952 Lexington Ave · Xenia, OH 45385

$120,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records

Built 1900 Est $101k · 19% over

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Why this score? — see what drove the D+ 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 +20.7/30.0
• DSCR +6.6/10.0
• 1% rule +4.1/10.0
• Schools +4.0/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ranch home with 1 1/2 baths. This home is being offered in as-is condition. Updates include kitchen cabinets 2022 and replacement windows. Home is heated with electric baseboard heat and a split mini that provides both heat and AC. Property is currently rented with 2 months remaining on the lease. This would make an excellent investment property or personal residence. If being purchased as an investment property, consider packaging with 1239 Detroit. Detroit is listed at $125,000 and is also tenant occupied.

Key facts

• Built 1900

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $162 ($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 $110k (8.7% below list).
• Recommended offer: $110k (8.7% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 3.7% 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: Arrowood Elementary (math 55% / reading 50%, grade C-, #846 of 1,584 statewide, top 54%, 419 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 797 units permitted in Greene County in 2024 (148 in 5+ unit buildings).
• This rent is only 17% of the median local income ($77k/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 $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 3y 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 $60k; list at $120k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,608 (8.7% below list)

Questions for the listing agent

1. Built in 1900 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.78%
• DSCR: 1.26
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $100,608
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
846 E Church St	0.14mi	2/1.0	792 (+3%)	2mo	$22,500	$28	86
116 N Leach St	0.52mi	2/1.0	760 (-1%)	4mo	$90,000	$118	71
959 E Church St	0.15mi	2/1.0	830 (+8%)	16mo	$47,000	$57	66
323 E Church St	0.60mi	2/1.0	803 (+5%)	4mo	$55,000	$68	61
832 E 3rd St	0.43mi	3/1.0 (+1)	866 (+13%)	3mo	$148,000	$171	51
505 S Stadium Dr	0.45mi	3/1.0 (+1)	864 (+12%)	3mo	$192,000	$222	51
795 E 2nd St	0.40mi	2/1.0	652 (-15%)	11mo	$102,000	$156	47
519 E 3rd St	0.59mi	2/1.0	882 (+15%)	2mo	$115,500	$131	46
527 S Stadium Dr	0.43mi	3/2.0 (+1)	864 (+12%)	9mo	$249,900	$289	43
309 E 3rd St	0.74mi	1/1.0 (-1)	736 (-4%)	13mo	$60,000	$82	42
508 S Stadium Dr	0.45mi	3/1.0 (+1)	864 (+12%)	16mo	$145,000	$168	40

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: -5.0%
• Equity multiple: 0.81×
• Total profit: $-6,396
• Equity at exit: $17,892

10-year hold

• IRR: 7.1%
• Equity multiple: 1.58×
• Total profit: $19,558
• Equity at exit: $10,375

Cash invested: $33,600 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,096 high
• Mortgage (P&I): −$629
• Tax from tax record: −$25 /mo · $297/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $162

Break-even live

Break-even rent $891

Max offer price $120,000

Occupancy floor 80%

Sensitivity live

Price	-10% $230	-5% $196	+0% $162	+5% $128	+10% $94
Rent	-10% $75	-5% $119	+0% $162	+5% $205	+10% $248
Rate	-1.0pp $222	-0.5pp $192	base $162	+0.5pp $131	+1.0pp $99

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
237 Park St Xenia, OH	2.0	1.0	798	$1,050	$1.32	4d	1	0.22mi
398 N Columbus St Xenia, OH	2.0	1.0	1001	$1,195	$1.19	4d	1	0.36mi
485 E 2nd St Xenia, OH	1.0	1.0	640	$800	$1.25	45d	1	0.57mi
52 N Collier St Xenia, OH	2.0	1.0	900	$1,050	$1.17	12d	1	0.75mi
48 N Collier St Xenia, OH	2.0	1.0	900	$1,050	$1.17	23d	1	0.75mi
655 Eavey St Xenia, OH	3.0	1.0	1040	$1,495	$1.44	12d	1	1.00mi
190 Wilson Dr Xenia, OH	2.0	1.0	869	$899	$1.03	16d	1	1.01mi
85 W 2nd St Unit 4 Xenia, OH	1.0	1.0	932	$790	$0.85	4d	1	1.03mi
1047 Frederick Dr Unit 1067 Xenia, OH	1.0	1.0	600	$775	$1.29	4d	1	1.04mi
1077 Frederick Dr Xenia, OH	1.0–2.0	1.0	650	$850	$1.31	45d	2	1.05mi
920 N Detroit St Apt 11 Xenia, OH	1.0	1.0	650	$850	$1.31	16d	1	1.12mi
920 N Detroit St Xenia, OH	2.0	1.0	700	$1,250	$1.79	4d	1	1.12mi
920 N Detroit St Unit 22 Xenia, OH	1.0	1.0	650	$850	$1.31	45d	1	1.12mi
451 Cincinnati Ave Xenia, OH	3.0	1.0	1024	$1,275	$1.25	16d	1	1.49mi

Listing history 17 events

1. 2026-05-26
   listed $120,000
2. 2025-01-06
   historical
3. 2024-11-22
   status Active
4. 2024-11-08
   status Pending
5. 2024-09-28
   price $75,000
6. 2024-08-30
   status Active
7. 2024-08-14
   status Pending
8. 2024-08-06
   listed $80,000 Active
9. 2023-08-02
   soldstatus $60,000 Sold 513-char remark

   Show marketing remark (513 chars)

   Ranch home with 1 1/2 baths. This home is being offered in as-is condition. Updates include kitchen cabinets 2022 and replacement windows. Home is heated with electric baseboard heat and a split mini that provides both heat and AC. Property is currently rented with 2 months remaining on the lease. This would make an excellent investment property or personal residence. If being purchased as an investment property, consider packaging with 1239 Detroit. Detroit is listed at $125,000 and is also tenant occupied.

10. 2023-08-02
    soldstatus $60,000 Closed 513-char remark

    Show marketing remark (513 chars)

    Ranch home with 1 1/2 baths. This home is being offered in as-is condition. Updates include kitchen cabinets 2022 and replacement windows. Home is heated with electric baseboard heat and a split mini that provides both heat and AC. Property is currently rented with 2 months remaining on the lease. This would make an excellent investment property or personal residence. If being purchased as an investment property, consider packaging with 1239 Detroit. Detroit is listed at $125,000 and is also tenant occupied.

11. 2023-06-28
    status Pending 513-char remark

    Show marketing remark (513 chars)

    Ranch home with 1 1/2 baths. This home is being offered in as-is condition. Updates include kitchen cabinets 2022 and replacement windows. Home is heated with electric baseboard heat and a split mini that provides both heat and AC. Property is currently rented with 2 months remaining on the lease. This would make an excellent investment property or personal residence. If being purchased as an investment property, consider packaging with 1239 Detroit. Detroit is listed at $125,000 and is also tenant occupied.

12. 2023-06-03
    price $75,000 513-char remark

    Show marketing remark (513 chars)

    Ranch home with 1 1/2 baths. This home is being offered in as-is condition. Updates include kitchen cabinets 2022 and replacement windows. Home is heated with electric baseboard heat and a split mini that provides both heat and AC. Property is currently rented with 2 months remaining on the lease. This would make an excellent investment property or personal residence. If being purchased as an investment property, consider packaging with 1239 Detroit. Detroit is listed at $125,000 and is also tenant occupied.

13. 2023-05-18
    price $80,000 513-char remark

    Show marketing remark (513 chars)

    Ranch home with 1 1/2 baths. This home is being offered in as-is condition. Updates include kitchen cabinets 2022 and replacement windows. Home is heated with electric baseboard heat and a split mini that provides both heat and AC. Property is currently rented with 2 months remaining on the lease. This would make an excellent investment property or personal residence. If being purchased as an investment property, consider packaging with 1239 Detroit. Detroit is listed at $125,000 and is also tenant occupied.

14. 2023-04-30
    listed $85,000 Active 513-char remark

    Show marketing remark (513 chars)

    Ranch home with 1 1/2 baths. This home is being offered in as-is condition. Updates include kitchen cabinets 2022 and replacement windows. Home is heated with electric baseboard heat and a split mini that provides both heat and AC. Property is currently rented with 2 months remaining on the lease. This would make an excellent investment property or personal residence. If being purchased as an investment property, consider packaging with 1239 Detroit. Detroit is listed at $125,000 and is also tenant occupied.

15. 2004-05-07
    soldstatus $45,000
16. 1986-12-10
    soldstatus $12,000
17. 1986-12-01
    soldstatus $11,500

ⓘ 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: $297 · $25/mo
• Projected year-2 tax: $1,085 · $90/mo
• Expected delta: +$787/yr (+$66/mo · 264.7%)

ⓘ 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 ≥99°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: $13,153
• − Mortgage interest: −$6,722
• − Property taxes: −$297
• − Insurance: −$600
• − Repairs & maintenance: −$1,052
• − Management: −$1,052
• − Depreciation: −$3,491
• Taxable loss: −$62
• Est. tax savings @ 24.0%: +$15
• After-tax cash flow: $1,957/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

+943.5% since first listed

17 events — show timeline

• 2026-05-26 Listed $120,000 FSBO.com
• 2025-01-06 Listing Removed — Dayton MLS
• 2024-11-22 Relisted — Dayton MLS
• 2024-11-08 Pending — Dayton MLS
• 2024-09-28 Price Changed $75,000 Dayton MLS
• 2024-08-30 Relisted — Dayton MLS
• 2024-08-14 Pending — Dayton MLS
• 2024-08-06 Listed $80,000 Dayton MLS
• 2023-08-02 Sold (MLS) $60,000 Dayton MLS
• 2023-08-02 Sold (MLS) $60,000 Dayton MLS
• 2023-06-28 Pending — Dayton MLS
• 2023-06-03 Price Changed $75,000 Dayton MLS
• 2023-05-18 Price Changed $80,000 Dayton MLS
• 2023-04-30 Listed $85,000 Dayton MLS
• 2004-05-07 Sold (Public Records) $45,000 Public Records
• 1986-12-10 Sold (Public Records) $12,000 Public Records
• 1986-12-01 Sold (Public Records) $11,500 Public Records

Property tax history

+0.0%/yr

Latest (2025): $297 · +1.8% YoY. Source: county tax records.