824 Boylan Dr · Xenia, OH 45385

$150,000

3 bd · 1.0 ba · 816 sqft · SingleFamily public records · 24 Days on market

Built 1956 5,894 sqft lot Est $164k · 9% 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 +16.8/30.0
• ARV discount +11.3/15.0
• DSCR +5.2/10.0
• 1% rule +4.0/10.0
• 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 MLS

Ranch home with 816 sf of living space (per PRC). This home features a spacious living room with large windows and great natural light, eat-in kitchen, 3 bedrooms and 1 full bath. Partially fenced yard with storage shed and carport to keep your car out of the snow and rain! Purchase this property for as little as 3% down! This property is approved for HomePath Renovation Mortgage Financing.

Key facts

• 5,894 sq ft lot
• Garage
• Built 1956

Tags

• WELL ESTABLISHED NEIGHBORHOOD
• ACCESS TO LOCAL AMENITIES

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached one-car garage; Carport
• Home design: Single-story home
• Construction: Aluminum and vinyl siding; Slab foundation
• Exterior features: Residential zoning; Lot approximately 0.135 acres (approx. 98 x 60)

Interior

• Bedrooms: Three bedrooms on the main level (10 x 10; 10 x 12; 10 x 12)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/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 $135k (9.7% below list).
• Recommended offer: $135k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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.
• Zoned schools: Cox Elementary School (math 37% / reading 47%, grade F, #1,030 of 1,584 statewide, top 66%, 262 students, 0% FRL); Warner Middle School (math 35% / reading 45%, grade F, #511 of 654 statewide, top 79%, 848 students, 0% FRL); Xenia High School (math 25% / reading 63%, grade F, #489 of 781 statewide, top 63%, 985 students, 48% FRL) — zoned schools average 16% FRL vs 50% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.5%/yr); 240 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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.
• Current owner paid $38k; list at $150k implies a 295% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,453 (9.7% below list)

Questions for the listing agent

1. Built in 1956 — 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: 0.90% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.73%
• DSCR: 1.12
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $164,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
855 Boylan Dr	0.04mi	3/1.0	816 (0%)	1mo	$160,000	$196	97
509 Antrim Rd	0.08mi	3/1.0	816 (0%)	5mo	$163,500	$200	92
912 Omard Dr	0.07mi	3/1.0	816 (0%)	6mo	$182,000	$223	92
984 Emmett Dr	0.18mi	3/1.0	816 (0%)	3mo	$183,000	$224	90
1173 Stewart Ave	0.34mi	3/1.0	816 (0%)	2mo	$185,000	$227	82
969 Boylan Dr	0.13mi	2/1.0 (-1)	816 (0%)	8mo	$157,000	$192	82
343 Sheelin Rd	0.32mi	3/1.0	816 (0%)	5mo	$180,000	$221	80
1168 Reid Ave	0.51mi	3/1.0	912 (+12%)	0mo	$183,000	$201	56
1109 S Circle Dr	0.73mi	3/1.0	864 (+6%)	0mo	$189,000	$219	56
1211 June Dr	0.61mi	3/1.0	896 (+10%)	5mo	$175,000	$195	51
1223 June Dr	0.62mi	3/1.0	896 (+10%)	7mo	$176,900	$197	49
1391 June Dr	0.70mi	3/1.0	896 (+10%)	6mo	$150,000	$167	46

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: -9.4%
• Equity multiple: 0.65×
• Total profit: $-14,778
• Equity at exit: $22,365

10-year hold

• IRR: 2.9%
• Equity multiple: 1.23×
• Total profit: $9,845
• Equity at exit: $12,969

Cash invested: $42,000 (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 45385

• Rents YoY: 5.5%
• Active inventory: 240
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,355 high
• Mortgage (P&I): −$787
• Tax from tax record: −$125 /mo · $1,506/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $95

Break-even live

Break-even rent $1,234

Max offer price $150,000

Occupancy floor 88%

Sensitivity live

Price	-10% $180	-5% $138	+0% $95	+5% $53	+10% $11
Rent	-10% $-12	-5% $42	+0% $95	+5% $149	+10% $203
Rate	-1.0pp $171	-0.5pp $134	base $95	+0.5pp $57	+1.0pp $17

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
87 Poe Ln Xenia, OH	3.0	1.0	912	$1,400	$1.54	4d	1	0.45mi
1331 Berwald Dr Xenia, OH	3.0	1.0	896	$1,850	$2.06	4d	1	0.48mi
920 N Detroit St Xenia, OH	2.0	1.0	700	$1,250	$1.79	4d	1	0.63mi
190 Wilson Dr Xenia, OH	2.0	1.0	869	$899	$1.03	16d	1	0.85mi
1077 Frederick Dr Xenia, OH	1.0–2.0	1.0	650	$850	$1.31	45d	2	0.87mi
451 Cincinnati Ave Xenia, OH	3.0	1.0	1024	$1,275	$1.25	16d	1	0.95mi
52 N Collier St Xenia, OH	2.0	1.0	900	$1,050	$1.17	13d	1	0.97mi
50 N Collier St Xenia, OH	4.0	1.0	1100	$1,350	$1.23	13d	1	0.97mi
48 N Collier St Xenia, OH	2.0	1.0	900	$1,050	$1.17	23d	1	0.98mi
398 N Columbus St Xenia, OH	2.0	1.0	1001	$1,195	$1.19	4d	1	1.20mi
237 Park St Xenia, OH	2.0	1.0	798	$1,050	$1.32	4d	1	1.36mi
341 Stelton Rd Xenia, OH	2.0–11.0	1.0	800	$910	$1.14	4d	13	1.36mi

Listing history 26 events

1. 2026-06-21
   days on market $150,000 Active 24 DOM
2. 2026-06-18
   days on market $150,000 Active 21 DOM
3. 2026-06-17
   days on market $150,000 Active 20 DOM
4. 2026-06-16
   days on market $150,000 Active 19 DOM
5. 2026-06-15
   days on market $150,000 Active 18 DOM
6. 2026-06-14
   days on market $150,000 Active 16 DOM
7. 2026-06-13
   days on market $150,000 Active 15 DOM
8. 2026-06-10
   days on market $150,000 Active 13 DOM
9. 2026-06-09
   days on market $150,000 Active 12 DOM
10. 2026-06-08
    days on market $150,000 Active 11 DOM
11. 2026-06-07
    days on market $150,000 Active 10 DOM
12. 2026-06-05
    days on market $150,000 Active 7 DOM
13. 2026-06-03
    days on market $150,000 Active 6 DOM
14. 2026-06-02
    days on market $150,000 Active 5 DOM
15. 2026-06-01
    days on market $150,000 Active 4 DOM
16. 2026-05-31
    days on market $150,000 Active 3 DOM
17. 2026-05-31
    days on market $150,000 Active 2 DOM
18. 2026-05-28
    listed $150,000 Active
19. 2015-05-07
    historical
20. 2015-03-30
    listed $59,900
21. 2013-05-30
    soldstatus $38,000 Closed 394-char remark

    Show marketing remark (394 chars)

    Ranch home with 816 sf of living space (per PRC). This home features a spacious living room with large windows and great natural light, eat-in kitchen, 3 bedrooms and 1 full bath. Partially fenced yard with storage shed and carport to keep your car out of the snow and rain! Purchase this property for as little as 3% down! This property is approved for HomePath Renovation Mortgage Financing.

22. 2013-05-30
    soldstatus $38,000 394-char remark

    Show marketing remark (394 chars)

    Ranch home with 816 sf of living space (per PRC). This home features a spacious living room with large windows and great natural light, eat-in kitchen, 3 bedrooms and 1 full bath. Partially fenced yard with storage shed and carport to keep your car out of the snow and rain! Purchase this property for as little as 3% down! This property is approved for HomePath Renovation Mortgage Financing.

23. 2013-04-16
    historical 394-char remark

    Show marketing remark (394 chars)

    Ranch home with 816 sf of living space (per PRC). This home features a spacious living room with large windows and great natural light, eat-in kitchen, 3 bedrooms and 1 full bath. Partially fenced yard with storage shed and carport to keep your car out of the snow and rain! Purchase this property for as little as 3% down! This property is approved for HomePath Renovation Mortgage Financing.

24. 2013-02-05
    listed $39,899 394-char remark

    Show marketing remark (394 chars)

    Ranch home with 816 sf of living space (per PRC). This home features a spacious living room with large windows and great natural light, eat-in kitchen, 3 bedrooms and 1 full bath. Partially fenced yard with storage shed and carport to keep your car out of the snow and rain! Purchase this property for as little as 3% down! This property is approved for HomePath Renovation Mortgage Financing.

25. 2006-05-22
    soldstatus $72,900
26. 1980-11-28
    soldstatus $30,000

ⓘ 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: $1,506 · $125/mo
• Projected year-2 tax: $1,923 · $160/mo
• Expected delta: +$417/yr (+$35/mo · 27.7%)

ⓘ 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 ≥101°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,254
• − Mortgage interest: −$8,402
• − Property taxes: −$1,506
• − Insurance: −$750
• − Repairs & maintenance: −$1,300
• − Management: −$1,300
• − Depreciation: −$4,364
• Taxable loss: −$1,368
• Est. tax savings @ 24.0%: +$328
• After-tax cash flow: $1,474/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

+400.0% since first listed

9 events — show timeline

• 2026-05-28 Listed $150,000 Dayton MLS
• 2015-05-07 Listing Removed — Dayton MLS
• 2015-03-30 Listed $59,900 Dayton MLS
• 2013-05-30 Sold (MLS) $38,000 Dayton MLS
• 2013-05-30 Sold (MLS) $38,000 Dayton MLS
• 2013-04-16 Listing Removed — Dayton MLS
• 2013-02-05 Listed $39,899 Dayton MLS
• 2006-05-22 Sold (Public Records) $72,900 Public Records
• 1980-11-28 Sold (Public Records) $30,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,506 · +1.8% YoY. Source: county tax records.