200 Marilee Dr · New Lebanon, OH 45345

$160,000

3 bd · 1.5 ba · 1,259 sqft · SingleFamily public records · 12 Days on market

Built 1962 8,276 sqft lot $127/sqft · 9% below area Est $175k · 9% 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 +19.3/30.0
• ARV discount +11.3/15.0
• Appreciation +10.0/10.0
• DSCR +6.1/10.0
• 1% rule +5.0/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3BD 1.5BA MOVE-IN READY BRICK RANCH WITH APPROX. 1,259 SQFT OF LIVING SPACE AND 1-CAR ATTACHED GARAGE. RELAX AND ENJOY THE WEATHER ON THE COVERED FRONT PORCH. INSIDE, THE LIVING ROOM HAS A LARGE WINDOW BRINGING IN GREAT NATURAL LIGHT. THE DINING ROOM OPENS TO THE EAT-IN KITCHEN WHERE YOU GREAT CABINET SPACE AS WELL AS BACKYARD ACCESS. THERE IS A FAMILY ROOM OFF THE DINING ROOM. THE 3 BEDROOMS AND FULL BATH ARE DOWN THE HALL FROM THE LIVING SPACES FOR MAXIMUM PRIVACY. HAVING A LIVING SPACE ON EACH SIDE OF THE DINING ROOM AND EAT-IN KITCHEN MAKES A GREAT SPACE FOR GATHERINGS AND ENTERTAINING. THE BACKDOOR IN THE KITCHEN PROVIDES AN EASY TRANSITION FROM INDOOR TO OUTDOOR COOKING AND ENTERTAINING IN THE BACKYARD THAT HAS A COVERED PATIO AND PLENTY OF ROOM FOR PLAY. BACKYARD SHED FOR ADDITIONAL STORAGE SPACE. CONVENIENT TO SHOPPING, RESTAURANTS & RECREATION. * VIRTUALLY STAGED FOR POSSIBILITIES *

Key facts

• Near schools
• Solid bones
• Spacious lot

Tags

• SPACIOUS LOT
• ESTABLISHED NEIGHBORHOOD
• SOLID BONES
• FUNCTIONAL LAYOUT
• NEAR SCHOOLS
• NEAR PARKS

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: One-car garage with garage door opener
• Utilities: Sewer available
• Home design: Single-story home
• Construction: Brick construction
• Exterior features: Residential zoning; Lot dimensions approximately 116 x 70

Interior

• Kitchen: Kitchen on main level (11 x 18); Dishwasher; Microwave; Refrigerator
• Bedrooms: Bedroom on main level (10 x 9); Bedroom on main level (12 x 11); Additional main level room (12 x 12) — may be used as bedroom
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 bathrooms on the main level
• Heating & cooling: Central air conditioning; Electric, forced air and natural gas heating
• Interior features: Crawl space basement; Total of 5 rooms
• Laundry & utility: Washer/dryer connections (laundry details not specified)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

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 ($2k rent vs $160k).

Location & tenants

• Location reads 70/100 on livability (#450 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, amenities F, commute F.
• New Lebanon Local (town): math 43% / reading 56% proficiency, ranked #448 of 656 in OH (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dixie Elementary School (math 62% / reading 57%, grade B-, #670 of 1,584 statewide, top 45%, 452 students, 45% FRL); Dixie Middle School (math 39% / reading 55%, grade D+, #451 of 654 statewide, top 70%, 330 students, 49% FRL); Dixie High School (math 27% / reading 62%, grade F, #470 of 781 statewide, top 62%, 308 students, 44% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 20 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Montgomery County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $123k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $160,000

Questions for the listing agent

1. Built in 1962 — 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. 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: 1.00% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.69%
• DSCR: 1.21
• GRM: 8.3

CMA / ARV

• ARV (median comp): $174,914
• List price: $160,000
• Delta: -8.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Lawson Ave	0.17mi	3/1.5	1,245 (-1%)	3mo	$205,000	$165	88
419 Rosetta St	0.30mi	3/1.5	1,243 (-1%)	3mo	$185,500	$149	81
111 Cain St	0.30mi	3/1.0	1,340 (+6%)	1mo	$97,000	$72	73
19 Gloria Ave	0.18mi	3/1.0	1,409 (+12%)	1mo	$187,000	$133	69
107 Glenada Ct	0.09mi	3/1.5	1,075 (-15%)	3mo	$185,000	$172	68
448 Gregory Ave	0.38mi	3/1.5	1,182 (-6%)	5mo	$185,000	$157	68
432 Scarborough Ct	0.50mi	3/1.5	1,299 (+3%)	5mo	$155,900	$120	67
224 Perry St	0.30mi	3/1.0	1,377 (+9%)	2mo	$178,000	$129	66
444 Scarborough Ct	0.53mi	3/1.5	1,350 (+7%)	1mo	$200,000	$148	63
336 Estonia Dr	0.34mi	3/1.5	1,102 (-12%)	1mo	$190,000	$172	63
731 Homeway Dr	0.68mi	3/1.5	1,182 (-6%)	2mo	$184,000	$156	56
224 Drina Ave	0.35mi	3/1.5	1,080 (-14%)	5mo	$182,000	$169	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.7%
• Equity multiple: 3.19×
• Total profit: $98,309
• Equity at exit: $144,141

10-year hold

• IRR: 24.2%
• Equity multiple: 7.27×
• Total profit: $280,759
• Equity at exit: $310,845

Cash invested: $44,800 (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 45345

• Home prices YoY: 8.0%
• Active inventory: 20
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$183 /mo · $2,198/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $175

Break-even live

Break-even rent $1,378

Max offer price $160,000

Occupancy floor 84%

Sensitivity live

Price	-10% $266	-5% $220	+0% $175	+5% $130	+10% $85
Rent	-10% $49	-5% $112	+0% $175	+5% $238	+10% $302
Rate	-1.0pp $256	-0.5pp $216	base $175	+0.5pp $134	+1.0pp $92

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Clinchfield Ct New Lebanon, OH	2.0	2.0	1362	$1,600	$1.17	4d	1	0.48mi

Listing history 6 events

1. 2026-05-14
   listed $160,000 Active 751-char remark
2. 2021-05-07
   soldstatus $123,000 Sold 910-char remark

   Show marketing remark (910 chars)

   3BD 1.5BA MOVE-IN READY BRICK RANCH WITH APPROX. 1,259 SQFT OF LIVING SPACE AND 1-CAR ATTACHED GARAGE. RELAX AND ENJOY THE WEATHER ON THE COVERED FRONT PORCH. INSIDE, THE LIVING ROOM HAS A LARGE WINDOW BRINGING IN GREAT NATURAL LIGHT. THE DINING ROOM OPENS TO THE EAT-IN KITCHEN WHERE YOU GREAT CABINET SPACE AS WELL AS BACKYARD ACCESS. THERE IS A FAMILY ROOM OFF THE DINING ROOM. THE 3 BEDROOMS AND FULL BATH ARE DOWN THE HALL FROM THE LIVING SPACES FOR MAXIMUM PRIVACY. HAVING A LIVING SPACE ON EACH SIDE OF THE DINING ROOM AND EAT-IN KITCHEN MAKES A GREAT SPACE FOR GATHERINGS AND ENTERTAINING. THE BACKDOOR IN THE KITCHEN PROVIDES AN EASY TRANSITION FROM INDOOR TO OUTDOOR COOKING AND ENTERTAINING IN THE BACKYARD THAT HAS A COVERED PATIO AND PLENTY OF ROOM FOR PLAY. BACKYARD SHED FOR ADDITIONAL STORAGE SPACE. CONVENIENT TO SHOPPING, RESTAURANTS & RECREATION. * VIRTUALLY STAGED FOR POSSIBILITIES *

3. 2021-05-07
   soldstatus $123,000 Closed 910-char remark

   Show marketing remark (910 chars)

   3BD 1.5BA MOVE-IN READY BRICK RANCH WITH APPROX. 1,259 SQFT OF LIVING SPACE AND 1-CAR ATTACHED GARAGE. RELAX AND ENJOY THE WEATHER ON THE COVERED FRONT PORCH. INSIDE, THE LIVING ROOM HAS A LARGE WINDOW BRINGING IN GREAT NATURAL LIGHT. THE DINING ROOM OPENS TO THE EAT-IN KITCHEN WHERE YOU GREAT CABINET SPACE AS WELL AS BACKYARD ACCESS. THERE IS A FAMILY ROOM OFF THE DINING ROOM. THE 3 BEDROOMS AND FULL BATH ARE DOWN THE HALL FROM THE LIVING SPACES FOR MAXIMUM PRIVACY. HAVING A LIVING SPACE ON EACH SIDE OF THE DINING ROOM AND EAT-IN KITCHEN MAKES A GREAT SPACE FOR GATHERINGS AND ENTERTAINING. THE BACKDOOR IN THE KITCHEN PROVIDES AN EASY TRANSITION FROM INDOOR TO OUTDOOR COOKING AND ENTERTAINING IN THE BACKYARD THAT HAS A COVERED PATIO AND PLENTY OF ROOM FOR PLAY. BACKYARD SHED FOR ADDITIONAL STORAGE SPACE. CONVENIENT TO SHOPPING, RESTAURANTS & RECREATION. * VIRTUALLY STAGED FOR POSSIBILITIES *

4. 2021-04-01
   status Pending 910-char remark

   Show marketing remark (910 chars)

   3BD 1.5BA MOVE-IN READY BRICK RANCH WITH APPROX. 1,259 SQFT OF LIVING SPACE AND 1-CAR ATTACHED GARAGE. RELAX AND ENJOY THE WEATHER ON THE COVERED FRONT PORCH. INSIDE, THE LIVING ROOM HAS A LARGE WINDOW BRINGING IN GREAT NATURAL LIGHT. THE DINING ROOM OPENS TO THE EAT-IN KITCHEN WHERE YOU GREAT CABINET SPACE AS WELL AS BACKYARD ACCESS. THERE IS A FAMILY ROOM OFF THE DINING ROOM. THE 3 BEDROOMS AND FULL BATH ARE DOWN THE HALL FROM THE LIVING SPACES FOR MAXIMUM PRIVACY. HAVING A LIVING SPACE ON EACH SIDE OF THE DINING ROOM AND EAT-IN KITCHEN MAKES A GREAT SPACE FOR GATHERINGS AND ENTERTAINING. THE BACKDOOR IN THE KITCHEN PROVIDES AN EASY TRANSITION FROM INDOOR TO OUTDOOR COOKING AND ENTERTAINING IN THE BACKYARD THAT HAS A COVERED PATIO AND PLENTY OF ROOM FOR PLAY. BACKYARD SHED FOR ADDITIONAL STORAGE SPACE. CONVENIENT TO SHOPPING, RESTAURANTS & RECREATION. * VIRTUALLY STAGED FOR POSSIBILITIES *

5. 2021-03-30
   listed $125,000 Active 910-char remark

   Show marketing remark (910 chars)

   3BD 1.5BA MOVE-IN READY BRICK RANCH WITH APPROX. 1,259 SQFT OF LIVING SPACE AND 1-CAR ATTACHED GARAGE. RELAX AND ENJOY THE WEATHER ON THE COVERED FRONT PORCH. INSIDE, THE LIVING ROOM HAS A LARGE WINDOW BRINGING IN GREAT NATURAL LIGHT. THE DINING ROOM OPENS TO THE EAT-IN KITCHEN WHERE YOU GREAT CABINET SPACE AS WELL AS BACKYARD ACCESS. THERE IS A FAMILY ROOM OFF THE DINING ROOM. THE 3 BEDROOMS AND FULL BATH ARE DOWN THE HALL FROM THE LIVING SPACES FOR MAXIMUM PRIVACY. HAVING A LIVING SPACE ON EACH SIDE OF THE DINING ROOM AND EAT-IN KITCHEN MAKES A GREAT SPACE FOR GATHERINGS AND ENTERTAINING. THE BACKDOOR IN THE KITCHEN PROVIDES AN EASY TRANSITION FROM INDOOR TO OUTDOOR COOKING AND ENTERTAINING IN THE BACKYARD THAT HAS A COVERED PATIO AND PLENTY OF ROOM FOR PLAY. BACKYARD SHED FOR ADDITIONAL STORAGE SPACE. CONVENIENT TO SHOPPING, RESTAURANTS & RECREATION. * VIRTUALLY STAGED FOR POSSIBILITIES *

6. 1987-01-07
   soldstatus $23,000

ⓘ 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: $2,198 · $183/mo
• Projected year-2 tax: $2,347 · $196/mo
• Expected delta: +$149/yr (+$12/mo · 6.8%)

ⓘ 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 ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,200
• − Mortgage interest: −$8,962
• − Property taxes: −$2,198
• − Insurance: −$800
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$4,655
• Taxable loss: −$487
• Est. tax savings @ 24.0%: +$117
• After-tax cash flow: $2,218/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: New Lebanon Local
• NCES district ID: 3904871
• Math proficiency: 43% ▼ -19.00%
• Reading proficiency: 56% ▼ -7.00%
• Median HH income: $45,363
• Composite: 41.88/100
• National rank: #3369
• State rank: #448 of 656 in OH

Livability — New Lebanon

• Score: 70/100
• State rank: #450
• US rank: #7342

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Lebanon, OH
• County: Montgomery · 506,435 people
• City population: 5,923
• Metro: Dayton-Kettering-Beavercreek, OH
• Population (ZIP): 5,923
• Household income: $77,279
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 8.9

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 (92%)
• Race & ethnicity: White 92% Two or more races 6% Black 2%
• Common ancestry: Romanian 3% Slovak 1% Scottish 1%
• Foreign-born: 0% · China
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 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: ▲ 27.56%
• Current HPI: 370.29
• Rent YoY: —
• Metro: —
• 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

+595.7% since first listed

7 events — show timeline

• 2026-05-26 Pending — Dayton MLS
• 2026-05-14 Listed $160,000 Dayton MLS
• 2021-05-07 Sold (MLS) $123,000 Dayton MLS
• 2021-05-07 Sold (MLS) $123,000 Dayton MLS
• 2021-04-01 Pending — Dayton MLS
• 2021-03-30 Listed $125,000 Dayton MLS
• 1987-01-07 Sold (Public Records) $23,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $2,198 · -0.1% YoY. Source: county tax records.