1358 Hanes Rd · Beavercreek, OH 45434

$224,900

3 bd · 1.0 ba · 1,617 sqft · SingleFamily public records · 83 Days on market

Built 1948 0.45 ac lot $139/sqft · 24% below area Est $296k · 24% 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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• Schools +6.6/10.0
• 1% rule +4.4/10.0
• Livability +4.4/5.0
• DSCR +4.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the allure of Beavercreek living in this charming single-family residence, offering a serene retreat with modern conveniences. This delightful home, nestled on a generous 0.45-acre lot, provides ample space for outdoor enjoyment and relaxation. Experience the ease of single-story living within its thoughtfully designed 1617 square feet. Step inside to find a comfortable layout that includes three well-appointed bedrooms and a full bathroom, ensuring a harmonious living environment. The kitchen is equipped with essential appliances, including a dishwasher, range, and refrigerator, ready to inspire culinary creations. This property combines the tranquility of a spacious lot with the practicality of a functional home, creating an ideal setting for everyday life. Located in Beavercreek, this address offers a wonderful opportunity to embrace a desirable lifestyle, providing a perfect balance of privacy and accessibility to local amenities.

Key facts

• Single-story living
• 0.45-acre lot
• Spacious lot

Tags

• 0.45-ACRE LOT
• SINGLE-STORY LIVING
• ESSENTIAL APPLIANCES
• SPACIOUS LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $32 ($387/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 $211k (6.0% below list).
• Recommended offer: $211k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 3.2% in Beavercreek — 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 88/100 on livability (#26 in OH, #239 nationally) — a professional / high-income tenant draw. Strengths: schools A+, employment A+, cost of living A+; Watch: commute F.
• Beavercreek City (suburban): math 70% / reading 78% proficiency, ranked #79 of 656 in OH (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 96 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 797 units permitted in Greene County in 2024 (148 in 5+ unit buildings).
• This rent is only 18% of the median local income ($142k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $23k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $211,406 (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 1948 — 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: 6.46%
• Cash-on-cash: 0.61%
• DSCR: 1.03
• GRM: 8.9

CMA / ARV

• ARV (median comp): $296,137
• List price: $224,900
• Delta: -24.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1532 Hanes Rd	0.33mi	3/1.0	1,642 (+2%)	3mo	$156,250	$95	79
2953 Persimmon Ct	0.21mi	3/2.0	1,482 (-8%)	0mo	$298,500	$201	72
3113 Village Ct	0.30mi	3/2.0	1,658 (+2%)	12mo	$324,000	$195	68
2938 Bruce Ct	0.21mi	3/2.0	1,482 (-8%)	7mo	$272,500	$184	66
3159 Windmill Dr	0.49mi	3/2.0	1,549 (-4%)	2mo	$288,000	$186	64
3189 Windmill Dr	0.53mi	3/2.0	1,610 (-0%)	10mo	$260,000	$161	62
1128 Katherine Dr	0.50mi	3/2.0	1,664 (+3%)	10mo	$280,000	$168	60
3178 Lantz Rd	0.48mi	3/2.0	1,702 (+5%)	7mo	$316,000	$186	58
2708 Ater Dr	0.61mi	3/2.0	1,512 (-6%)	1mo	$300,000	$198	56
1482 Fudge Dr	0.63mi	4/2.0 (+1)	1,600 (-1%)	8mo	$300,000	$188	53
2685 Yalonda Ct	0.67mi	3/2.0	1,712 (+6%)	12mo	$307,000	$179	44
2874 Mckay Rd	0.66mi	3/1.0	1,400 (-13%)	12mo	$232,514	$166	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.46×
• Total profit: $-34,307
• Equity at exit: $33,533

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-26,890
• Equity at exit: $19,445

Cash invested: $62,972 (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 45434

• Home prices YoY: -19.6%
• Active inventory: 96
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,114 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$365 /mo · $4,381/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $32

Break-even live

Break-even rent $2,074

Max offer price $224,900

Occupancy floor 93%

Sensitivity live

Price	-10% $160	-5% $96	+0% $32	+5% $-31	+10% $-95
Rent	-10% $-135	-5% $-51	+0% $32	+5% $116	+10% $199
Rate	-1.0pp $145	-0.5pp $89	base $32	+0.5pp $-26	+1.0pp $-85

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1605 N Fairfield Rd Unit Na Dayton, OH	3.0	3.5	1600	$1,950	$1.22	45d	1	0.82mi
3033 Stardust Dr Beavercreek, OH	3.0	2.0	1620	$2,295	$1.42	4d	1	0.91mi

Listing history 31 events

1. 2026-06-21
   days on market $224,900 Active 83 DOM
2. 2026-06-18
   days on market $224,900 Active 80 DOM
3. 2026-06-17
   price $224,900 Active 79 DOM
4. 2026-06-17
   days on market $229,400 Active 79 DOM
5. 2026-06-16
   days on market $229,400 Active 78 DOM
6. 2026-06-15
   days on market $229,400 Active 77 DOM
7. 2026-06-14
   days on market $229,400 Active 75 DOM
8. 2026-06-10
   days on market $229,400 Active 72 DOM
9. 2026-06-09
   days on market $229,400 Active 71 DOM
10. 2026-06-08
    days on market $229,400 Active 70 DOM
11. 2026-06-07
    days on market $229,400 Active 69 DOM
12. 2026-06-03
    days on market $229,400 Active 65 DOM
13. 2026-06-03
    days on market $229,400 Active 64 DOM
14. 2026-06-01
    days on market $229,400 Active 63 DOM
15. 2026-05-31
    days on market $229,400 Active 62 DOM
16. 2026-04-26
    price $229,400 957-char remark

    Show marketing remark (957 chars)

    Discover the allure of Beavercreek living in this charming single-family residence, offering a serene retreat with modern conveniences. This delightful home, nestled on a generous 0.45-acre lot, provides ample space for outdoor enjoyment and relaxation. Experience the ease of single-story living within its thoughtfully designed 1617 square feet. Step inside to find a comfortable layout that includes three well-appointed bedrooms and a full bathroom, ensuring a harmonious living environment. The kitchen is equipped with essential appliances, including a dishwasher, range, and refrigerator, ready to inspire culinary creations. This property combines the tranquility of a spacious lot with the practicality of a functional home, creating an ideal setting for everyday life. Located in Beavercreek, this address offers a wonderful opportunity to embrace a desirable lifestyle, providing a perfect balance of privacy and accessibility to local amenities.

17. 2026-04-01
    price $234,600 957-char remark

    Show marketing remark (957 chars)

    Discover the allure of Beavercreek living in this charming single-family residence, offering a serene retreat with modern conveniences. This delightful home, nestled on a generous 0.45-acre lot, provides ample space for outdoor enjoyment and relaxation. Experience the ease of single-story living within its thoughtfully designed 1617 square feet. Step inside to find a comfortable layout that includes three well-appointed bedrooms and a full bathroom, ensuring a harmonious living environment. The kitchen is equipped with essential appliances, including a dishwasher, range, and refrigerator, ready to inspire culinary creations. This property combines the tranquility of a spacious lot with the practicality of a functional home, creating an ideal setting for everyday life. Located in Beavercreek, this address offers a wonderful opportunity to embrace a desirable lifestyle, providing a perfect balance of privacy and accessibility to local amenities.

18. 2026-03-22
    listed $247,600 Active 957-char remark

    Show marketing remark (957 chars)

    Discover the allure of Beavercreek living in this charming single-family residence, offering a serene retreat with modern conveniences. This delightful home, nestled on a generous 0.45-acre lot, provides ample space for outdoor enjoyment and relaxation. Experience the ease of single-story living within its thoughtfully designed 1617 square feet. Step inside to find a comfortable layout that includes three well-appointed bedrooms and a full bathroom, ensuring a harmonious living environment. The kitchen is equipped with essential appliances, including a dishwasher, range, and refrigerator, ready to inspire culinary creations. This property combines the tranquility of a spacious lot with the practicality of a functional home, creating an ideal setting for everyday life. Located in Beavercreek, this address offers a wonderful opportunity to embrace a desirable lifestyle, providing a perfect balance of privacy and accessibility to local amenities.

19. 2023-10-03
    soldstatus $205,000
20. 2019-06-27
    historical
21. 2019-06-16
    price $139,900
22. 2019-06-09
    status Active
23. 2019-06-09
    historical Active/Pending
24. 2019-06-04
    historical
25. 2019-05-31
    status Pending
26. 2019-05-13
    listed $155,900 Active
27. 2019-04-10
    historical Active/Pending
28. 2019-03-02
    price $149,900
29. 2019-02-26
    price $158,900
30. 2019-01-04
    listed $159,900 Active
31. 1979-01-03
    soldstatus $34,500

ⓘ 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: $4,381 · $365/mo
• Projected year-2 tax: $4,381 · $365/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,373
• − Mortgage interest: −$12,598
• − Property taxes: −$4,381
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,030
• − Management: −$2,030
• − Depreciation: −$6,543
• Taxable loss: −$3,332
• Est. tax savings @ 24.0%: +$800
• After-tax cash flow: $1,187/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: Beavercreek City
• NCES district ID: 3904724
• Math proficiency: 70% ▼ -9.00%
• Reading proficiency: 78% ▼ -1.00%
• Median HH income: $80,251
• Composite: 65.55/100
• National rank: #469
• State rank: #79 of 656 in OH

Livability — Beavercreek

• Score: 88/100
• State rank: #26
• US rank: #239

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beavercreek, OH
• County: Greene · 199,376 people
• City population: 27,951
• Metro: Dayton-Kettering-Beavercreek, OH
• Population (ZIP): 12,482
• Household income: $142,260
• Rent vs Own: 7.5% rent · 92.5% own
• Severe rent burden: 3.9

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 5% Black 4% Two or more races 3% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 6% Italian 4% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 2% German/W. Germanic 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: ▼ -57.77%
• Current HPI: 237.5864
• Rent YoY: —
• Metro: —
• 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

+564.9% since first listed

16 events — show timeline

• 2026-04-26 Price Changed $229,400 Dayton MLS
• 2026-04-01 Price Changed $234,600 Dayton MLS
• 2026-03-22 Listed $247,600 Dayton MLS
• 2023-10-03 Sold (Public Records) $205,000 Public Records
• 2019-06-27 Listing Removed — Dayton MLS
• 2019-06-16 Price Changed $139,900 Dayton MLS
• 2019-06-09 Relisted — Dayton MLS
• 2019-06-09 Contingent — Dayton MLS
• 2019-06-04 Listing Removed — Dayton MLS
• 2019-05-31 Pending — Dayton MLS
• 2019-05-13 Listed $155,900 Dayton MLS
• 2019-04-10 Contingent — Dayton MLS
• 2019-03-02 Price Changed $149,900 Dayton MLS
• 2019-02-26 Price Changed $158,900 Dayton MLS
• 2019-01-04 Listed $159,900 Dayton MLS
• 1979-01-03 Sold (Public Records) $34,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $4,381 · -0.1% YoY. Source: county tax records.