4514 Derwent Dr · Riverside, OH 45431

$94,900

2 bd · 1.0 ba · 924 sqft · SingleFamily public records · 7 Days on market

Built 1956 8,686 sqft lot $103/sqft · 6% above area Est $90k · 6% 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 +26.5/30.0
• DSCR +9.1/10.0
• 1% rule +5.8/10.0
• ARV discount +5.0/15.0
• Rent growth +3.9/5.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable opportunity with tons of potential! This 3 bedroom, 1 bath home offers 924 square feet and sits on a rare double lot, providing a yard that is significantly larger than surrounding properties. With some updating, this home could truly shine. Great opportunity for first-time buyers, investors, or anyone looking for extra outdoor space at an affordable price. Convenient layout, oversized lot, and priced to sell at $94,900. Don’t miss this one!

Key facts

• Double lot
• Larger yard
• Outdoor space

Tags

• DOUBLE LOT
• LARGER YARD
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 9.5% vs local median 4.9% in Riverside — 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 64/100 on livability (#775 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D+, amenities D.
• Mad River Local (suburban): math 34% / reading 50% proficiency, ranked #531 of 656 in OH (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Stebbins High School (math 9% / reading 56%, grade F, #604 of 781 statewide, top 77%, 1,091 students, 51% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: Rents rising fast (+5.8%/yr); 129 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent is only 15% of the median local income ($83k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $3k 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 + 5.8% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,900

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.08% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.40%
• DSCR: 1.51
• GRM: 7.7

CMA / ARV

• ARV (median comp): $89,944
• List price: $94,900
• Delta: 5.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
525 Blue Bell Rd	0.19mi	2/1.0	816 (-12%)	1mo	$110,000	$135	71
431 N Garland Ave	0.54mi	2/1.0	997 (+8%)	3mo	$123,000	$123	59
231 N Westview Ave	0.72mi	3/1.0 (+1)	960 (+4%)	0mo	$160,000	$167	55
335 N Garland Ave	0.63mi	3/1.0 (+1)	864 (-6%)	1mo	$130,000	$150	54
246 N Delmar Ave	0.71mi	3/1.0 (+1)	922 (-0%)	11mo	$117,500	$127	52
238 N Cherrywood Ave	0.57mi	3/1.0 (+1)	998 (+8%)	4mo	$129,000	$129	51
254 N Wright Ave	0.60mi	3/1.0 (+1)	998 (+8%)	3mo	$140,000	$140	51
255 N Cherrywood Ave	0.56mi	3/1.0 (+1)	998 (+8%)	7mo	$115,000	$115	50
437 N Wright Ave	0.48mi	3/2.0 (+1)	1,023 (+11%)	4mo	$150,000	$147	47
1321 Woodley Rd	0.71mi	3/2.0 (+1)	960 (+4%)	5mo	$115,000	$120	47
247 N Cherrywood Ave	0.57mi	3/1.0 (+1)	998 (+8%)	11mo	$140,000	$140	46
228 N Cherrywood Ave	0.58mi	3/1.5 (+1)	998 (+8%)	9mo	$154,900	$155	45

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 · 5.79% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-4,112
• Equity at exit: $14,150

10-year hold

• IRR: 8.7%
• Equity multiple: 1.75×
• Total profit: $20,036
• Equity at exit: $8,205

Cash invested: $26,572 (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 45431

• Home prices YoY: -35.0%
• Rents YoY: 5.8%
• Active inventory: 129
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,023 high
• Mortgage (P&I): −$498
• Tax from tax record: −$19 /mo · $226/yr
• Insurance: −$40
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $130

Break-even live

Break-even rent $859

Max offer price $94,900

Occupancy floor 82%

Sensitivity live

Price	-10% $184	-5% $157	+0% $130	+5% $103	+10% $76
Rent	-10% $49	-5% $90	+0% $130	+5% $170	+10% $211
Rate	-1.0pp $178	-0.5pp $154	base $130	+0.5pp $105	+1.0pp $80

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4843 Northcliff Dr Unit 4857-3 Dayton, OH	1.0	1.0	750	$550	$0.73	25d	1	0.31mi
423 Briarwood Ave #2 Dayton, OH	1.0	1.0	650	$700	$1.08	46d	1	0.32mi
423 Briarwood Ave Apt 8 Dayton, OH	1.0	1.0	650	$700	$1.08	5d	1	0.33mi
4880 Springfield St Dayton, OH	1.0	1.0	775	$550	$0.71	46d	2	0.35mi
4880 Springfield St Unit 4860-1 Dayton, OH	1.0	1.0	600	$700	$1.17	25d	1	0.35mi
334 Blackwood Ave Unit 3 Dayton, OH	2.0	1.0	1000	$850	$0.85	5d	1	0.39mi
334 Blackwood Ave Unit 2 Dayton, OH	2.0	1.0	1000	$850	$0.85	25d	1	0.39mi
211 N Cherrywood Ave Unit 2 Dayton, OH	2.0	1.0	950	$795	$0.84	5d	1	0.61mi
144 N Quentin Ave Dayton, OH	3.0	1.0	1038	$1,600	$1.54	46d	1	0.68mi
3719 E 3rd St Unit 3717 Dayton, OH	3.0	1.0	1092	$1,100	$1.01	4d	1	0.93mi
11 S Sperling Ave Dayton, OH	1.0	1.0	650	$725	$1.12	25d	1	1.08mi
4403 Burkhardt Ave Dayton, OH	3.0	1.0–2.0	800	$933	$1.17	4d	1	1.11mi
3605 E 5th St Unit D Dayton, OH	1.0	1.0	600	$725	$1.21	16d	1	1.18mi
4644 Burkhardt Ave Dayton, OH	1.0–2.0	1.0	725	$1,095	$1.51	4d	9	1.19mi
101 N Irwin St Dayton, OH	2.0	1.0	900	$1,100	$1.22	5d	1	1.23mi
210 S Hedges St Dayton, OH	2.0	1.5	1048	$1,045	$1.00	23d	1	1.30mi
515 Mertland Ave Dayton, OH	2.0	1.0	876	$950	$1.08	25d	1	1.34mi
517 Mertland Ave Dayton, OH	2.0	1.0	876	$875	$1.00	16d	1	1.34mi
1704 Huffman Ave Unit 1706 Huffman Dayton, OH	2.0	1.0	896	$900	$1.00	5d	1	1.38mi
224 S Irwin St Unit 226 Dayton, OH	2.0	1.0	992	$900	$0.91	5d	1	1.42mi
1762 Suman Ave Dayton, OH	2.0	1.0	804	$1,150	$1.43	23d	1	1.44mi
1770 Suman Ave Dayton, OH	2.0	1.0	904	$1,145	$1.27	46d	1	1.44mi
1818 Suman Ave Unit B Dayton, OH	1.0	1.0	552	$750	$1.36	16d	1	1.44mi
504 S Garland Ave Dayton, OH	1.0	1.0	606	$725	$1.20	46d	1	1.47mi
1671 Gummer Ave Dayton, OH	2.0	1.0	704	$1,100	$1.56	4d	1	1.48mi
1356 Huffman Ave Unit 1356 Dayton, OH	2.0	1.0	864	$975	$1.13	46d	1	1.49mi

Listing history 1 events

1. 2026-05-12
   listed $94,900 Active 462-char remark

ⓘ 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: $226 · $19/mo
• Projected year-2 tax: $853 · $71/mo
• Expected delta: +$627/yr (+$52/mo · 277.3%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AO · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,280
• − Mortgage interest: −$5,316
• − Property taxes: −$226
• − Insurance: −$1,942
• − Repairs & maintenance: −$982
• − Management: −$982
• − Depreciation: −$2,761
• Taxable income: $70
• Est. tax owed @ 24.0%: −$17
• After-tax cash flow: $1,544/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: Mad River Local
• NCES district ID: 3904870
• Math proficiency: 34% ▼ -23.00%
• Reading proficiency: 50% ▼ -8.00%
• Median HH income: $41,560
• Composite: 35.28/100
• National rank: #4972
• State rank: #531 of 656 in OH

Livability — Riverside

• Score: 64/100
• State rank: #775
• US rank: #14045

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverside, OH
• County: Greene County · 132,120 people
• Metro: Dayton-Kettering, OH
• Population (ZIP): 27,951
• Household income: $83,175
• Rent vs Own: 49.6% rent · 50.4% own
• Severe rent burden: 622.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 8% Hispanic / Latino 6% Asian 5% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 6% · South Korea, Canada, Jamaica
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2% Korean 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: ▼ -148.58%
• Current HPI: 276.444
• Rent YoY: ▲ 5.79%
• 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

Property tax history

-8.0%/yr

Latest (2025): $226 · -67.8% YoY. Source: county tax records.