3133 Mountville Dr · Kettering, OH 45440

$1

4 bd · 2.0 ba · 2,127 sqft · SingleFamily public records · 15 Days on market

Built 1973 0.31 ac lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful tri-level in the heart of Kettering. Talk about location…minutes from The Greene and 675 access. Note the updated dimensional shingle roof, vinyl siding and newer windows as you pull up. Talk about a yard with some elbow room. Partially fenced backyard is a plus for animal lovers. Step inside and take note of the combined dining room and living room. Upstairs are 4 bedrooms with 2 full updated baths. One full bath is off the master bedroom. New carpet upstairs and whole house fan should be noted. Head back down into the updated eat-in kitchen with lots of room. Down to the lower level reveals a huge family room with woodburning fireplace, extra bedroom and half bath. Don’t forget to take a peek at the backyard. 2 patios, one covered. Large storage shed. A fantastic place to entertain. Schedule a showing today.

Key facts

• 0.31 acre lot
• 2 garage spots
• Built 1973

Property features AI

Finance

• Other: Auction: Yes; Lease not considered
• HOA & community: No HOA

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer; Natural gas
• Home design: Transitional architectural style; Single-family property
• Construction: Brick and vinyl siding exterior; Shingle roof; Poured foundation; Built on a 0.314-acre lot
• Exterior features: Aluminum windows

Interior

• Kitchen: Kitchen approximately 10 x 10; Dining room approximately 9 x 9
• Bedrooms: 4 bedrooms total; Primary bedroom on level 1 (approx. 10 x 10)
• Bathrooms: 2 full bathrooms; Primary bathroom with shower; One full bathroom on level 1 and one full bathroom on level 2
• Heating & cooling: Forced air heating; Central air conditioning; Water heating: Other
• Interior features: 7 total rooms; Partial basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $1).
• Cap rate 2160395.2% vs local median 4.4% in Kettering — 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 83/100 on livability (#61 in OH, #922 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, cost of living A+; Watch: commute F.
• Kettering City School District (suburban): math 54% / reading 68% proficiency, ranked #277 of 656 in OH (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.3%/yr); 119 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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).
• This rent runs 33% of the median local income ($82k/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 $0 of loan paydown is wiped out by about $0 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.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($0) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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.

Recommended offer $1

Questions for the listing agent

1. Built in 1973 — 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. 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?
4. 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?
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: 227890.00% ✓
• Cap rate: 2160395.20%
• Cash-on-cash: 7715674.67%
• DSCR: 343305.11
• GRM: 0.0

CMA / ARV

• ARV (on-the-fly): $327,558
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3125 Mountville Dr	0.03mi	4/2.5	2,170 (+2%)	2mo	$306,500	$141	92
4147 Wagner Rd	0.19mi	3/2.5 (-1)	2,212 (+4%)	5mo	$190,000	$86	73
2776 Corlington Dr	0.23mi	4/2.0	1,925 (-10%)	2mo	$190,000	$99	72
2716 Hemphill Rd	0.37mi	4/2.5	1,980 (-7%)	3mo	$270,000	$136	67
2749 Hemphill Rd	0.32mi	3/2.0 (-1)	2,298 (+8%)	0mo	$345,000	$150	67
4416 Timberwilde Dr	0.31mi	3/2.0 (-1)	1,949 (-8%)	2mo	$375,000	$192	65
2841 Corlington Dr	0.10mi	3/2.0 (-1)	1,828 (-14%)	4mo	$282,900	$155	64
2447 Hemphill Rd	0.52mi	4/2.5	2,009 (-6%)	6mo	$310,000	$154	60
4324 Clarendon Dr	0.67mi	4/2.5	2,222 (+4%)	3mo	$345,000	$155	57
3072 Leonora Dr	0.55mi	4/2.5	1,961 (-8%)	5mo	$305,000	$156	55
4408 Glenheath Dr	0.56mi	4/2.5	2,387 (+12%)	4mo	$365,000	$153	48
4210 Wallington Dr	0.71mi	4/2.0	1,941 (-9%)	6mo	$349,900	$180	47

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 · 4.35% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 420839.41×
• Total profit: $117,835
• Equity at exit: $0

10-year hold

• IRR: —
• Equity multiple: 941528.41×
• Total profit: $263,628
• Equity at exit: $0

Cash invested: $0 (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 45440

• Rents YoY: 4.3%
• Active inventory: 119

Monthly cashflow live

• Estimated rent: $2,279 high
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $1,800

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3049 E Stroop Rd Dayton, OH	3.0	2.0	1440	$2,300	$1.60	2d	1	0.44mi
4516 Drayton Ct Dayton, OH	3.0	2.0	1442	$2,550	$1.77	11d	1	0.69mi
4341 Frontenac Dr Dayton, OH	3.0	2.5	1814	$2,450	$1.35	2d	1	0.74mi
4360 Wallington Dr Dayton, OH	3.0	2.0	1639	$2,500	$1.53	21d	1	0.79mi
4838 Wilmington Pike Dayton, OH	3.0	2.0	1463	$2,650	$1.81	23d	1	0.79mi
515 Kilkenny Ct Unit NA Sugarcreek Township, OH	3.0	2.0	1500	$2,545	$1.70	14d	1	1.14mi
2833 Nacoma Pl Dayton, OH	3.0	1.0	1728	$1,750	$1.01	2d	1	1.31mi
2816 Nacoma Pl Dayton, OH	4.0	2.0	2016	$1,950	$0.97	2d	1	1.37mi

Listing history 12 events

1. 2026-06-18
   days on market $1 Active 15 DOM
2. 2026-06-17
   days on market $1 Active 14 DOM
3. 2026-06-16
   days on market $1 Active 13 DOM
4. 2026-06-15
   days on market $1 Active 12 DOM
5. 2026-06-14
   days on market $1 Active 10 DOM
6. 2026-06-13
   days on market $1 Active 9 DOM
7. 2026-06-10
   days on market $1 Active 7 DOM
8. 2026-06-09
   days on market $1 Active 6 DOM
9. 2026-06-08
   days on market $1 Active 5 DOM
10. 2026-06-07
    days on market $1 Active 4 DOM
11. 2026-06-05
    remarks 393-char remark
12. 2026-06-05
    listed $1 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 0% 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: $27,347
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$2,188
• − Management: −$2,188
• − Depreciation: −$0
• Taxable income: $22,971
• Est. tax owed @ 24.0%: −$5,513
• After-tax cash flow: $16,091/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: Kettering City School District
• NCES district ID: 3904418
• Math proficiency: 54% ▼ -21.00%
• Reading proficiency: 68% ▼ -9.00%
• Median HH income: $50,353
• Composite: 51.89/100
• National rank: #1653
• State rank: #277 of 656 in OH

Livability — Kettering

• Score: 83/100
• State rank: #61
• US rank: #922

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kettering, OH
• County: Greene County · 132,120 people
• City population: 73,116
• Metro: Dayton-Kettering, OH
• Population (ZIP): 22,358
• Household income: $82,383
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 626.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 9% Black 5% Hispanic / Latino 5% Asian 2%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 3% French/Haitian/Cajun 1% Arabic 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: ▼ -168.53%
• Current HPI: 217.1026
• Rent YoY: ▲ 4.35%
• 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

+98.8% since first listed

17 events — show timeline

• 2026-06-03 Listed $1 Cincy MLS
• 2018-08-23 Sold (Public Records) $184,900 Public Records
• 2018-08-21 Sold (MLS) $184,900 Dayton MLS
• 2018-08-21 Sold (MLS) $184,900 Dayton MLS
• 2018-07-15 Contingent — Dayton MLS
• 2018-07-10 Price Changed $184,900 Dayton MLS
• 2018-06-25 Price Changed $194,900 Dayton MLS
• 2018-06-19 Listed $205,000 Dayton MLS
• 2018-06-13 Sold (Public Records) $205,000 Public Records
• 2018-05-25 Sold (MLS) $205,000 Dayton MLS
• 2018-05-25 Sold (MLS) $205,000 Dayton MLS
• 2018-04-28 Contingent — Dayton MLS
• 2018-04-27 Price Changed $205,000 Dayton MLS
• 2018-04-17 Listed $215,000 Dayton MLS
• 2003-05-28 Sold (Public Records) $157,500 Public Records
• 1997-06-03 Sold (Public Records) $139,900 Public Records
• 1987-11-03 Sold (Public Records) $93,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $5,521 · -0.2% YoY. Source: county tax records.