7232 Cosner Dr · Huber Heights, OH 45424

$205,000

3 bd · 2.0 ba · 2,052 sqft · SingleFamily public records · 16 Days on market

Built 1967 0.26 ac lot Est $285k · 28% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 4 bedroom, 2 bath bi-level home with 2052 SqFt is Move In Ready. Newer LVT laminate flooring throughout main living areas. Newly remodeled kitchen. Finished lower level with full bath. Nice size fenced in backyard with a great view from the deck. Welcome Home!

Key facts

• Dimensional roofing
• Vinyl windows
• Above ground pool

Tags

• SOLID BRICK ALUMINUM EXTERIOR
• DIMENSIONAL ROOFING
• VINYL WINDOWS
• ATTRACTIVE ENTRY DOOR
• COVERED REAR DECK
• ABOVE GROUND POOL

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached one-car garage
• Utilities: Natural gas available; Public water; Sewer available (storm sewer); Cable available
• Home design: Bi-level home
• Construction: Brick and aluminum siding exterior
• Exterior features: Deck; Patio; Fence; Above-ground pool; Walk-out basement

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Second-floor bedroom (12 x 11); Second-floor bedroom (12 x 11); Second-floor bedroom (10 x 10)
• Bathrooms: One full bathroom
• Heating & cooling: Forced-air heating using natural gas; Central air conditioning
• Interior features: Ceiling fan(s); High-speed internet; Kitchen and family room combined; Laminate counters; Vinyl window frames
• Laundry & utility: Lower-level laundry room (12 x 10); Gas water heater; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $29 ($353/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 $184k (10.1% below list).
• Recommended offer: $184k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.5% in Huber Heights — 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 71/100 on livability (#436 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, health & safety F.
• 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 16 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $149k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,258 (10.1% below list)

Questions for the listing agent

1. Built in 1967 — 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. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.61%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $285,228
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7222 Brandtvista Ave	0.09mi	4/2.5 (+1)	2,090 (+2%)	5mo	$300,000	$144	81
6864 Alter Rd	0.27mi	3/2.0	2,115 (+3%)	9mo	$260,000	$123	74
7515 Beldale Ave	0.29mi	4/2.5 (+1)	1,982 (-3%)	2mo	$316,000	$159	72
7368 San Fernando Rd	0.38mi	4/2.0 (+1)	1,990 (-3%)	2mo	$284,000	$143	71
7178 Ballauer Pl	0.63mi	3/2.0	2,025 (-1%)	1mo	$329,000	$162	68
7201 Belle Plain Dr	0.19mi	4/1.5 (+1)	1,766 (-14%)	2mo	$219,000	$124	59
6504 Menlo Way	0.62mi	4/2.5 (+1)	2,052 (0%)	6mo	$180,000	$88	59
6946 Hubbard Dr	0.65mi	4/2.5 (+1)	2,052 (0%)	6mo	$254,000	$124	58
6413 Alter Rd	0.67mi	4/2.5 (+1)	2,052 (0%)	7mo	$285,000	$139	56
7188 Ballauer Pl	0.63mi	3/3.0	1,924 (-6%)	8mo	$330,000	$172	50
6506 Tellea St	0.54mi	3/2.5	2,338 (+14%)	3mo	$285,000	$122	47
6404 Luton Ct	0.64mi	4/3.0 (+1)	1,775 (-14%)	1mo	$229,000	$129	38

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: -18.5%
• Equity multiple: 0.37×
• Total profit: $-36,309
• Equity at exit: $30,566

10-year hold

• IRR: -17.7%
• Equity multiple: 0.16×
• Total profit: $-48,469
• Equity at exit: $17,725

Cash invested: $57,400 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,843 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$266 /mo · $3,189/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $29

Break-even live

Break-even rent $1,805

Max offer price $205,000

Occupancy floor 93%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6851 Wayne Estates Blvd Dayton, OH	3.0	1.0–2.5	994	$1,750	$1.76	2d	6	0.33mi
6529 Millhoff Dr Dayton, OH	3.0	2.0	1900	$1,695	$0.89	43d	1	0.76mi
6291 Leawood Dr Dayton, OH	4.0	2.0	2130	$1,795	$0.84	23d	1	0.93mi
6324 Larcomb Dr Dayton, OH	3.0	2.0	1483	$2,200	$1.48	43d	1	1.04mi
2200 Cooley Ln Huber Heights, OH	1.0–3.0	1.0–3.0	1303	$2,439	$1.87	2d	37	1.43mi

Listing history 15 events

1. 2026-06-18
   days on market $205,000 Active 16 DOM
2. 2026-06-17
   days on market $205,000 Active 15 DOM
3. 2026-06-16
   pricedays on market $205,000 Active 14 DOM
4. 2026-06-15
   price $209,900 Active 13 DOM
5. 2026-06-15
   days on market $214,900 Active 13 DOM
6. 2026-06-14
   days on market $214,900 Active 11 DOM
7. 2026-06-13
   days on market $214,900 Active 10 DOM
8. 2026-06-10
   days on market $214,900 Active 8 DOM
9. 2026-06-09
   days on market $214,900 Active 7 DOM
10. 2026-06-09
    price $214,900 Active 6 DOM
11. 2026-06-08
    days on market $219,900 Active 6 DOM
12. 2026-06-07
    days on market $219,900 Active 5 DOM
13. 2026-06-03
    price $219,900 Active 1 DOM
14. 2026-06-03
    remarks 683-char remark
15. 2026-06-03
    listed $214,990 Active 1 DOM

ⓘ 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: $3,189 · $266/mo
• Projected year-2 tax: $3,194 · $266/mo
• Expected delta: +$4/yr ($0/mo · 0.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% 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
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,111
• − Mortgage interest: −$11,483
• − Property taxes: −$3,189
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,769
• − Management: −$1,769
• − Depreciation: −$5,964
• Taxable loss: −$3,088
• Est. tax savings @ 24.0%: +$741
• After-tax cash flow: $1,094/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 — Huber Heights

• Score: 71/100
• State rank: #436
• US rank: #7187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huber Heights, OH
• County: Montgomery County · 459,541 people
• City population: 50,725
• 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

+160.6% since first listed

17 events — show timeline

• 2026-06-02 Listed $214,990 Dayton MLS
• 2020-08-26 Sold (Public Records) $149,000 Public Records
• 2020-07-17 Sold (MLS) $149,000 Dayton MLS
• 2020-07-17 Sold (MLS) $149,000 Dayton MLS
• 2020-06-02 Pending — Dayton MLS
• 2020-06-01 Listed $167,900 Dayton MLS
• 2019-12-09 Listing Removed — Dayton MLS
• 2019-09-07 Price Changed $149,900 Dayton MLS
• 2019-09-07 Price Changed $154,900 Dayton MLS
• 2019-08-13 Price Changed $158,900 Dayton MLS
• 2019-07-06 Price Changed $164,900 Dayton MLS
• 2019-06-09 Listed $170,000 Dayton MLS
• 2014-02-20 Sold (Public Records) $77,000 Public Records
• 2014-02-06 Sold (MLS) $77,000 Dayton MLS
• 2014-02-06 Sold (MLS) $77,000 Dayton MLS
• 2013-12-19 Listing Removed — Dayton MLS
• 2013-01-31 Listed $82,500 Dayton MLS

Property tax history

+2.0%/yr

Latest (2025): $3,189 · -0.0% YoY. Source: county tax records.