5638 Kitridge Rd · Riverside, OH 45424

$180,000

4 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 60 Days on market

Built 1956 10,202 sqft lot $158/sqft · 19% below area Est $222k · 19% 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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 5638 Kitridge Road in Dayton, a beautifully refreshed home offering the rare blend of modern updates, generous space, and a peaceful, tucked-away setting just minutes from everyday conveniences. Step inside to a fully updated interior featuring new LVP flooring, fresh paint, new windows, new A/C, new furnace, and an updated kitchen and bathroom designed for clean, modern living. The open-concept kitchen creates an easy flow into the main living spaces, making it ideal for both daily life and entertaining. The home offers a spacious primary bedroom (10'9" x 18'9") and an oversized living room (21'8" x 12'3"), giving you room to truly relax and spread out. A full unfinished basement provides excellent storage now, with strong potential for future finishing. Outside, enjoy a covered front porch perfect for morning coffee, a large driveway with ample parking, and a detached one-car garage. The expansive backyard offers space to unwind, while the mature tree line across the street adds rare privacy and a quiet, almost rural feel without sacrificing proximity to shopping, dining, and major routes. Move-in ready, thoughtfully updated, and set in a peaceful pocket of Dayton. Reach out today for a showing.

Key facts

• Open-layout kitchen
• Updated kitchen
• New lvp flooring

Tags

• FRESHLY RENOVATED INTERIOR
• NEW LVP FLOORING
• UPDATED KITCHEN
• UPDATED BATHROOM
• OPEN-LAYOUT KITCHEN
• FULL UNFINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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+, schools D.
• 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 60 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $95k; list at $180k implies a 89% 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 $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.03% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.46%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (median comp): $222,020
• List price: $180,000
• Delta: -18.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5611 Signet Dr	0.51mi	3/2.0 (-1)	1,291 (+13%)	24mo	$231,000	$179	25

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: -11.0%
• Equity multiple: 0.61×
• Total profit: $-19,564
• Equity at exit: $26,839

10-year hold

• IRR: -6.2%
• Equity multiple: 0.65×
• Total profit: $-17,664
• Equity at exit: $15,563

Cash invested: $50,400 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,856 high
• Mortgage (P&I): −$944
• Tax from tax record: −$218 /mo · $2,615/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $229

Break-even live

Break-even rent $1,566

Max offer price $180,000

Occupancy floor 83%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
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
5708 Benedict Rd Dayton, OH	3.0	1.0	972	$1,295	$1.33	43d	1	1.02mi
5595 Shady Oak St Dayton, OH	3.0	2.0	1080	$1,700	$1.57	2d	1	1.08mi
5257 Powell Rd Dayton, OH	4.0	2.0	1155	$1,850	$1.60	43d	1	1.13mi
5225 Buckner Dr Dayton, OH	3.0	2.0	1080	$1,300	$1.20	2d	1	1.19mi
5512 Shady Oak St Dayton, OH	4.0	2.0	1404	$1,645	$1.17	43d	1	1.21mi
5131 Kuder Pl Dayton, OH	3.0	2.0	1080	$1,600	$1.48	2d	1	1.42mi
5020 Packard Dr Dayton, OH	3.0	2.0	1080	$1,495	$1.38	18d	1	1.48mi

Listing history 13 events

1. 2026-06-03
   status $180,000 Pending 60 DOM
2. 2026-06-02
   days on market $180,000 Active 60 DOM
3. 2026-06-01
   pricedays on market $180,000 Active 59 DOM
4. 2026-05-31
   days on market $185,000 Active 58 DOM
5. 2026-05-15
   status Pending 1247-char remark

   Show marketing remark (1247 chars)

   Welcome to 5638 Kitridge Road in Dayton, a beautifully refreshed home offering the rare blend of modern updates, generous space, and a peaceful, tucked-away setting just minutes from everyday conveniences. Step inside to a fully updated interior featuring new LVP flooring, fresh paint, new windows, new A/C, new furnace, and an updated kitchen and bathroom designed for clean, modern living. The open-concept kitchen creates an easy flow into the main living spaces, making it ideal for both daily life and entertaining. The home offers a spacious primary bedroom (10'9" x 18'9") and an oversized living room (21'8" x 12'3"), giving you room to truly relax and spread out. A full unfinished basement provides excellent storage now, with strong potential for future finishing. Outside, enjoy a covered front porch perfect for morning coffee, a large driveway with ample parking, and a detached one-car garage. The expansive backyard offers space to unwind, while the mature tree line across the street adds rare privacy and a quiet, almost rural feel without sacrificing proximity to shopping, dining, and major routes. Move-in ready, thoughtfully updated, and set in a peaceful pocket of Dayton. Reach out today for a showing.

6. 2026-04-25
   status Active 1247-char remark

   Show marketing remark (1247 chars)

   Welcome to 5638 Kitridge Road in Dayton, a beautifully refreshed home offering the rare blend of modern updates, generous space, and a peaceful, tucked-away setting just minutes from everyday conveniences. Step inside to a fully updated interior featuring new LVP flooring, fresh paint, new windows, new A/C, new furnace, and an updated kitchen and bathroom designed for clean, modern living. The open-concept kitchen creates an easy flow into the main living spaces, making it ideal for both daily life and entertaining. The home offers a spacious primary bedroom (10'9" x 18'9") and an oversized living room (21'8" x 12'3"), giving you room to truly relax and spread out. A full unfinished basement provides excellent storage now, with strong potential for future finishing. Outside, enjoy a covered front porch perfect for morning coffee, a large driveway with ample parking, and a detached one-car garage. The expansive backyard offers space to unwind, while the mature tree line across the street adds rare privacy and a quiet, almost rural feel without sacrificing proximity to shopping, dining, and major routes. Move-in ready, thoughtfully updated, and set in a peaceful pocket of Dayton. Reach out today for a showing.

7. 2026-03-25
   historical ActiveUnderContract 1247-char remark

   Show marketing remark (1247 chars)

   Welcome to 5638 Kitridge Road in Dayton, a beautifully refreshed home offering the rare blend of modern updates, generous space, and a peaceful, tucked-away setting just minutes from everyday conveniences. Step inside to a fully updated interior featuring new LVP flooring, fresh paint, new windows, new A/C, new furnace, and an updated kitchen and bathroom designed for clean, modern living. The open-concept kitchen creates an easy flow into the main living spaces, making it ideal for both daily life and entertaining. The home offers a spacious primary bedroom (10'9" x 18'9") and an oversized living room (21'8" x 12'3"), giving you room to truly relax and spread out. A full unfinished basement provides excellent storage now, with strong potential for future finishing. Outside, enjoy a covered front porch perfect for morning coffee, a large driveway with ample parking, and a detached one-car garage. The expansive backyard offers space to unwind, while the mature tree line across the street adds rare privacy and a quiet, almost rural feel without sacrificing proximity to shopping, dining, and major routes. Move-in ready, thoughtfully updated, and set in a peaceful pocket of Dayton. Reach out today for a showing.

8. 2026-03-19
   listed $185,000 Active 1247-char remark

   Show marketing remark (1247 chars)

   Welcome to 5638 Kitridge Road in Dayton, a beautifully refreshed home offering the rare blend of modern updates, generous space, and a peaceful, tucked-away setting just minutes from everyday conveniences. Step inside to a fully updated interior featuring new LVP flooring, fresh paint, new windows, new A/C, new furnace, and an updated kitchen and bathroom designed for clean, modern living. The open-concept kitchen creates an easy flow into the main living spaces, making it ideal for both daily life and entertaining. The home offers a spacious primary bedroom (10'9" x 18'9") and an oversized living room (21'8" x 12'3"), giving you room to truly relax and spread out. A full unfinished basement provides excellent storage now, with strong potential for future finishing. Outside, enjoy a covered front porch perfect for morning coffee, a large driveway with ample parking, and a detached one-car garage. The expansive backyard offers space to unwind, while the mature tree line across the street adds rare privacy and a quiet, almost rural feel without sacrificing proximity to shopping, dining, and major routes. Move-in ready, thoughtfully updated, and set in a peaceful pocket of Dayton. Reach out today for a showing.

9. 2025-08-06
   soldstatus $95,000 Closed 680-char remark

   Show marketing remark (680 chars)

   Charming Fixer-Upper with Endless Potential! Welcome to 1140 square feet of opportunity, perfect for new homeowners or savvy investors looking for a project with big rewards! This home sits on a generous 120x170 lot and offers a blank canvas just waiting for your personal touch. Bring your imagination and creativity—this home is brimming with potential and just waiting for the right vision to bring it to life. Whether you're looking to renovate and personalize or flip for profit, this home offers incredible value and limitless possibilities. Pease Note the new City Water line installed last fall. Being SOLD "AS IS". This property will not qualify for FHA.

10. 2025-07-22
    status Pending 680-char remark

    Show marketing remark (680 chars)

    Charming Fixer-Upper with Endless Potential! Welcome to 1140 square feet of opportunity, perfect for new homeowners or savvy investors looking for a project with big rewards! This home sits on a generous 120x170 lot and offers a blank canvas just waiting for your personal touch. Bring your imagination and creativity—this home is brimming with potential and just waiting for the right vision to bring it to life. Whether you're looking to renovate and personalize or flip for profit, this home offers incredible value and limitless possibilities. Pease Note the new City Water line installed last fall. Being SOLD "AS IS". This property will not qualify for FHA.

11. 2025-06-25
    price $89,900 680-char remark

    Show marketing remark (680 chars)

    Charming Fixer-Upper with Endless Potential! Welcome to 1140 square feet of opportunity, perfect for new homeowners or savvy investors looking for a project with big rewards! This home sits on a generous 120x170 lot and offers a blank canvas just waiting for your personal touch. Bring your imagination and creativity—this home is brimming with potential and just waiting for the right vision to bring it to life. Whether you're looking to renovate and personalize or flip for profit, this home offers incredible value and limitless possibilities. Pease Note the new City Water line installed last fall. Being SOLD "AS IS". This property will not qualify for FHA.

12. 2025-05-27
    price $99,900 680-char remark

    Show marketing remark (680 chars)

    Charming Fixer-Upper with Endless Potential! Welcome to 1140 square feet of opportunity, perfect for new homeowners or savvy investors looking for a project with big rewards! This home sits on a generous 120x170 lot and offers a blank canvas just waiting for your personal touch. Bring your imagination and creativity—this home is brimming with potential and just waiting for the right vision to bring it to life. Whether you're looking to renovate and personalize or flip for profit, this home offers incredible value and limitless possibilities. Pease Note the new City Water line installed last fall. Being SOLD "AS IS". This property will not qualify for FHA.

13. 2025-04-25
    listed $109,900 Active 680-char remark

    Show marketing remark (680 chars)

    Charming Fixer-Upper with Endless Potential! Welcome to 1140 square feet of opportunity, perfect for new homeowners or savvy investors looking for a project with big rewards! This home sits on a generous 120x170 lot and offers a blank canvas just waiting for your personal touch. Bring your imagination and creativity—this home is brimming with potential and just waiting for the right vision to bring it to life. Whether you're looking to renovate and personalize or flip for profit, this home offers incredible value and limitless possibilities. Pease Note the new City Water line installed last fall. Being SOLD "AS IS". This property will not qualify for FHA.

ⓘ 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: $2,615 · $218/mo
• Projected year-2 tax: $2,712 · $226/mo
• Expected delta: +$96/yr (+$8/mo · 3.7%)

ⓘ 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 ≥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: $22,273
• − Mortgage interest: −$10,083
• − Property taxes: −$2,615
• − Insurance: −$900
• − Repairs & maintenance: −$1,782
• − Management: −$1,782
• − Depreciation: −$5,236
• Taxable loss: −$125
• Est. tax savings @ 24.0%: +$30
• After-tax cash flow: $2,783/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 — 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: Montgomery County · 459,541 people
• 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

+68.3% since first listed

9 events — show timeline

• 2026-05-15 Pending — Dayton MLS
• 2026-04-25 Relisted — Dayton MLS
• 2026-03-25 Contingent — Dayton MLS
• 2026-03-19 Listed $185,000 Dayton MLS
• 2025-08-06 Sold (MLS) $95,000 Dayton MLS
• 2025-07-22 Pending — Dayton MLS
• 2025-06-25 Price Changed $89,900 Dayton MLS
• 2025-05-27 Price Changed $99,900 Dayton MLS
• 2025-04-25 Listed $109,900 Dayton MLS

Property tax history

+4.8%/yr

Latest (2025): $2,615 · +100.1% YoY. Source: county tax records.