1030 Ginghamsburg Rd · Tipp City, OH 45371

$287,900

4 bd · 1.0 ba · 1,308 sqft · SingleFamily public records · 20 Days on market

Built 1950 0.98 ac lot $220/sqft · at area comps Est $289k · at est.

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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 +11.8/30.0
• ARV discount +7.7/15.0
• Schools +6.3/10.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming cape code home on almost an acre lot features 4 bedrooms, a full walkout basement and a 24 x 34 oversized 2 car garage with workshop area. The original character of this home has been preserved with arched doorways, a corner hutch in the kitchen and original hardwood floors in each bedroom, hallways and under the carpet in the living room. Large vinyl tilt in windows (1999) flood this home with natural light. Spacious eat-in kitchen is large enough for an island and dining area. The walkout basement includes an additional 884 sq. ft. of unfinished living space. Washer & Dryer in basement do stay. The exterior of this home offers a patio area, low maintenance vinyl siding, trellis, mature trees and a large parking pad. This home is being sold ''As Is''. Welcome home!

Key facts

• Walkout basement
• Patio area
• Natural light

Tags

• WALKOUT BASEMENT
• OVERSIZED GARAGE
• ORIGINAL HARDWOOD FLOORS
• NATURAL LIGHT
• PATIO AREA
• LOW MAINTENANCE VINYL SIDING

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached two-car garage with storage
• Utilities: Public water available; Septic system (septic tank) available
• Home design: Frame construction with vinyl siding
• Construction: Full unfinished walk-out basement (below-grade unfinished area listed); Frame construction with vinyl siding
• Exterior features: Patio; Nearly 1-acre residential lot

Interior

• Kitchen: Eat-in kitchen (approx. 16 x 13)
• Bedrooms: Two second-floor bedrooms (approx. 13 x 11 each); Two main-floor bedrooms (approx. 11 x 11 and 13 x 9)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced-air heating (oil); Central air conditioning
• Interior features: Ceiling fan(s); Vinyl windows
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $288k.

Deal economics

• At list price, monthly cash flow is $-82 ($-979/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (22.6% below list).
• Recommended offer: $223k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.1% in Tipp City — 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 80/100 on livability (#125 in OH, #1,827 nationally) — a professional / high-income tenant draw. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Tipp City Exempted Village (suburban): math 70% / reading 76% proficiency, ranked #108 of 656 in OH (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 250 active listings in the ZIP; solid renter incomes; 326 units permitted in Miami County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($284k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $222,756 (22.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1950 — 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 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?
5. 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?
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: 0.77% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• GRM: 10.8

CMA / ARV

• ARV (median comp): $289,458
• List price: $287,900
• Delta: -0.54%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1030 Ginghamsburg Rd	0.00mi	4/1.0	1,308 (0%)	0mo	$288,800	$221	100
850 Todd Ct	0.68mi	4/3.0	1,456 (+11%)	6mo	$370,000	$254	36

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: -18.3%
• Equity multiple: 0.36×
• Total profit: $-51,907
• Equity at exit: $42,927

10-year hold

• IRR: -10.7%
• Equity multiple: 0.35×
• Total profit: $-52,125
• Equity at exit: $24,892

Cash invested: $80,612 (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 45371

• Active inventory: 250
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,228 medium
• Mortgage (P&I): −$1,510
• Tax from tax record: −$212 /mo · $2,540/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-82

Break-even live

Break-even rent $2,331

Max offer price $273,485

Occupancy floor 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: $71,975
• Closing costs: $8,637
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-04
   historical ActiveUnderContract 799-char remark

   Show marketing remark (797 chars)

   Charming cape code home on almost an acre lot features 4 bedrooms, a full walkout basement and a 24 x 34 oversized 2 car garage with workshop area. The original character of this home has been preserved with arched doorways, a corner hutch in the kitchen and original hardwood floors in each bedroom, hallways and under the carpet in the living room. Large vinyl tilt in windows (1999) flood this home with natural light. Spacious eat-in kitchen is large enough for an island and dining area. The walkout basement includes an additional 884 sq. ft. of unfinished living space. Washer & Dryer in basement do stay. The exterior of this home offers a patio area, low maintenance vinyl siding, trellis, mature trees and a large parking pad. This home is being sold ''As Is''. Welcome home!

2. 2026-05-04
   historical Contingency - Finance and Inspections 797-char remark

   Show marketing remark (797 chars)

   Charming cape code home on almost an acre lot features 4 bedrooms, a full walkout basement and a 24 x 34 oversized 2 car garage with workshop area. The original character of this home has been preserved with arched doorways, a corner hutch in the kitchen and original hardwood floors in each bedroom, hallways and under the carpet in the living room. Large vinyl tilt in windows (1999) flood this home with natural light. Spacious eat-in kitchen is large enough for an island and dining area. The walkout basement includes an additional 884 sq. ft. of unfinished living space. Washer & Dryer in basement do stay. The exterior of this home offers a patio area, low maintenance vinyl siding, trellis, mature trees and a large parking pad. This home is being sold ''As Is''. Welcome home!

3. 2026-05-01
   listed $287,900 Active 797-char remark

   Show marketing remark (797 chars)

   Charming cape code home on almost an acre lot features 4 bedrooms, a full walkout basement and a 24 x 34 oversized 2 car garage with workshop area. The original character of this home has been preserved with arched doorways, a corner hutch in the kitchen and original hardwood floors in each bedroom, hallways and under the carpet in the living room. Large vinyl tilt in windows (1999) flood this home with natural light. Spacious eat-in kitchen is large enough for an island and dining area. The walkout basement includes an additional 884 sq. ft. of unfinished living space. Washer & Dryer in basement do stay. The exterior of this home offers a patio area, low maintenance vinyl siding, trellis, mature trees and a large parking pad. This home is being sold ''As Is''. Welcome home!

4. 2026-04-22
   listed $287,900 Active 799-char remark

ⓘ 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: $2,540 · $212/mo
• Projected year-2 tax: $3,515 · $293/mo
• Expected delta: +$976/yr (+$81/mo · 38.4%)

ⓘ 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 ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,731
• − Mortgage interest: −$16,127
• − Property taxes: −$2,540
• − Insurance: −$1,440
• − Repairs & maintenance: −$2,138
• − Management: −$2,138
• − Depreciation: −$8,375
• Taxable loss: −$6,027
• Est. tax savings @ 24.0%: +$1,447
• After-tax cash flow: $467/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: Tipp City Exempted Village
• NCES district ID: 3904561
• Math proficiency: 70% ▼ -9.00%
• Reading proficiency: 76% ▼ -5.00%
• Median HH income: $63,580
• Composite: 63.13/100
• National rank: #642
• State rank: #108 of 656 in OH

Livability — Tipp City

• Score: 80/100
• State rank: #125
• US rank: #1827

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Miami County · 85,667 people
• City population: 22,865
• Metro: Dayton-Kettering, OH
• Population (ZIP): 22,865
• Household income: $93,599
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 465.0

Population outlook (Miami County) Hauer SSP2

• Today (2025): 107,816 people
• By 2030: 108,896 · +1.0%
• By 2040: 109,581 · +1.6%
• By 2050: 108,110 · +0.3%
• By 2075: 101,523 · -5.8%
• By 2100: 85,787 · -20.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Asian 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Lithuanian 3% Romanian 3% Scotch-Irish 2%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Other Asian/Pacific 3% Russian/Polish/Slavic 1% Spanish 1%

Political lean MEDSL · Miami

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -16.6pp toward R · 2008: -28.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+44.3 2016: R+45.6 2012: R+35.6 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -178.63%
• Current HPI: 205.0064
• 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

+0.3% since first listed

8 events — show timeline

• 2026-06-08 Sold (MLS) $288,800 WRIST
• 2026-06-08 Sold (MLS) $288,800 Dayton MLS
• 2026-05-20 Pending — WRIST
• 2026-05-20 Pending — Dayton MLS
• 2026-05-04 Contingent — Dayton MLS
• 2026-05-04 Contingent — WRIST
• 2026-05-01 Listed $287,900 WRIST
• 2026-04-22 Listed $287,900 Dayton MLS

Property tax history

+6.4%/yr

Latest (2025): $2,540 · +14.7% YoY. Source: county tax records.