5862 Brandt Pike · Huber Heights, OH 45424

$179,900

4 bd · 2.0 ba · 1,550 sqft · SingleFamily public records · 87 Days on market

Built 1964 8,276 sqft lot $116/sqft · 10% below area Est $199k · 10% under ↓ 7% since listing

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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 +17.4/30.0
• ARV discount +11.8/15.0
• DSCR +5.4/10.0
• 1% rule +4.5/10.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 5862 Brandt Pike in Dayton! This beautiful single-family home features an attractive brick and siding exterior and a convenient front-entry 2-car garage, offering both curb appeal and functionality. The home sits on a spacious lot with a chain-link fenced yard, providing plenty of room for gardening, entertaining, adding a swing set, or enjoying all of the above. A sliding door from the dining area leads to the backyard where you’ll find a concrete patio, perfect for grilling, outdoor dining, or relaxing with friends and family. Inside, the home features neutral colors, abundant natural light, and comfortable carpeted rooms throughout. The kitchen is especially inviting with luxury dark cabinets that contrast beautifully with light countertops, along with an electric range, refrigerator, dishwasher, and a convenient breakfast bar. The home also includes an interior laundry area and a primary bedroom suite with a private bathroom, offering comfort and convenience. With its spacious yard, attractive features, and move-in ready appeal, this home is a wonderful opportunity in Dayton.

Key facts

• Electric range
• Concrete patio
• Luxury dark cabinets

Tags

• BRICK AND SIDING EXTERIOR
• FRONT-ENTRY 2-CAR GARAGE
• CHAIN-LINK FENCED YARD
• CONCRETE PATIO
• LUXURY DARK CABINETS
• ELECTRIC RANGE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/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 $171k (4.8% below list).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 3.5% in Huber Heights — 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 71/100 on livability (#436 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, health & safety F.
• Huber Heights City (suburban): math 29% / reading 47% proficiency, ranked #544 of 656 in OH (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 194 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• It's been on market 87 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.

Recommended offer $169,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 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 1964 — 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 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 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: 0.95% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.24%
• DSCR: 1.14
• GRM: 8.8

CMA / ARV

• ARV (median comp): $198,786
• List price: $179,900
• Delta: -9.50%
• 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
5975 Rosalie Rd	0.10mi	4/2.0	1,430 (-8%)	1mo	$249,900	$175	81
6042 Ansbury Dr	0.27mi	4/2.0	1,404 (-9%)	3mo	$217,000	$155	70
5701 Belmar Dr	0.15mi	3/2.0 (-1)	1,404 (-9%)	4mo	$128,590	$92	69
5030 Renard Dr	0.37mi	4/2.0	1,444 (-7%)	2mo	$220,000	$152	69
5718 Rousseau Dr	0.27mi	3/2.0 (-1)	1,430 (-8%)	1mo	$220,000	$154	69
5662 Brandt Pike	0.25mi	3/2.0 (-1)	1,404 (-9%)	2mo	$240,000	$171	66
6119 Rosebury Dr	0.36mi	4/2.0	1,701 (+10%)	1mo	$250,000	$147	66
5572 Shady Oak St	0.28mi	3/2.0 (-1)	1,404 (-9%)	2mo	$239,000	$170	65
5171 Fishburg Rd	0.48mi	3/2.0 (-1)	1,404 (-9%)	1mo	$201,000	$143	56
5159 Fishburg Rd	0.51mi	3/2.0 (-1)	1,404 (-9%)	4mo	$234,000	$167	52
5248 Tilbury	0.75mi	4/2.0	1,404 (-9%)	4mo	$216,000	$154	46
5926 Chambersburg Rd	0.68mi	3/1.0 (-1)	1,350 (-13%)	0mo	$185,000	$137	37

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 · 0.23% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.50×
• Total profit: $-25,122
• Equity at exit: $26,824

10-year hold

• IRR: -10.7%
• Equity multiple: 0.43×
• Total profit: $-28,713
• Equity at exit: $15,554

Cash invested: $50,372 (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 45424

• Rents YoY: 0.2%
• Active inventory: 194
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,713 high
• Mortgage (P&I): −$943
• Tax from tax record: −$199 /mo · $2,386/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $136

Break-even live

Break-even rent $1,541

Max offer price $179,900

Occupancy floor 87%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5512 Shady Oak St Dayton, OH	4.0	2.0	1404	$1,645	$1.17	43d	1	0.26mi
5595 Shady Oak St Dayton, OH	3.0	2.0	1080	$1,700	$1.57	2d	1	0.26mi
5257 Powell Rd Dayton, OH	4.0	2.0	1155	$1,850	$1.60	43d	1	0.28mi
5225 Buckner Dr Dayton, OH	3.0	2.0	1080	$1,300	$1.20	2d	1	0.34mi
5896 Harshmanville Rd Dayton, OH	3.0	2.0	1068	$1,345	$1.26	11d	1	0.54mi
5784 Traymore Dr Dayton, OH	3.0	2.0	1080	$1,525	$1.41	43d	1	0.63mi
4028 Hemlock Ct Dayton, OH	3.0	2.5	1312	$2,200	$1.68	2d	1	0.76mi
4034 Hemlock Ct Dayton, OH	3.0	2.5	1312	$2,200	$1.68	2d	1	0.76mi
5269 Harshmanville Rd Dayton, OH	3.0	2.0	1080	$1,525	$1.41	43d	1	0.84mi
5417 Coleraine Dr Dayton, OH	3.0	2.0	1248	$1,395	$1.12	21d	1	0.85mi
5131 Kuder Pl Dayton, OH	3.0	2.0	1080	$1,600	$1.48	2d	1	0.89mi
6416 Alp Ct Dayton, OH	3.0	2.0	1376	$1,495	$1.09	23d	1	0.93mi
6301 Holbrook Dr Dayton, OH	3.0	2.0	1080	$1,345	$1.25	23d	1	0.94mi
5020 Packard Dr Dayton, OH	3.0	2.0	1080	$1,495	$1.38	18d	1	0.98mi
4541 Kapp Dr Dayton, OH	3.0	2.0	1080	$1,800	$1.67	2d	1	0.99mi
6752 Hubbard Dr Dayton, OH	3.0	2.0	1376	$1,395	$1.01	43d	1	1.06mi
6851 Wayne Estates Blvd Dayton, OH	3.0	1.0–2.5	994	$1,750	$1.76	2d	6	1.14mi
6208 Cruxten Dr Dayton, OH	4.0	2.0	1350	$1,800	$1.33	2d	1	1.18mi
4506 Powell Rd Dayton, OH	3.0	2.0	1080	$1,500	$1.39	43d	1	1.20mi
6529 Millhoff Dr Dayton, OH	3.0	2.0	1900	$1,695	$0.89	43d	1	1.28mi
5664 Troy Villa Blvd Huber Heights, OH	3.0	2.0	1119	$1,195	$1.07	23d	1	1.38mi
5698 Troy Villa Blvd Huber Heights, OH	3.0	2.0	1119	$1,195	$1.07	43d	1	1.39mi
5648 Troy Villa Blvd Huber Heights, OH	3.0	2.0	1409	$1,195	$0.85	43d	1	1.46mi
7207 Belle Plain Dr Dayton, OH	3.0	2.0	1139	$1,595	$1.40	43d	1	1.47mi
6291 Leawood Dr Dayton, OH	4.0	2.0	2130	$1,795	$0.84	23d	1	1.49mi

Listing history 11 events

1. 2026-06-09
   status $179,900 Pending 87 DOM
2. 2026-06-08
   days on market $179,900 Active 87 DOM
3. 2026-06-07
   days on market $179,900 Active 86 DOM
4. 2026-06-03
   days on market $179,900 Active 82 DOM
5. 2026-06-02
   days on market $179,900 Active 81 DOM
6. 2026-06-01
   days on market $179,900 Active 80 DOM
7. 2026-05-31
   days on market $179,900 Active 79 DOM
8. 2026-05-08
   price $189,900 1113-char remark

   Show marketing remark (1113 chars)

   Welcome to 5862 Brandt Pike in Dayton! This beautiful single-family home features an attractive brick and siding exterior and a convenient front-entry 2-car garage, offering both curb appeal and functionality. The home sits on a spacious lot with a chain-link fenced yard, providing plenty of room for gardening, entertaining, adding a swing set, or enjoying all of the above. A sliding door from the dining area leads to the backyard where you’ll find a concrete patio, perfect for grilling, outdoor dining, or relaxing with friends and family. Inside, the home features neutral colors, abundant natural light, and comfortable carpeted rooms throughout. The kitchen is especially inviting with luxury dark cabinets that contrast beautifully with light countertops, along with an electric range, refrigerator, dishwasher, and a convenient breakfast bar. The home also includes an interior laundry area and a primary bedroom suite with a private bathroom, offering comfort and convenience. With its spacious yard, attractive features, and move-in ready appeal, this home is a wonderful opportunity in Dayton.

9. 2026-04-16
   price $194,900 1113-char remark

   Show marketing remark (1113 chars)

   Welcome to 5862 Brandt Pike in Dayton! This beautiful single-family home features an attractive brick and siding exterior and a convenient front-entry 2-car garage, offering both curb appeal and functionality. The home sits on a spacious lot with a chain-link fenced yard, providing plenty of room for gardening, entertaining, adding a swing set, or enjoying all of the above. A sliding door from the dining area leads to the backyard where you’ll find a concrete patio, perfect for grilling, outdoor dining, or relaxing with friends and family. Inside, the home features neutral colors, abundant natural light, and comfortable carpeted rooms throughout. The kitchen is especially inviting with luxury dark cabinets that contrast beautifully with light countertops, along with an electric range, refrigerator, dishwasher, and a convenient breakfast bar. The home also includes an interior laundry area and a primary bedroom suite with a private bathroom, offering comfort and convenience. With its spacious yard, attractive features, and move-in ready appeal, this home is a wonderful opportunity in Dayton.

10. 2026-04-13
    price $199,900 1113-char remark

    Show marketing remark (1113 chars)

    Welcome to 5862 Brandt Pike in Dayton! This beautiful single-family home features an attractive brick and siding exterior and a convenient front-entry 2-car garage, offering both curb appeal and functionality. The home sits on a spacious lot with a chain-link fenced yard, providing plenty of room for gardening, entertaining, adding a swing set, or enjoying all of the above. A sliding door from the dining area leads to the backyard where you’ll find a concrete patio, perfect for grilling, outdoor dining, or relaxing with friends and family. Inside, the home features neutral colors, abundant natural light, and comfortable carpeted rooms throughout. The kitchen is especially inviting with luxury dark cabinets that contrast beautifully with light countertops, along with an electric range, refrigerator, dishwasher, and a convenient breakfast bar. The home also includes an interior laundry area and a primary bedroom suite with a private bathroom, offering comfort and convenience. With its spacious yard, attractive features, and move-in ready appeal, this home is a wonderful opportunity in Dayton.

11. 2026-03-13
    listed $204,900 Active 1113-char remark

    Show marketing remark (1113 chars)

    Welcome to 5862 Brandt Pike in Dayton! This beautiful single-family home features an attractive brick and siding exterior and a convenient front-entry 2-car garage, offering both curb appeal and functionality. The home sits on a spacious lot with a chain-link fenced yard, providing plenty of room for gardening, entertaining, adding a swing set, or enjoying all of the above. A sliding door from the dining area leads to the backyard where you’ll find a concrete patio, perfect for grilling, outdoor dining, or relaxing with friends and family. Inside, the home features neutral colors, abundant natural light, and comfortable carpeted rooms throughout. The kitchen is especially inviting with luxury dark cabinets that contrast beautifully with light countertops, along with an electric range, refrigerator, dishwasher, and a convenient breakfast bar. The home also includes an interior laundry area and a primary bedroom suite with a private bathroom, offering comfort and convenience. With its spacious yard, attractive features, and move-in ready appeal, this home is a wonderful opportunity in Dayton.

ⓘ 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: $2,386 · $199/mo
• Projected year-2 tax: $2,596 · $216/mo
• Expected delta: +$210/yr (+$18/mo · 8.8%)

ⓘ 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 ≥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: $20,556
• − Mortgage interest: −$10,077
• − Property taxes: −$2,386
• − Insurance: −$900
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − Depreciation: −$5,233
• Taxable loss: −$1,329
• Est. tax savings @ 24.0%: +$319
• After-tax cash flow: $1,952/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: Huber Heights City
• NCES district ID: 3904875
• Math proficiency: 29% ▼ -22.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $55,943
• Composite: 33.33/100
• National rank: #5499
• State rank: #544 of 656 in OH

Livability — Huber Heights

• Score: 71/100
• State rank: #436
• US rank: #7187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huber Heights, OH
• County: Montgomery County · 459,541 people
• City population: 50,725
• Metro: Dayton-Kettering, OH
• Population (ZIP): 50,725
• Household income: $80,605
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 911.0

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 (71%)
• Race & ethnicity: White 71% Black 15% Two or more races 8% Hispanic / Latino 5% Asian 3%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 7% · Canada, Vietnam, South Korea
• Languages at home: 91% English-only · Spanish 3% Other Asian/Pacific 2% Tagalog/Filipino 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: ▼ -228.44%
• Current HPI: 161.8116
• Rent YoY: ▲ 0.23%
• 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

-7.3% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $189,900 Dayton MLS
• 2026-04-16 Price Changed $194,900 Dayton MLS
• 2026-04-13 Price Changed $199,900 Dayton MLS
• 2026-03-13 Listed $204,900 Dayton MLS

Property tax history

+0.0%/yr

Latest (2025): $2,386 · -0.0% YoY. Source: county tax records.