9175 Bunnell Hill Rd · Springboro, OH 45458

$300,000

3 bd · 1.5 ba · 1,678 sqft · SingleFamily public records · 83 Days on market

Built 1971 0.52 ac lot Est $381k · 21% 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 +18.8/30.0
• ARV discount +15.0/15.0
• Schools +7.1/10.0
• DSCR +5.9/10.0
• 1% rule +4.4/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 9175 Bunnell Hill Road, a classic bi-level style home offering space, character, and a great yard to enjoy. Nestled in Clearcreek Township but located in Springboro City school district, this property benefits from township only taxes & no Springboro city tax. This 3 bedroom, 1.5 bath property features a bright main level with hardwood flooring, a spacious living room/dining area. The lower level is finished, providing a versatile family/rec room or possible 4th bedroom and separate utility room. Outside, the home sits on a large lot with a full back deck. An attached garage and long drive way offer plenty of parking. Move in ready with great bones and classic charm. Bring your style and make it your own! *Please rely on your own room measurements

Key facts

• Great yard
• Large lot
• Township only taxes

Tags

• BI-LEVEL STYLE HOME
• GREAT YARD
• CLEARCREEK TOWNSHIP
• TOWNSHIP ONLY TAXES
• FINISHED LOWER LEVEL
• LARGE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/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 $282k (6.0% below list).
• Recommended offer: $282k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 3.0% in Springboro — 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 81/100 on livability (#93 in OH, #1,395 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: health & safety C-, amenities F, commute F.
• Springboro Community City (rural): math 77% / reading 79% proficiency, ranked #42 of 656 in OH (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.0%/yr); 219 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,224 units permitted in Warren County in 2024 (474 in 5+ unit buildings).
• This rent runs 31% of the median local income ($110k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Warren County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $137k; list at $300k implies a 119% gain — meaningful room to come down on a strong offer.

Recommended offer $282,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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 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: 0.94% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.35%
• DSCR: 1.19
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $380,906
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9175 Bunnell Hill Rd	0.00mi	3/1.5	1,678 (0%)	1mo	$285,000	$170	99
8853 Rockland Ct	0.37mi	3/3.0	1,652 (-2%)	8mo	$410,000	$248	67
159 E Lytle 5 Points Rd	0.30mi	3/2.0	1,901 (+13%)	1mo	$421,000	$221	61
8845 Pebble Ct	0.37mi	3/2.0	1,580 (-6%)	12mo	$405,000	$256	61
233 Crown Pt	0.55mi	3/2.0	1,652 (-2%)	21mo	$375,000	$227	52
372 Laurel Glen Dr	0.52mi	3/2.0	1,786 (+6%)	20mo	$365,500	$205	47
9048 Bedford Ct	0.62mi	3/2.0	1,917 (+14%)	1mo	$450,000	$235	44
90 Crown Point Mdws	0.57mi	3/2.0	1,856 (+11%)	13mo	$390,000	$210	43
58 Patton Dr	0.60mi	3/2.5	1,826 (+9%)	14mo	$480,000	$263	42
9823 Scotch Pine Dr	0.74mi	3/2.0	1,917 (+14%)	2mo	$461,000	$240	38
27 Juniper Ct	0.74mi	3/2.0	1,806 (+8%)	24mo	$398,000	$220	31

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 · 2.04% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.62×
• Total profit: $-31,961
• Equity at exit: $44,731

10-year hold

• IRR: -2.6%
• Equity multiple: 0.83×
• Total profit: $-13,914
• Equity at exit: $25,939

Cash invested: $84,000 (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 45458

• Rents YoY: 2.0%
• Active inventory: 219
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,821 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$226 /mo · $2,710/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $305

Break-even live

Break-even rent $2,436

Max offer price $300,000

Occupancy floor 84%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55 Aime Dr Apt 135-202 Springboro, OH	3.0	2.0	1278	$3,750	$2.93	10d	1	0.87mi
184 Old Pond Rd Springboro, OH	2.0	2.0	1366	$1,849	$1.35	2d	1	1.12mi
10014 Washington Glen Dr Dayton, OH	2.0	2.0	1505	$3,200	$2.13	10d	1	1.34mi
10015 Washington Glen Dr Dayton, OH	3.0	2.0	2013	$3,500	$1.74	2d	1	1.37mi

Listing history 15 events

1. 2026-04-09
   status Pending

   Show marketing remark (772 chars)

   Welcome to 9175 Bunnell Hill Road, a classic bi-level style home offering space, character, and a great yard to enjoy. Nestled in Clearcreek Township but located in Springboro City school district, this property benefits from township only taxes & no Springboro city tax. This 3 bedroom, 1.5 bath property features a bright main level with hardwood flooring, a spacious living room/dining area. The lower level is finished, providing a versatile family/rec room or possible 4th bedroom and separate utility room. Outside, the home sits on a large lot with a full back deck. An attached garage and long drive way offer plenty of parking. Move in ready with great bones and classic charm. Bring your style and make it your own! *Please rely on your own room measurements

2. 2026-04-09
   status Pending 772-char remark

   Show marketing remark (772 chars)

   Welcome to 9175 Bunnell Hill Road, a classic bi-level style home offering space, character, and a great yard to enjoy. Nestled in Clearcreek Township but located in Springboro City school district, this property benefits from township only taxes & no Springboro city tax. This 3 bedroom, 1.5 bath property features a bright main level with hardwood flooring, a spacious living room/dining area. The lower level is finished, providing a versatile family/rec room or possible 4th bedroom and separate utility room. Outside, the home sits on a large lot with a full back deck. An attached garage and long drive way offer plenty of parking. Move in ready with great bones and classic charm. Bring your style and make it your own! *Please rely on your own room measurements

3. 2026-01-16
   listed $300,000 Active

   Show marketing remark (772 chars)

   Welcome to 9175 Bunnell Hill Road, a classic bi-level style home offering space, character, and a great yard to enjoy. Nestled in Clearcreek Township but located in Springboro City school district, this property benefits from township only taxes & no Springboro city tax. This 3 bedroom, 1.5 bath property features a bright main level with hardwood flooring, a spacious living room/dining area. The lower level is finished, providing a versatile family/rec room or possible 4th bedroom and separate utility room. Outside, the home sits on a large lot with a full back deck. An attached garage and long drive way offer plenty of parking. Move in ready with great bones and classic charm. Bring your style and make it your own! *Please rely on your own room measurements

4. 2026-01-16
   listed $300,000 Active 772-char remark

   Show marketing remark (772 chars)

   Welcome to 9175 Bunnell Hill Road, a classic bi-level style home offering space, character, and a great yard to enjoy. Nestled in Clearcreek Township but located in Springboro City school district, this property benefits from township only taxes & no Springboro city tax. This 3 bedroom, 1.5 bath property features a bright main level with hardwood flooring, a spacious living room/dining area. The lower level is finished, providing a versatile family/rec room or possible 4th bedroom and separate utility room. Outside, the home sits on a large lot with a full back deck. An attached garage and long drive way offer plenty of parking. Move in ready with great bones and classic charm. Bring your style and make it your own! *Please rely on your own room measurements

5. 2025-11-30
   historical
6. 2025-11-30
   historical
7. 2025-08-03
   price $315,000
8. 2025-08-03
   price $315,000
9. 2025-08-03
   listed $300,000 Active
10. 2025-08-03
    listed $300,000 Active
11. 2003-10-10
    soldstatus $137,000
12. 2000-04-03
    soldstatus $97,866
13. 2000-04-03
    soldstatus $97,866
14. 1992-11-30
    soldstatus $97,000
15. 1987-05-06
    soldstatus $49,000

ⓘ 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: $2,710 · $226/mo
• Projected year-2 tax: $3,695 · $308/mo
• Expected delta: +$985/yr (+$82/mo · 36.4%)

ⓘ 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 ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,853
• − Mortgage interest: −$16,805
• − Property taxes: −$2,710
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,708
• − Management: −$2,708
• − Depreciation: −$8,727
• Taxable loss: −$1,305
• Est. tax savings @ 24.0%: +$313
• After-tax cash flow: $3,968/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: Springboro Community City
• NCES district ID: 3905042
• Math proficiency: 77% ▼ -6.00%
• Reading proficiency: 79% ▼ -3.00%
• Median HH income: $101,069
• Composite: 70.88/100
• National rank: #247
• State rank: #42 of 656 in OH

Livability — Springboro

• Score: 81/100
• State rank: #93
• US rank: #1395

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 459,541 people
• City population: 27,545
• Metro: Dayton-Kettering, OH
• Population (ZIP): 38,712
• Household income: $110,150
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 818.0

Population outlook (Warren County) Hauer SSP2

• Today (2025): 248,603 people
• By 2030: 259,345 · +4.3%
• By 2040: 277,666 · +11.7%
• By 2050: 289,599 · +16.5%
• By 2075: 311,681 · +25.4%
• By 2100: 302,738 · +21.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 7% Two or more races 7% Asian 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Slovak 3% Romanian 3% Italian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 90% English-only · Other Indo-European 2% Spanish 2% Other Asian/Pacific 2%

Political lean MEDSL · Warren

• 2024 margin: Solid R (+31.5) · D 33.8% · R 65.3%
• 2008→2024 swing: +4.5pp toward D · 2008: -36.1pp · 2024: -31.5pp
• All cycles: 2024: R+31.5 2020: R+30.8 2016: R+37.6 2012: R+39.5 2008: R+36.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -204.98%
• Current HPI: 193.0497
• Rent YoY: ▲ 2.04%
• 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

+512.2% since first listed

15 events — show timeline

• 2026-04-09 Pending — Dayton MLS
• 2026-04-09 Pending — WRIST
• 2026-01-16 Listed $300,000 WRIST
• 2026-01-16 Listed $300,000 Dayton MLS
• 2025-11-30 Listing Removed — WRIST
• 2025-11-30 Listing Removed — Dayton MLS
• 2025-08-03 Price Changed $315,000 Dayton MLS
• 2025-08-03 Price Changed $315,000 WRIST
• 2025-08-03 Listed $300,000 WRIST
• 2025-08-03 Listed $300,000 Dayton MLS
• 2003-10-10 Sold (Public Records) $137,000 Public Records
• 2000-04-03 Sold (Public Records) $97,866 Public Records
• 2000-04-03 Sold (Public Records) $97,866 Public Records
• 1992-11-30 Sold (Public Records) $97,000 Public Records
• 1987-05-06 Sold (Public Records) $49,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,710 · +5.2% YoY. Source: county tax records.