	0.38mi	3/2.0	1,524 (+13%)	2mo	$269,000	$177	54
948 Kercher St	0.35mi	3/2.0	1,506 (+12%)	6mo	$200,000	$133	54
1102 N Heincke Rd	0.67mi	3/1.0	1,188 (-12%)	2mo	$220,000	$185	48
1109 Sundance Dr	0.57mi	3/1.5	1,508 (+12%)	4mo	$170,000	$113	48
1232 Hollyhill Dr	0.38mi	4/2.0 (+1)	1,152 (-14%)	6mo	$274,900	$239	45
326 N First St	0.72mi	3/1.0	1,520 (+13%)	1mo	$57,420	$38	44
1164 Case Ct	0.63mi	3/2.0	1,167 (-13%)	3mo	$216,000	$185	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 · 3.29% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.63×
• Total profit: $-14,979
• Equity at exit: $21,605

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-834
• Equity at exit: $12,528

Cash invested: $40,572 (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 45342

• Rents YoY: 3.3%
• Active inventory: 113
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,436 high
• Mortgage (P&I): −$760
• Tax from tax record: −$187 /mo · $2,248/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $126

Break-even live

Break-even rent $1,275

Max offer price $144,900

Occupancy floor 86%

Sensitivity live

Price	-10% $208	-5% $167	+0% $126	+5% $85	+10% $44
Rent	-10% $13	-5% $70	+0% $126	+5% $183	+10% $240
Rate	-1.0pp $199	-0.5pp $163	base $126	+0.5pp $89	+1.0pp $51

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
309 Buckeye St Apt 2 Miamisburg, OH	2.0	1.0	1000	$1,350	$1.35	4d	1	0.78mi
28 S 6th St Miamisburg, OH	4.0	2.0	1752	$1,856	$1.06	44d	1	0.84mi
121 S 5th St Unit 121 Miamisburg, OH	3.0	1.0	1512	$1,225	$0.81	15d	1	0.94mi
28 S Main St Unit 301 Miamisburg, OH	2.0	2.0	1200	$1,800	$1.50	3d	1	1.02mi
207 S 2nd St Miamisburg, OH	2.0	1.0	1012	$1,200	$1.19	4d	1	1.07mi
201 S Heincke Rd Miamisburg, OH	2.0	1.0	748	$999	$1.34	2d	5	1.14mi
85 N Gebhart Church Rd Unit G Miamisburg, OH	2.0	1.0	950	$895	$0.94	24d	1	1.33mi
1324 Cherry Hill Dr Apt A Miamisburg, OH	2.0	1.0	900	$1,050	$1.17	44d	1	1.45mi
5080 Pinemount Cir Unit 3x2 Miamisburg, OH	3.0	2.0	1170	$1,099	$0.94	3d	1	1.46mi

Listing history 23 events

1. 2026-06-18
   days on market $144,900 Active 36 DOM
2. 2026-06-17
   days on market $144,900 Active 35 DOM
3. 2026-06-16
   days on market $144,900 Active 34 DOM
4. 2026-06-15
   days on market $144,900 Active 33 DOM
5. 2026-06-14
   pricedays on market $144,900 Active 31 DOM
6. 2026-06-10
   days on market $149,900 Active 28 DOM
7. 2026-06-09
   days on market $149,900 Active 27 DOM
8. 2026-06-08
   days on market $149,900 Active 26 DOM
9. 2026-06-07
   days on market $149,900 Active 25 DOM
10. 2026-06-03
    days on market $149,900 Active 21 DOM
11. 2026-06-02
    days on market $149,900 Active 20 DOM
12. 2026-06-01
    days on market $149,900 Active 19 DOM
13. 2026-05-31
    days on market $149,900 Active 18 DOM
14. 2026-05-13
    listed $149,900 Active 513-char remark
15. 2015-07-14
    soldstatus $64,900
16. 2015-07-10
    soldstatus $64,900 Sold 1024-char remark

    Show marketing remark (1024 chars)

    Bigger than it looks! This ranch boasts 1344 SF per county record! If you are a first-time buyer or a person that wants everything on one floor, this home is for you. Situated on a quiet street and close to school! You'll find this home to have a spacious living room, complete with wood flooring and full wall, built in shelving! The wood flooring extends into the dining rm & bdrms! The formal dining rm is adjacent to both the kitchen & family rm addition! The kitchen is larger than most with lots of counter space and cabinetry! There's a pass through to the family rm, convenient! Both the dining rm & kitchen have skylights that add lots of natural lighting! The family rm adds lots of space for relaxing or entertaining! A brick hearth is waiting for you to add a freestanding wood stove! The patio is accessible from the family rm! A small workshop exits to the back yard & the garage has an attached storage rm w/ utility sink! Updates include: interior paint, roof 2007, water heater 2010!

17. 2015-07-10
    soldstatus $64,900 Closed 1024-char remark

    Show marketing remark (1024 chars)

    Bigger than it looks! This ranch boasts 1344 SF per county record! If you are a first-time buyer or a person that wants everything on one floor, this home is for you. Situated on a quiet street and close to school! You'll find this home to have a spacious living room, complete with wood flooring and full wall, built in shelving! The wood flooring extends into the dining rm & bdrms! The formal dining rm is adjacent to both the kitchen & family rm addition! The kitchen is larger than most with lots of counter space and cabinetry! There's a pass through to the family rm, convenient! Both the dining rm & kitchen have skylights that add lots of natural lighting! The family rm adds lots of space for relaxing or entertaining! A brick hearth is waiting for you to add a freestanding wood stove! The patio is accessible from the family rm! A small workshop exits to the back yard & the garage has an attached storage rm w/ utility sink! Updates include: interior paint, roof 2007, water heater 2010!

18. 2015-06-15
    historical Active/Pending 1024-char remark

    Show marketing remark (1024 chars)

    Bigger than it looks! This ranch boasts 1344 SF per county record! If you are a first-time buyer or a person that wants everything on one floor, this home is for you. Situated on a quiet street and close to school! You'll find this home to have a spacious living room, complete with wood flooring and full wall, built in shelving! The wood flooring extends into the dining rm & bdrms! The formal dining rm is adjacent to both the kitchen & family rm addition! The kitchen is larger than most with lots of counter space and cabinetry! There's a pass through to the family rm, convenient! Both the dining rm & kitchen have skylights that add lots of natural lighting! The family rm adds lots of space for relaxing or entertaining! A brick hearth is waiting for you to add a freestanding wood stove! The patio is accessible from the family rm! A small workshop exits to the back yard & the garage has an attached storage rm w/ utility sink! Updates include: interior paint, roof 2007, water heater 2010!

19. 2015-06-03
    listed $64,900 Active 1024-char remark

    Show marketing remark (1024 chars)

    Bigger than it looks! This ranch boasts 1344 SF per county record! If you are a first-time buyer or a person that wants everything on one floor, this home is for you. Situated on a quiet street and close to school! You'll find this home to have a spacious living room, complete with wood flooring and full wall, built in shelving! The wood flooring extends into the dining rm & bdrms! The formal dining rm is adjacent to both the kitchen & family rm addition! The kitchen is larger than most with lots of counter space and cabinetry! There's a pass through to the family rm, convenient! Both the dining rm & kitchen have skylights that add lots of natural lighting! The family rm adds lots of space for relaxing or entertaining! A brick hearth is waiting for you to add a freestanding wood stove! The patio is accessible from the family rm! A small workshop exits to the back yard & the garage has an attached storage rm w/ utility sink! Updates include: interior paint, roof 2007, water heater 2010!

20. 2015-03-06
    historical
21. 2014-09-12
    listed $74,500
22. 2013-09-01
    historical
23. 2013-05-13
    listed $65,900

ⓘ 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: $2,248 · $187/mo
• Projected year-2 tax: $2,254 · $188/mo
• Expected delta: +$6/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 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,226
• − Mortgage interest: −$8,117
• − Property taxes: −$2,248
• − Insurance: −$724
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$4,215
• Taxable loss: −$835
• Est. tax savings @ 24.0%: +$200
• After-tax cash flow: $1,718/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: Miamisburg City
• NCES district ID: 3904439
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 61% ▼ -7.00%
• Median HH income: $53,394
• Composite: 48.47/100
• National rank: #2128
• State rank: #338 of 656 in OH

Livability — Miamisburg

• Score: 76/100
• State rank: #228
• US rank: #3550

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Miamisburg, OH
• County: Montgomery County · 459,541 people
• City population: 36,152
• Metro: Dayton-Kettering, OH
• Population (ZIP): 36,152
• Household income: $84,907
• Rent vs Own: 34.9% rent · 65.1% own
• Severe rent burden: 790.0

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 (83%)
• Race & ethnicity: White 83% Black 6% Two or more races 4% Asian 4% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 93% English-only · Other Asian/Pacific 3% Spanish 2% Other Indo-European 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: ▼ -183.01%
• Current HPI: 227.3999
• Rent YoY: ▲ 3.29%
• 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

+119.9% since first listed

11 events — show timeline

• 2026-06-12 Price Changed $144,900 Dayton MLS
• 2026-05-13 Listed $149,900 Dayton MLS
• 2015-07-14 Sold (Public Records) $64,900 Public Records
• 2015-07-10 Sold (MLS) $64,900 Dayton MLS
• 2015-07-10 Sold (MLS) $64,900 Dayton MLS
• 2015-06-15 Contingent — Dayton MLS
• 2015-06-03 Listed $64,900 Dayton MLS
• 2015-03-06 Listing Removed — Dayton MLS
• 2014-09-12 Listed $74,500 Dayton MLS
• 2013-09-01 Listing Removed — Dayton MLS
• 2013-05-13 Listed $65,900 Dayton MLS

Property tax history

-0.1%/yr

Latest (2025): $2,248 · -22.7% YoY. Source: county tax records.