4410 Pebblestone Ct · Beavercreek, OH 45432

$180,000

4 bd · 1.5 ba · 2,184 sqft · SingleFamily public records · 1 Days on market

Built 1974 0.46 ac lot Est $336k · 46% under

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Why this score? — see what drove the D 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 +6.8/30.0
• Schools +6.6/10.0
• Livability +4.4/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in this spacious 4-bedroom, 2.5-bath tri-level home located in a highly desirable neighborhood in Beavercreek! Situated on a large corner lot, this property offers an incredible setting with a private backyard that backs directly to green space of a park, providing peaceful views and added privacy. Inside, you’ll find generous living spaces, a large laundry room, and a screened-in porch perfect for enjoying warm evenings and overlooking the natural surroundings. While the home is in need of updating and repairs, it offers a fantastic floor plan and endless potential for buyers looking to add their own style and build equity. Bring your ideas and imagination—th

Key facts

• 0.46 acre lot
• 2 garage spots
• Built 1974

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached two-car garage
• Home design: Brick construction
• Construction: Brick exterior
• Exterior features: Residential zoning; Lot about 0.46 acres

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Bedroom on lower level; Bedrooms on second level
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Baseboard heating (electric); Central air conditioning
• Interior features: Finished basement; Wood-burning fireplace
• Laundry & utility: Utility room on lower level

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-280 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (27.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (13.9% below list).
• Recommended offer: $130k (27.5% below list) — sets the bar for cash-flow.
• Cap rate 4.4% vs local median 3.2% in Beavercreek — 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 88/100 on livability (#26 in OH, #239 nationally) — a professional / high-income tenant draw. Strengths: employment A+, cost of living A+, housing A+; Watch: commute F.
• Beavercreek City (suburban): math 70% / reading 78% proficiency, ranked #79 of 656 in OH (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Parkwood Elementary School (math 72% / reading 75%, grade A, #311 of 1,584 statewide, top 20%, 551 students, 20% FRL); Herman K Ankeney Middle School (math 69% / reading 77%, grade A, #105 of 654 statewide, top 17%, 704 students, 17% FRL); Beavercreek High School (math 35% / reading 86%, grade C+, #236 of 781 statewide, top 30%, 1,637 students, 13% FRL).
• Market conditions: 47 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 797 units permitted in Greene County in 2024 (148 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $134k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.

Recommended offer $130,458 (27.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.86% ✗
• Cap rate: 4.42%
• Cash-on-cash: -6.68%
• DSCR: 0.70
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $336,336
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1951 Scotch Pine Dr	0.06mi	4/2.5	2,051 (-6%)	6mo	$365,000	$178	78
1919 Willowgreen Dr	0.23mi	4/2.0	2,252 (+3%)	8mo	$334,900	$149	75
4460 Mohave Dr	0.32mi	4/2.0	2,000 (-8%)	3mo	$317,000	$159	67
852 Crestmont Dr	0.67mi	4/1.5	2,198 (+1%)	4mo	$267,000	$121	65
884 Crestmont Dr	0.60mi	4/2.0	2,160 (-1%)	7mo	$265,500	$123	62
1879 Hildreth Dr	0.48mi	4/2.5	2,343 (+7%)	1mo	$360,000	$154	60
1968 N Springcrest Ct	0.57mi	4/2.5	2,256 (+3%)	8mo	$350,000	$155	57
1841 Wilene Dr	0.23mi	4/3.5	1,863 (-15%)	3mo	$305,000	$164	54
1792 Nugget Ct	0.64mi	3/2.5 (-1)	2,268 (+4%)	2mo	$301,500	$133	53
2126 Mohave Dr	0.48mi	5/2.5 (+1)	2,016 (-8%)	3mo	$301,000	$149	53
4733 Harlou Dr	0.72mi	4/2.0	2,026 (-7%)	8mo	$330,000	$163	46
5619 Candlelight Ln	0.74mi	5/3.0 (+1)	2,100 (-4%)	7mo	$305,000	$145	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: -27.7%
• Equity multiple: 0.07×
• Total profit: $-46,846
• Equity at exit: $26,839

10-year hold

• IRR: -25.6%
• Equity multiple: -0.25×
• Total profit: $-63,045
• Equity at exit: $15,563

Cash invested: $50,400 (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 45432

• Active inventory: 47
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$486 /mo · $5,832/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $-280

Break-even live

Break-even rent $1,905

Max offer price $130,458

Occupancy floor —

Sensitivity live

Price	-10% $-179	-5% $-229	+0% $-280	+5% $-331	+10% $-382
Rent	-10% $-403	-5% $-342	+0% $-280	+5% $-219	+10% $-158
Rate	-1.0pp $-190	-0.5pp $-235	base $-280	+0.5pp $-327	+1.0pp $-375

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
819 Gleneagle Dr Dayton, OH	3.0	1.5	1538	$1,550	$1.01	13d	1	0.86mi

Listing history 2 events

1. 2026-06-17
   remarks 687-char remark
2. 2026-06-17
   listed $180,000 Pending 1 DOM

ⓘ 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: $5,832 · $486/mo
• Projected year-2 tax: $5,832 · $486/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 ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,600
• − Mortgage interest: −$10,083
• − Property taxes: −$5,832
• − Insurance: −$900
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$5,236
• Taxable loss: −$6,427
• Est. tax savings @ 24.0%: +$1,543
• After-tax cash flow: $-1,823/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: Beavercreek City
• NCES district ID: 3904724
• Math proficiency: 70% ▼ -9.00%
• Reading proficiency: 78% ▼ -1.00%
• Median HH income: $80,251
• Composite: 65.55/100
• National rank: #469
• State rank: #79 of 656 in OH

Livability — Beavercreek

• Score: 88/100
• State rank: #26
• US rank: #239

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beavercreek, OH
• County: Greene · 199,376 people
• City population: 27,951
• Metro: Dayton-Kettering-Beavercreek, OH
• Population (ZIP): 14,988
• Household income: $83,323
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 9.8

Population outlook (Greene County) Hauer SSP2

• Today (2025): 170,301 people
• By 2030: 171,840 · +0.9%
• By 2040: 171,408 · +0.7%
• By 2050: 167,806 · -1.5%
• By 2075: 154,430 · -9.3%
• By 2100: 138,669 · -18.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 7% Asian 3% Black 3% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Slovak 3% Italian 2%
• Foreign-born: 4% · Canada, India
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Greene

• 2024 margin: R (+19.8) · D 39.5% · R 59.3% · Other 1.2%
• 2008→2024 swing: -1.4pp toward R · 2008: -18.4pp · 2024: -19.8pp
• All cycles: 2024: R+19.8 2020: R+19.5 2016: R+24.5 2012: R+21.8 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -187.81%
• Current HPI: 290.3859
• 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

+33.8% since first listed

3 events — show timeline

• 2026-06-17 Pending — Dayton MLS
• 2026-06-17 Listed $180,000 Dayton MLS
• 1999-12-16 Sold (Public Records) $134,500 Public Records

Property tax history

+3.0%/yr

Latest (2025): $5,832 · +1.0% YoY. Source: county tax records.