2113 Pittsfield St · Kettering, OH 45420

$191,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 14 Days on market

Built 1954 7,658 sqft lot Est $169k · 13% over ↓ 3% since listing

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Why this score? — see what drove the F 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 +11.4/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• DSCR +3.3/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks

Here's a great Kettering ranch that has been loved by the same family for decades that has a brand new roof (03/26) with a transferrable warranty and is in a great neighborhood close to shopping, parks, restaurants and schools. This cozy single story lifestyle home features 3 bedrooms, 1 bathroom a fabulous fenced backyard with a covered patio that's perfect for entertaining outdoors! Use your code, key, phone or keyfob to enter through the recently upgraded front doorknob and enjoy the larger than average living room. The dining room is right off of the kitchen making for more easy entertaining or cozy & convenient meals. There are original hardwood floors in the bedrooms & vi

Key facts

• Covered patio
• Detached garage
• Additional shed

Tags

• FABULOUS FENCED BACKYARD
• COVERED PATIO
• ORIGINAL HARDWOOD FLOORS
• DETACHED GARAGE
• ADDITIONAL SHED

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached one-car garage
• Utilities: Public utilities (water/sewer not specified); Electric service not specified
• Home design: Single-story home; Frame construction; Residential zoning; Lot roughly 125 x 63
• Construction: Frame construction
• Exterior features: Fenced yard; Patio; Outdoor storage; Shed(s)

Interior

• Kitchen: Kitchen on main level (12 x 8)
• Bedrooms: Three bedrooms (all on the main level): 12 x 7, 12 x 12, 12 x 9
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Vinyl windows; Crawl space basement
• Laundry & utility: Washer and Dryer; Main-level utility room (12 x 7)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $191k.

Deal economics

• At list price, monthly cash flow is $-67 ($-807/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (22.1% below list).
• Recommended offer: $149k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Rents rising fast (+4.8%/yr); 106 active listings in the ZIP; 27 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).

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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $148,711 (22.1% 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 1954 — 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: 0.78% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.51%
• DSCR: 0.93
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $168,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2113 Pittsfield St	0.00mi	3/1.0	1,056 (0%)	1mo	$185,000	$175	100
2009 Hazel Ave	0.13mi	3/1.0	966 (-8%)	0mo	$80,500	$83	80
1841 Courtland Ave	0.32mi	2/1.0 (-1)	1,024 (-3%)	3mo	$145,000	$142	73
2112 Patterson Rd	0.42mi	3/1.0	1,008 (-4%)	2mo	$160,000	$159	71
2151 S Smithville Rd	0.37mi	3/1.5	1,114 (+6%)	2mo	$160,000	$144	70
1525 Patterson Rd	0.50mi	3/1.0	1,142 (+8%)	0mo	$183,000	$160	63
1629 Beaver Creek Ln	0.57mi	3/1.5	1,120 (+6%)	2mo	$210,000	$188	60
1804 Culver Ave	0.41mi	2/1.5 (-1)	928 (-12%)	1mo	$205,000	$221	53
2051 S Smithville Rd	0.37mi	4/1.0 (+1)	1,205 (+14%)	3mo	$205,000	$170	52
2817 Kennedy Ave	0.58mi	2/2.0 (-1)	960 (-9%)	1mo	$125,000	$130	48
2167 W Bataan Dr	0.73mi	4/2.0 (+1)	1,008 (-4%)	3mo	$125,000	$124	47
2384 Woodman Dr	0.73mi	3/1.0	936 (-11%)	1mo	$198,000	$212	46

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 · 4.82% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.39×
• Total profit: $-32,486
• Equity at exit: $28,479

10-year hold

• IRR: -6.0%
• Equity multiple: 0.59×
• Total profit: $-22,098
• Equity at exit: $16,514

Cash invested: $53,480 (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 45420

• Rents YoY: 4.8%
• Active inventory: 106
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,487 high
• Mortgage (P&I): −$1,002
• Tax from tax record: −$161 /mo · $1,930/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $-67

Break-even live

Break-even rent $1,572

Max offer price $179,121

Occupancy floor 100%

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: $47,750
• Closing costs: $5,730
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3603 S Smithville Rd Kettering, OH	2.0	1.0	950	$1,100	$1.16	23d	1	0.36mi
1828 Hazel Ave Dayton, OH	2.0	1.0	960	$1,435	$1.49	2d	1	0.37mi
2112 Patterson Rd Dayton, OH	3.0	1.0	1008	$1,425	$1.41	2d	1	0.43mi
3311 S Smithville Rd Dayton, OH	3.0	1.0	1019	$1,295	$1.27	43d	1	0.49mi
2850 Hazel Ave Unit 1496064P Dayton, OH	3.0	2.0	850	$6,259	$7.36	18d	1	0.57mi
1238 Colwick Dr Dayton, OH	2.0	1.0	786	$1,250	$1.59	11d	1	0.70mi
1121 Colwick Dr Dayton, OH	3.0	2.0	1272	$1,875	$1.47	21d	1	0.83mi
2212 Farmside Dr Dayton, OH	3.0	1.0	1008	$1,395	$1.38	43d	1	0.84mi
2526 Kennedy Ave Dayton, OH	3.0	1.0	1232	$1,300	$1.06	43d	1	0.88mi
1934 Farmside Dr Dayton, OH	3.0	1.0	1008	$1,395	$1.38	43d	1	0.90mi
2274 Broadmoor Dr Dayton, OH	3.0	1.5	1188	$2,145	$1.81	2d	1	0.95mi
906 Nordale Ave Dayton, OH	3.0	2.0	1262	$2,200	$1.74	43d	1	0.98mi
2820 Harvey Ave Dayton, OH	2.0	1.0	900	$1,350	$1.50	43d	1	1.12mi
1059 Wilmington Ave Unit 1059 1 Dayton, OH	3.0	1.5	1100	$1,495	$1.36	43d	1	1.17mi
1053 Wilmington Ave Dayton, OH	2.0–3.0	1.0–1.5	1025	$1,495	$1.46	2d	5	1.18mi
2974 Woodman Dr Dayton, OH	3.0	1.0	864	$1,625	$1.88	14d	1	1.19mi
809 Patterson Rd Dayton, OH	2.0	1.0–1.5	895	$1,075	$1.20	2d	7	1.20mi
2212 Fauver Ave Dayton, OH	3.0	1.0	1300	$1,795	$1.38	43d	1	1.31mi
933 Wilmington Ave Dayton, OH	1.0–2.0	1.0–1.5	802	$980	$1.22	3d	8	1.37mi
2416 Brookline Ave Dayton, OH	2.0	1.0	806	$895	$1.11	2d	1	1.37mi
922 Wilmington Ave Dayton, OH	2.0	1.0	720	$1,200	$1.67	23d	1	1.38mi
440 Lonsdale Ave #1 Dayton, OH	2.0	1.0	1050	$1,450	$1.38	11d	1	1.39mi
1901 Shroyer Rd Oakwood, OH	2.0	2.0	1262	$2,000	$1.58	2d	1	1.41mi
2105 Shroyer Rd Oakwood, OH	3.0	2.0	1453	$2,150	$1.48	2d	1	1.44mi
563 Broad Blvd Dayton, OH	3.0	2.0	1410	$2,100	$1.49	11d	1	1.46mi
4253 Pleasant View Ave Dayton, OH	3.0	2.0	1440	$1,695	$1.18	43d	1	1.49mi
4249 Pleasant View Ave Dayton, OH	3.0	2.0	1440	$1,695	$1.18	43d	1	1.49mi

Listing history 3 events

1. 2026-04-29
   status Pending
2. 2026-04-26
   price $191,000
3. 2026-04-15
   listed $196,000 Active

ⓘ 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: $1,930 · $161/mo
• Projected year-2 tax: $2,455 · $205/mo
• Expected delta: +$525/yr (+$44/mo · 27.2%)

ⓘ 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,845
• − Mortgage interest: −$10,699
• − Property taxes: −$1,930
• − Insurance: −$955
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − Depreciation: −$5,556
• Taxable loss: −$4,151
• Est. tax savings @ 24.0%: +$996
• After-tax cash flow: $189/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): 24,411
• Household income: $60,588
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 856.0

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 (83%)
• Race & ethnicity: White 83% Black 7% Two or more races 6% Hispanic / Latino 3% Asian 3%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 2% Chinese 0%

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: ▼ -192.56%
• Current HPI: 241.6543
• Rent YoY: ▲ 4.82%
• 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

-2.6% since first listed

3 events — show timeline

• 2026-04-29 Pending — Dayton MLS
• 2026-04-26 Price Changed $191,000 Dayton MLS
• 2026-04-15 Listed $196,000 Dayton MLS

Property tax history

+2.1%/yr

Latest (2025): $1,930 · -1.3% YoY. Source: county tax records.