1295 June Dr · Xenia, OH 45385

$76,000

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 6 Days on market

Built 1959 7,840 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Property is NOT distressed or Bank-owned, it is being sold as part of an ESTATE. NOTE: There was an interior wall removed to convert to a 2 bedroom but both hall doors and closet still intact- simply replace the wall to take it back to a 3 bedroom. Exterior in good shape, will need interior updates. Washer leaked, insurance remediation team took care of the damage. DETACHED 2 CAR GARAGE. Whole House and termite inspections have been performed and available for your review. Property will sell at live Auction above a LOW minimum bid of ONLY $76,000.00! 10% Buyers Premium in effect. AUCTION: TUESDAY JUNE 23, 2026 4:00 pm EST at the property. Property is shown by appointment. Buyer's Agents wel

Key facts

• 7,840 sq ft lot
• 2 garage spots
• Built 1959

Property features AI

Exterior

• Parking: Has garage; 2-car garage
• Utilities: Public sewer
• Home design: Single-family residence; Residential property; House
• Construction: Built in 1959; Construction materials: Other (see remarks)
• Exterior features: Residential lot (55 x 109); Lot approximately 0.18 acres; Supplied water

Interior

• Kitchen: Kitchen (14 x 12)
• Bedrooms: Bedroom 1 (22 x 11); Bedroom 2 (11 x 11)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Five total rooms; No basement
• Laundry & utility: Utility room (10 x 5)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Cap rate 13.5% vs local median 3.6% in Xenia — 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 75/100 on livability (#244 in OH, #3,892 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: amenities D+, commute F, employment F.
• Xenia Community City (suburban): math 42% / reading 53% proficiency, ranked #478 of 656 in OH (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.5%/yr); 234 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $525 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $30k; list at $76k implies a 153% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $76,000

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.70% ✓
• Cap rate: 13.53%
• Cash-on-cash: 25.86%
• DSCR: 2.15
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $180,096
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1168 Reid Ave	0.15mi	3/1.0 (+1)	912 (+2%)	0mo	$183,000	$201	85
1330 Kylemore Dr	0.16mi	3/1.0 (+1)	864 (-4%)	2mo	$169,000	$196	80
1331 Raybell Dr	0.24mi	3/1.0 (+1)	864 (-4%)	1mo	$189,900	$220	77
1109 S Circle Dr	0.29mi	3/1.0 (+1)	864 (-4%)	0mo	$189,000	$219	75
190 Cato Dr	0.13mi	3/1.0 (+1)	1,008 (+12%)	2mo	$200,000	$198	67
1173 Stewart Ave	0.33mi	3/1.0 (+1)	816 (-9%)	2mo	$185,000	$227	63
1777 Kylemore Dr	0.51mi	3/1.0 (+1)	864 (-4%)	3mo	$165,000	$191	63
1030 Stewart Ave	0.39mi	3/1.5 (+1)	960 (+7%)	2mo	$150,000	$156	61
1529 Bowman Dr	0.28mi	3/1.0 (+1)	1,008 (+12%)	2mo	$188,400	$187	60
855 Boylan Dr	0.61mi	3/1.0 (+1)	816 (-9%)	1mo	$160,000	$196	51
984 Emmett Dr	0.63mi	3/1.0 (+1)	816 (-9%)	3mo	$183,000	$224	48
779 Buckskin Trl	0.54mi	3/1.5 (+1)	999 (+12%)	1mo	$225,000	$225	48

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 · 5.48% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 1.95×
• Total profit: $20,243
• Equity at exit: $11,332

10-year hold

• IRR: 32.1%
• Equity multiple: 4.27×
• Total profit: $69,679
• Equity at exit: $6,571

Cash invested: $21,280 (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 45385

• Rents YoY: 5.5%
• Active inventory: 234
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,292 high
• Mortgage (P&I): −$399
• Tax from tax record: −$132 /mo · $1,584/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $459

Break-even live

Break-even rent $712

Max offer price $76,000

Occupancy floor 60%

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: $19,000
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
87 Poe Ln Xenia, OH	3.0	1.0	912	$1,400	$1.54	2d	1	0.27mi
1331 Berwald Dr Xenia, OH	3.0	1.0	896	$1,850	$2.06	2d	1	0.46mi
451 Cincinnati Ave Xenia, OH	3.0	1.0	1024	$1,275	$1.25	14d	1	0.93mi
85 W 2nd St Unit 4 Xenia, OH	1.0	1.0	932	$790	$0.85	2d	1	1.15mi
341 Stelton Rd Xenia, OH	2.0–11.0	1.0	800	$899	$1.12	2d	13	1.21mi
216 Kansas Dr Xenia, OH	3.0	2.0	1100	$1,600	$1.45	2d	1	1.25mi
920 N Detroit St Apt 11 Xenia, OH	1.0	1.0	650	$850	$1.31	14d	1	1.26mi
920 N Detroit St Xenia, OH	2.0	1.0	700	$1,250	$1.79	2d	1	1.26mi
920 N Detroit St Unit 22 Xenia, OH	1.0	1.0	650	$850	$1.31	43d	1	1.26mi
52 N Collier St Xenia, OH	2.0	1.0	900	$1,050	$1.17	11d	1	1.36mi
48 N Collier St Xenia, OH	2.0	1.0	900	$1,050	$1.17	21d	1	1.36mi
190 Wilson Dr Xenia, OH	2.0	1.0	869	$899	$1.03	14d	1	1.48mi
1047 Frederick Dr Unit 1067 Xenia, OH	1.0	1.0	600	$775	$1.29	3d	1	1.49mi

Listing history 6 events

1. 2026-06-18
   days on market $76,000 Active 6 DOM
2. 2026-06-17
   days on market $76,000 Active 5 DOM
3. 2026-06-16
   days on market $76,000 Active 4 DOM
4. 2026-06-15
   days on market $76,000 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $76,000 Active 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: $1,584 · $132/mo
• Projected year-2 tax: $1,584 · $132/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 ≥100°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,507
• − Mortgage interest: −$4,257
• − Property taxes: −$1,584
• − Insurance: −$380
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$2,211
• Taxable income: $4,594
• Est. tax owed @ 24.0%: −$1,102
• After-tax cash flow: $4,401/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: Xenia Community City
• NCES district ID: 3904515
• Math proficiency: 42% ▼ -16.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $46,206
• Composite: 40.31/100
• National rank: #3752
• State rank: #478 of 656 in OH

Livability — Xenia

• Score: 75/100
• State rank: #244
• US rank: #3892

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Xenia, OH
• County: Greene County · 132,120 people
• City population: 40,617
• Metro: Dayton-Kettering, OH
• Population (ZIP): 40,617
• Household income: $76,564
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 906.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 6% Black 6% Hispanic / Latino 2% Asian 2%
• Common ancestry: Slovak 3% Italian 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Indo-European 1% Spanish 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: ▼ -158.15%
• Current HPI: 239.0473
• Rent YoY: ▲ 5.48%
• 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

+153.3% since first listed

2 events — show timeline

• 2026-06-12 Listed $76,000 WRIST
• 1986-08-01 Sold (Public Records) $30,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,584 · +1.8% YoY. Source: county tax records.