2247 Crew Cir #2247 · Moraine, OH 45439

$92,400

3 bd · 1.5 ba · 1,134 sqft · Condo · 10 Days on market

Built 1971 Average condition $283/mo HOA · 20% of rent ↓ 8% since listing

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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 +23.7/30.0
• 1% rule +10.0/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Condition / age +2.8/5.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover comfortable townhome living at 2247 Crew Cir in Miami Township, Ohio. This well-located three-bedroom residence offers one full and one half bath and a functional layout designed for everyday living. The main level provides a welcoming flow between living and dining areas, creating a versatile space suited for both relaxing and entertaining. Upstairs, the bedroom level offers privacy and separation from the main living spaces. The surrounding community is quiet and residential in nature, offering a peaceful setting while still providing convenient access to nearby shopping, dining, and major commuter routes throughout the Dayton area. (Miami Township, Montgomery County) Outdoor liv

Key facts

• Private fenced patio
• Townhome living
• Functional layout

Tags

• TOWNHOME LIVING
• FUNCTIONAL LAYOUT
• PRIVATE FENCED PATIO
• INTEGRATED BLINDS
• QUIET COMMUNITY

Property features AI

Finance

• Other: Offered for sale
• HOA & community: Homeowners association: Apple Property Management; Monthly association fee of $283; HOA covers clubhouse, insurance, pool(s), snow removal, and trash

Exterior

• Parking: No garage
• Utilities: Public water; Water service available
• Home design: Two-story property; Entry level: 2
• Construction: Brick and frame construction; Slab foundation
• Exterior features: Residential zoning; Lot recorded by assessor

Interior

• Kitchen: Kitchen on main level (approx. 8 x 7); Dishwasher; Range; Refrigerator
• Bedrooms: Three bedrooms on the second floor (approx. 13 x 9, 10 x 9, and 15 x 10)
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Six total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $92k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Cap rate 8.6% vs local median 5.5% in Moraine — 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 52/100 on livability (#1,167 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• West Carrollton City (suburban): math 34% / reading 46% proficiency, ranked #540 of 656 in OH (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 32% of the median local income ($52k/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 $639 of loan paydown is wiped out by about $3k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.

Recommended offer $92,400

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.50% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.13%
• DSCR: 1.36
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-3,611
• Equity at exit: $13,777

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $12,027
• Equity at exit: $7,989

Cash invested: $25,872 (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 45439

• Home prices YoY: -34.5%
• Active inventory: 38
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,388 high
• Mortgage (P&I): −$485
• Tax est. 1.5%: −$116 /mo · $1,386/yr
• Insurance: −$38
• HOA: −$283
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $175

Break-even live

Break-even rent $1,167

Max offer price $92,400

Occupancy floor 82%

Sensitivity live

Price	-10% $239	-5% $207	+0% $175	+5% $143	+10% $111
Rent	-10% $66	-5% $120	+0% $175	+5% $230	+10% $285
Rate	-1.0pp $222	-0.5pp $199	base $175	+0.5pp $151	+1.0pp $127

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: $23,100
• Closing costs: $2,772
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5359 Dunmore Dr Dayton, OH	2.0	1.0	808	$975	$1.21	15d	1	0.17mi
5295 Belle Isle Dr Dayton, OH	2.0	1.5	856	$950	$1.11	44d	1	0.27mi
2125 W Alex Bell Rd Dayton, OH	2.0	1.0	1100	$1,975	$1.80	3d	1	0.31mi
5480 Dovetree Blvd Moraine, OH	1.0–2.0	1.0–2.0	826	$1,645	$1.99	3d	15	0.31mi
5237 Belle Isle Dr Unit 5237 Dayton, OH	2.0	1.0	960	$1,025	$1.07	44d	1	0.34mi
2621 Nyack Ln Dayton, OH	3.0	1.0	1080	$1,500	$1.39	15d	1	0.89mi
1644 Villa South Dr Dayton, OH	2.0	1.5	1000	$1,500	$1.50	44d	1	1.18mi
1735 Mars Hill Dr Dayton, OH	2.0	1.0–2.0	968	$1,162	$1.20	3d	4	1.28mi
1308 Camp Hill Way Dayton, OH	2.0	2.0	1000	$1,175	$1.18	3d	11	1.30mi
4217 Fulton Ave Moraine, OH	2.0	1.0	800	$1,325	$1.66	44d	1	1.46mi

HOA detail condo

• Monthly dues: $283 · $3,396/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-15
   status Pending 1224-char remark
2. 2026-05-05
   listed $92,400 Active 1224-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 20 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,662
• − Mortgage interest: −$5,176
• − Property taxes: −$1,386
• − Insurance: −$462
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − HOA: −$3,396
• − Depreciation: −$2,688
• Taxable income: $888
• Est. tax owed @ 24.0%: −$213
• After-tax cash flow: $1,891/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.

Condition & rehab AI · 30 photos

Average 55/100 Cosmetic rehab

This townhome presents as move-in ready with cosmetic updates needed to enhance its curb appeal and interior functionality.

Repairs flagged

• Minor Kitchen cabinets — Aesthetic update needed.
• Minor Bathroom fixtures — Update needed for a fresh look.
• Minor Carpeted floors — Update needed for a more modern look.
• Minor Paint — Update needed for a fresh look in the kitchen and bathrooms.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can significantly enhance curb appeal.
• Resale Replace carpeted floors — Modern flooring can increase the home's appeal and value.
• Resale Update kitchen cabinets — Fresh cabinets can make the kitchen more functional and attractive.
• Resale Update bathroom fixtures — Modern fixtures can make the bathrooms more functional and attractive.
• Resale Paint interior walls — Fresh paint can make the interior look more modern and inviting.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Aesthetic update needed.	Minor	$500–3,000
Bathroom fixtures · Update needed for a fresh look.	Minor	$500–3,000
Carpeted floors · Update needed for a more modern look.	Minor	$500–3,000
Paint · Update needed for a fresh look in the kitchen and bathrooms.	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can significantly enhance curb appeal. ↑
• Resale Replace carpeted floors — Modern flooring can increase the home's appeal and value. ↑
• Resale Update kitchen cabinets — Fresh cabinets can make the kitchen more functional and attractive. ↑
• Resale Update bathroom fixtures — Modern fixtures can make the bathrooms more functional and attractive. ↑
• Resale Paint interior walls — Fresh paint can make the interior look more modern and inviting. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: West Carrollton City
• NCES district ID: 3904505
• Math proficiency: 34% ▼ -12.00%
• Reading proficiency: 46% ▼ -9.00%
• Median HH income: $42,209
• Composite: 33.71/100
• National rank: #5380
• State rank: #540 of 656 in OH

Livability — Moraine

• Score: 52/100
• State rank: #1167
• US rank: #25010

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 459,541 people
• City population: 11,914
• Metro: Dayton-Kettering, OH
• Population (ZIP): 11,914
• Household income: $52,035
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 381.0

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 10% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Italian 2% Iranian 1% Slovak 1%
• Foreign-born: 4% · Canada, China, Vietnam
• Languages at home: 93% English-only · Spanish 5% Chinese 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: ▼ -151.06%
• Current HPI: 287.2064
• Rent YoY: —
• 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

-8.0% since first listed

3 events — show timeline

• 2026-06-05 Sold (MLS) $85,000 Dayton MLS
• 2026-05-15 Pending — Dayton MLS
• 2026-05-05 Listed $92,400 Dayton MLS