6608 Stranwood Dr · Clayton, OH 45322

$210,000

4 bd · 3.0 ba · 2,022 sqft · SingleFamily public records · 24 Days on market

Built 1962 0.26 ac lot $104/sqft · 7% below area Est $225k · 7% 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 +25.1/30.0
• ARV discount +10.5/15.0
• DSCR +8.2/10.0
• 1% rule +6.8/10.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great split level 4 bedroom 3 bath home in a desirable neighborhood. Home has lots of space and potential with your TLC touches. Exterior of property features newer roof (2020) and fenced back yard. Property is in good mechanical condition. This home is being sold “As Is“ and is priced in accordance with the deferred maintenance. Seller will provide a 12 month home warranty with Advantage Home Warranty.

Key facts

• Newer a/c unit
• Newer roof
• Fenced backyard

Tags

• NEWER A/C UNIT
• NEWER ROOF
• FENCED BACKYARD

Property features AI

Finance

• Financial info: Property is for sale

Exterior

• Parking: Attached two-car garage
• Utilities: Public water; Sewer available; Natural gas available
• Home design: Residential property; Brick and frame construction
• Construction: Brick and frame construction
• Exterior features: Fenced yard; Patio

Interior

• Kitchen: Kitchen (approx. 17 x 10); Range; Dishwasher; Refrigerator
• Bedrooms: Main/Lower/Second level bedrooms: Bedrooms located on lower and second levels (multiple bedrooms); One bedroom on the lower level (approx. 11 x 9); Three bedrooms on the second level (approx. 11 x 10; 10 x 10; 13 x 10)
• Bathrooms: Three full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Finished basement; Total of 9 rooms
• Laundry & utility: Washer and Dryer; Utility room (lower level, approx. 11 x 6); Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.4% in Clayton — 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 72/100 on livability (#363 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Northmont City (suburban): math 52% / reading 62% proficiency, ranked #318 of 656 in OH (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-0.5%/yr); 88 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 runs 39% of the median local income ($75k/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 $1k of loan paydown is wiped out by about $6k 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 24 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $206,850 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — 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 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?
4. 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.
5. 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.
6. 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: 1.18% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.50%
• DSCR: 1.42
• GRM: 7.1

CMA / ARV

• ARV (median comp): $224,827
• List price: $210,000
• Delta: -6.59%
• 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
4512 Sydenham Rd	0.06mi	4/3.0	1,968 (-3%)	1mo	$225,000	$114	92
6392 Taywood Rd	0.25mi	4/2.5	1,996 (-1%)	2mo	$280,000	$140	82
6701 Galaxie Dr	0.23mi	4/2.5	2,207 (+9%)	1mo	$300,000	$136	72
7013 Woodcroft Dr	0.46mi	4/2.5	1,868 (-8%)	0mo	$265,000	$142	64
4172 Gorman Ave	0.57mi	4/2.5	2,105 (+4%)	2mo	$300,000	$143	63
4230 Pleasanton Rd	0.73mi	4/2.5	2,074 (+3%)	1mo	$306,000	$148	59
4243 Glenayre Dr	0.61mi	4/2.5	2,142 (+6%)	1mo	$260,000	$121	59
7275 Mckenna Pl	0.69mi	4/3.0	1,916 (-5%)	1mo	$281,950	$147	58
6065 Layne Hills Ct	0.46mi	3/2.5 (-1)	1,834 (-9%)	2mo	$190,000	$104	55
4210 Pleasanton Rd	0.71mi	3/2.0 (-1)	1,928 (-5%)	1mo	$265,000	$137	49
7120 Taywood Rd	0.52mi	3/2.0 (-1)	2,272 (+12%)	1mo	$245,000	$108	45
6925 Park Vista Rd	0.64mi	3/2.0 (-1)	1,719 (-15%)	1mo	$275,000	$160	35

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.80×
• Total profit: $-11,561
• Equity at exit: $31,312

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $352
• Equity at exit: $18,157

Cash invested: $58,800 (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 45322

• Rents YoY: -0.5%
• Active inventory: 88
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,473 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$300 /mo · $3,594/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $466

Break-even live

Break-even rent $1,884

Max offer price $210,000

Occupancy floor 76%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6701 Whitaker St Dayton, OH	4.0	2.5	2487	$2,800	$1.13	43d	1	0.34mi
4220 Willow Creek Dr Dayton, OH	5.0	3.0	2598	$3,000	$1.15	18d	1	0.65mi
5900 Macduff Dr Dayton, OH	1.0–4.0	1.0–2.0	1104	$1,695	$1.54	2d	17	0.84mi
6844 Union Rd Englewood, OH	3.0	2.0	1700	$2,100	$1.24	2d	1	0.91mi
4777 Dawnwood Dr Dayton, OH	3.0	2.5	1479	$1,900	$1.28	2d	1	1.38mi
321 Lauren Circle Dr Englewood, OH	3.0	2.0	1400	$1,700	$1.21	14d	1	1.42mi
1222 Sunset Dr Englewood, OH	3.0	2.5	1880	$2,175	$1.16	14d	1	1.49mi

Listing history 15 events

1. 2026-05-31
   status $210,000 Pending 24 DOM
2. 2026-05-14
   price $219,900 479-char remark
3. 2026-05-06
   listed $224,900 Active 479-char remark
4. 2023-10-10
   soldstatus $205,000
5. 2023-09-27
   soldstatus $205,000 Closed 418-char remark

   Show marketing remark (418 chars)

   Great split level 4 bedroom 3 bath home in a desirable neighborhood. Home has lots of space and potential with your TLC touches. Exterior of property features newer roof (2020) and fenced back yard. Property is in good mechanical condition. This home is being sold “As Is“ and is priced in accordance with the deferred maintenance. Seller will provide a 12 month home warranty with Advantage Home Warranty.

6. 2023-09-27
   soldstatus $205,000 Sold 418-char remark

   Show marketing remark (418 chars)

   Great split level 4 bedroom 3 bath home in a desirable neighborhood. Home has lots of space and potential with your TLC touches. Exterior of property features newer roof (2020) and fenced back yard. Property is in good mechanical condition. This home is being sold “As Is“ and is priced in accordance with the deferred maintenance. Seller will provide a 12 month home warranty with Advantage Home Warranty.

7. 2023-08-10
   historical Active/Pending 418-char remark

   Show marketing remark (418 chars)

   Great split level 4 bedroom 3 bath home in a desirable neighborhood. Home has lots of space and potential with your TLC touches. Exterior of property features newer roof (2020) and fenced back yard. Property is in good mechanical condition. This home is being sold “As Is“ and is priced in accordance with the deferred maintenance. Seller will provide a 12 month home warranty with Advantage Home Warranty.

8. 2023-08-04
   price $199,900 418-char remark

   Show marketing remark (418 chars)

   Great split level 4 bedroom 3 bath home in a desirable neighborhood. Home has lots of space and potential with your TLC touches. Exterior of property features newer roof (2020) and fenced back yard. Property is in good mechanical condition. This home is being sold “As Is“ and is priced in accordance with the deferred maintenance. Seller will provide a 12 month home warranty with Advantage Home Warranty.

9. 2023-07-23
   status Active 418-char remark

   Show marketing remark (418 chars)

   Great split level 4 bedroom 3 bath home in a desirable neighborhood. Home has lots of space and potential with your TLC touches. Exterior of property features newer roof (2020) and fenced back yard. Property is in good mechanical condition. This home is being sold “As Is“ and is priced in accordance with the deferred maintenance. Seller will provide a 12 month home warranty with Advantage Home Warranty.

10. 2023-06-05
    historical 418-char remark

    Show marketing remark (418 chars)

    Great split level 4 bedroom 3 bath home in a desirable neighborhood. Home has lots of space and potential with your TLC touches. Exterior of property features newer roof (2020) and fenced back yard. Property is in good mechanical condition. This home is being sold “As Is“ and is priced in accordance with the deferred maintenance. Seller will provide a 12 month home warranty with Advantage Home Warranty.

11. 2023-05-25
    price $219,900 418-char remark

    Show marketing remark (418 chars)

    Great split level 4 bedroom 3 bath home in a desirable neighborhood. Home has lots of space and potential with your TLC touches. Exterior of property features newer roof (2020) and fenced back yard. Property is in good mechanical condition. This home is being sold “As Is“ and is priced in accordance with the deferred maintenance. Seller will provide a 12 month home warranty with Advantage Home Warranty.

12. 2023-05-13
    price $224,900 418-char remark

    Show marketing remark (418 chars)

    Great split level 4 bedroom 3 bath home in a desirable neighborhood. Home has lots of space and potential with your TLC touches. Exterior of property features newer roof (2020) and fenced back yard. Property is in good mechanical condition. This home is being sold “As Is“ and is priced in accordance with the deferred maintenance. Seller will provide a 12 month home warranty with Advantage Home Warranty.

13. 2023-05-05
    price $234,900 418-char remark

    Show marketing remark (418 chars)

    Great split level 4 bedroom 3 bath home in a desirable neighborhood. Home has lots of space and potential with your TLC touches. Exterior of property features newer roof (2020) and fenced back yard. Property is in good mechanical condition. This home is being sold “As Is“ and is priced in accordance with the deferred maintenance. Seller will provide a 12 month home warranty with Advantage Home Warranty.

14. 2023-04-16
    listed $239,900 Active 418-char remark

    Show marketing remark (418 chars)

    Great split level 4 bedroom 3 bath home in a desirable neighborhood. Home has lots of space and potential with your TLC touches. Exterior of property features newer roof (2020) and fenced back yard. Property is in good mechanical condition. This home is being sold “As Is“ and is priced in accordance with the deferred maintenance. Seller will provide a 12 month home warranty with Advantage Home Warranty.

15. 1998-05-14
    soldstatus $112,000

ⓘ 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: $3,594 · $300/mo
• Projected year-2 tax: $3,594 · $300/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,679
• − Mortgage interest: −$11,763
• − Property taxes: −$3,594
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,374
• − Management: −$2,374
• − Depreciation: −$6,109
• Taxable income: $2,414
• Est. tax owed @ 24.0%: −$579
• After-tax cash flow: $5,008/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: Northmont City
• NCES district ID: 3904872
• Math proficiency: 52% ▼ -15.00%
• Reading proficiency: 62% ▼ -8.00%
• Median HH income: $60,230
• Composite: 49.53/100
• National rank: #1995
• State rank: #318 of 656 in OH

Livability — Clayton

• Score: 72/100
• State rank: #363
• US rank: #5877

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clayton, OH
• County: Montgomery County · 459,541 people
• City population: 37,953
• Metro: Dayton-Kettering, OH
• Population (ZIP): 20,884
• Household income: $75,349
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 357.0

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 (80%)
• Race & ethnicity: White 80% Black 11% Two or more races 6% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 3% · China, Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -176.42%
• Current HPI: 218.5409
• Rent YoY: ▼ -0.45%
• 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

+87.5% since first listed

17 events — show timeline

• 2026-05-31 Pending — Dayton MLS
• 2026-05-29 Price Changed $210,000 Dayton MLS
• 2026-05-20 Price Changed $214,900 Dayton MLS
• 2026-05-14 Price Changed $219,900 Dayton MLS
• 2026-05-06 Listed $224,900 Dayton MLS
• 2023-10-10 Sold (Public Records) $205,000 Public Records
• 2023-09-27 Sold (MLS) $205,000 Dayton MLS
• 2023-09-27 Sold (MLS) $205,000 Dayton MLS
• 2023-08-10 Contingent — Dayton MLS
• 2023-08-04 Price Changed $199,900 Dayton MLS
• 2023-07-23 Relisted — Dayton MLS
• 2023-06-05 Listing Removed — Dayton MLS
• 2023-05-25 Price Changed $219,900 Dayton MLS
• 2023-05-13 Price Changed $224,900 Dayton MLS
• 2023-05-05 Price Changed $234,900 Dayton MLS
• 2023-04-16 Listed $239,900 Dayton MLS
• 1998-05-14 Sold (Public Records) $112,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $3,594 · +5.6% YoY. Source: county tax records.