517 Buckeye St · Miamisburg, OH 45342

$209,900

4 bd · 2.0 ba · 2,400 sqft · MultiFamily public records · 7 Days on market

Built 1897 4,190 sqft lot Est $197k · 7% over

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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 +25.5/30.0
• DSCR +8.4/10.0
• 1% rule +6.6/10.0
• Schools +4.8/10.0
• ARV discount +4.5/15.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Newly renovated duplex near downtown Miamisburg, Ohio! This prime location offers easy access to dining, highways, and shopping. Both units have undergone a stylish remodel, featuring updated kitchens, modern bathrooms, and fresh flooring. With each side having a rental potential of $1000 per month, this property is a lucrative investment opportunity. Schedule a viewing to experience the convenience and income potential this duplex has to offer!

Key facts

• Fresh flooring
• Rental potential
• Updated kitchens

Tags

• NEWLY RENOVATED DUPLEX
• PRIME LOCATION
• UPDATED KITCHENS
• MODERN BATHROOMS
• FRESH FLOORING
• RENTAL POTENTIAL

Property features AI

Finance

• Financial info: Offered for sale; Multifamily: 2 units in 1 building

Exterior

• Parking: No garage; On-site parking lot; On-street parking available
• Utilities: Public water; Sewer available
• Home design: Two-story building; Frame construction
• Construction: Frame construction
• Exterior features: Porch

Interior

• Bedrooms: Two-bedroom units (property contains 2 units)
• Bathrooms: 2 full bathrooms (total)
• Heating & cooling: Central air conditioning
• Interior features: Partial basement; Basement present

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $210k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive. Per door: $244/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Cap rate 9.1% 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 34% of the median local income ($85k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $56k; list at $210k implies a 275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1897 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1897 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.16% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.98%
• DSCR: 1.44
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $196,800
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
718 E Sycamore St	0.15mi	5/2.0 (+1)	2,563 (+7%)	4mo	$210,000	$82	73
309 Buckeye St	0.16mi	3/2.0 (-1)	2,248 (-6%)	10mo	$195,000	$87	68
532 Buckeye St	0.03mi	4/2.0	2,112 (-12%)	20mo	$191,500	$91	62
434 S 2nd St #432	0.57mi	4/2.0	2,418 (+1%)	12mo	$185,000	$77	62
235 S Main St	0.61mi	4/2.0	2,504 (+4%)	10mo	$176,000	$70	56
114-116 S 5th St	0.24mi	4/3.0	2,622 (+9%)	24mo	$185,000	$71	50
1123 E Maple Ave #1121	0.57mi	4/2.0	2,074 (-14%)	6mo	$215,000	$104	46

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-2,158
• Equity at exit: $31,297

10-year hold

• IRR: 9.0%
• Equity multiple: 1.70×
• Total profit: $41,222
• Equity at exit: $18,148

Cash invested: $58,772 (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: 14.4×

Monthly cashflow live

• Estimated rent: $2,428 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$241 /mo · $2,896/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $489

Break-even live

Break-even rent $1,809

Max offer price $209,900

Occupancy floor 75%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,428
Total (2 units)			$2,428

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 S 6th St Miamisburg, OH	4.0	2.0	1752	$1,856	$1.06	44d	1	0.19mi

Listing history 6 events

1. 2026-06-18
   days on market $209,900 Active 7 DOM
2. 2026-06-17
   days on market $209,900 Active 6 DOM
3. 2026-06-16
   days on market $209,900 Active 5 DOM
4. 2026-06-15
   days on market $209,900 Active 4 DOM
5. 2026-06-14
   remarks 449-char remark
6. 2026-06-14
   listed $209,900 Active 2 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: $2,896 · $241/mo
• Projected year-2 tax: $3,085 · $257/mo
• Expected delta: +$189/yr (+$16/mo · 6.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,136
• − Mortgage interest: −$11,758
• − Property taxes: −$2,896
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,331
• − Management: −$2,331
• − Depreciation: −$6,106
• Taxable income: $2,665
• Est. tax owed @ 24.0%: −$640
• After-tax cash flow: $5,224/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

+274.8% since first listed

2 events — show timeline

• 2026-06-11 Listed $209,900 Dayton MLS
• 2005-01-03 Sold (Public Records) $56,000 Public Records

Property tax history

-4.6%/yr

Latest (2025): $2,896 · -0.2% YoY. Source: county tax records.