3918 Cordell Dr · Kettering, OH 45439

$145,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 2 Days on market

Built 1955 7,405 sqft lot Est $187k · 23% 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 +17.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +5.4/10.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this brick ranch on a slab foundation! Perfect for investors, or anyone seeking one-level living that does not mind putting in a bit of work in to make it their own. Remodel and Resell or use for a tenant occupied property. The major mechanical systems have already been updated, providing added peace of mind. The remodeled kitchen features wood cabinets & hardwood flooring. The full bath includes a glass block window for natural light and privacy. Step outside to enjoy the screened-in patio overlooking the fully fenced backyard, enclosed by a wood privacy fence?ideal for relaxing, entertaining, pets, or play. A solid home with important updates already completed and plenty of potential to make it your own! Priced accordingly.

Key facts

• Slab foundation
• Hardwood flooring
• Glass block window

Tags

• BRICK RANCH
• SLAB FOUNDATION
• REMODELED KITCHEN
• HARDWOOD FLOORING
• GLASS BLOCK WINDOW
• SCREENED-IN PATIO

Property features AI

Finance

• Other: Zoned residential; Directions: I-75 to East Dixie Drive to W. Strop to Left on Cordell; Cross street: Lansbury or Hillwood; Located in Montgomery Co.
• HOA & community: No HOA

Exterior

• Parking: Built-in 1-car garage; On-street parking
• Utilities: Public water; Public sewer; Natural gas; Gas water heater
• Home design: Ranch-style single family home; One level; Slab foundation
• Construction: Brick construction; Shingle roof
• Exterior features: Covered deck/patio; Privacy fencing; Aluminum windows

Interior

• Kitchen: Walkout kitchen with wood cabinets and wood floor; Appliances: Dishwasher, Oven/Range, Refrigerator
• Bedrooms: 3 bedrooms; Primary bedroom 12 x 12 (Level: 1); Bedroom 2 13 x 9 (Level: 1); Bedroom 3 9 x 9 (Level: 1)
• Flooring: Wood floor in kitchen; Wall-to-wall carpet in living room; Carpet in entry/foyer
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Forced air heating (gas); Central air conditioning; Ceiling fans
• Interior features: 6 total rooms; Attic storage; Ceiling fan; Handyman (needs work)
• Laundry & utility: Main-level laundry room (12 x 5); Appliances: Washer, Dryer; Garage door opener

🏷️ Possibly a rental listed for sale. The $145,000 price doesn't fit this home's estimated sale value (~$187,200) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 7.2% vs local median 4.4% in Kettering — 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 83/100 on livability (#61 in OH, #922 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, cost of living A+; Watch: commute F.
• Kettering City School District (suburban): math 54% / reading 68% proficiency, ranked #277 of 656 in OH (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 38 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 35% 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 $1k of loan paydown is wiped out by about $4k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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 $85k; list at $145k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,000

Questions for the listing agent

1. Built in 1955 — 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 A-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: 1.04% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.35%
• DSCR: 1.15
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $187,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1681 Hillwood Dr	0.02mi	3/1.0	1,040 (0%)	2mo	$205,000	$197	98
3890 Endover Rd	0.08mi	3/1.0	1,040 (0%)	1mo	$180,000	$173	95
3785 Endover Rd	0.14mi	3/1.0	1,040 (0%)	0mo	$187,500	$180	93
3690 Endover Rd	0.23mi	3/1.0	1,040 (0%)	1mo	$180,000	$173	89
1770 Big Hill Rd	0.44mi	3/1.0	1,040 (0%)	1mo	$200,000	$192	79
2169 Finland Dr	0.38mi	3/1.0	1,080 (+4%)	1mo	$213,000	$197	75
2218 Finland Dr	0.42mi	3/1.0	1,080 (+4%)	2mo	$189,000	$175	73
3743 Cordell Dr	0.19mi	2/1.0 (-1)	936 (-10%)	1mo	$155,000	$166	68
3565 Lodi Pl	0.36mi	3/1.0	936 (-10%)	0mo	$197,000	$210	66
4476 Hannaford St	0.59mi	3/1.0	1,080 (+4%)	1mo	$190,000	$176	65
2190 Renshaw Ave	0.60mi	3/1.0	1,080 (+4%)	1mo	$194,080	$180	65
4518 Harbison St	0.66mi	3/2.0	1,080 (+4%)	1mo	$233,000	$216	58

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-16,211
• Equity at exit: $21,620

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-4,539
• Equity at exit: $12,537

Cash invested: $40,600 (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 45439

• Home prices YoY: -34.5%
• Active inventory: 38
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,510 high
• Mortgage (P&I): −$760
• Tax from tax record: −$259 /mo · $3,108/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $113

Break-even live

Break-even rent $1,367

Max offer price $145,000

Occupancy floor 88%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1643 Archdeacon Ct Dayton, OH	2.0	1.0	1040	$1,450	$1.39	21d	1	0.12mi
3781 Keswick Ln Dayton, OH	3.0	1.0	1040	$1,750	$1.68	3d	1	0.17mi
3928 Elmira Dr Dayton, OH	3.0	1.0	1041	$1,550	$1.49	3d	1	0.18mi
3657 Elmira Dr Dayton, OH	2.0	1.0	936	$1,450	$1.55	44d	1	0.26mi
3924 Fulton Ave Moraine, OH	3.0	1.0	813	$1,800	$2.21	3d	1	0.39mi
3929 Fulton Ave Moraine, OH	2.0	1.0	788	$750	$0.95	19d	1	0.42mi
4042 Ellery Ave Moraine, OH	3.0	1.0	720	$1,195	$1.66	44d	1	0.45mi
3401 Southdale Dr #5 Dayton, OH	2.0	2.0	1400	$1,450	$1.04	21d	1	0.56mi
4217 Fulton Ave Moraine, OH	2.0	1.0	800	$1,325	$1.66	44d	1	0.66mi
2621 Nyack Ln Dayton, OH	3.0	1.0	1080	$1,500	$1.39	14d	1	0.89mi
1333 Central Park Ave Dayton, OH	2.0	1.0	846	$1,350	$1.60	14d	1	1.21mi
5237 Belle Isle Dr Unit 5237 Dayton, OH	2.0	1.0	960	$1,025	$1.07	44d	1	1.35mi
2800 Cadillac St Moraine, OH	3.0	1.0	748	$1,295	$1.73	3d	1	1.38mi
5295 Belle Isle Dr Dayton, OH	2.0	1.5	856	$950	$1.11	44d	1	1.40mi
5359 Dunmore Dr Dayton, OH	2.0	1.0	808	$975	$1.21	14d	1	1.46mi

Listing history 3 events

1. 2026-06-18
   days on market $145,000 Active 2 DOM
2. 2026-06-17
   remarks 695-char remark
3. 2026-06-17
   listed $145,000 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: $3,108 · $259/mo
• Projected year-2 tax: $3,108 · $259/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 4/10 Moderate 7 d/yr ≥101°F today · 19 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,123
• − Mortgage interest: −$8,122
• − Property taxes: −$3,108
• − Insurance: −$725
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − Depreciation: −$4,218
• Taxable loss: −$950
• Est. tax savings @ 24.0%: +$228
• After-tax cash flow: $1,587/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: Kettering City School District
• NCES district ID: 3904418
• Math proficiency: 54% ▼ -21.00%
• Reading proficiency: 68% ▼ -9.00%
• Median HH income: $50,353
• Composite: 51.89/100
• National rank: #1653
• State rank: #277 of 656 in OH

Livability — Kettering

• Score: 83/100
• State rank: #61
• US rank: #922

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kettering, OH
• County: Montgomery County · 459,541 people
• City population: 73,116
• 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

+178.8% since first listed

8 events — show timeline

• 2026-06-17 Listed $145,000 Cincy MLS
• 2026-06-10 Listed $145,000 Dayton MLS
• 2015-02-10 Sold (Public Records) $85,000 Public Records
• 2015-01-30 Sold (MLS) $85,000 Dayton MLS
• 2015-01-30 Sold (MLS) $85,000 Dayton MLS
• 2015-01-27 Listing Removed — Dayton MLS
• 2015-01-14 Listed $89,900 Dayton MLS
• 1988-10-28 Sold (Public Records) $52,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $3,108 · -0.2% YoY. Source: county tax records.