122 Commons Ave · Englewood, OH 45322

$115,000

2 bd · 1.5 ba · 1,080 sqft · Townhouse public records · 46 Days on market

Built 1973 1,307 sqft lot $106/sqft · 29% below area Est $161k · 29% under $225/mo HOA · 14% of rent

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Why this score? — see what drove the B- 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 +23.8/30.0
• ARV discount +15.0/15.0
• 1% rule +8.9/10.0
• DSCR +7.7/10.0
• Schools +5.0/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this peaceful 2-bedroom, 1.5-bathroom townhouse in the heart of Englewood. With 1,080 square feet of living space, this home features an updated full bathroom upstairs and convenient covered parking in the back. Enjoy relaxing on your private back porch or taking a dip in the community pool. Priced to sell, this condo is perfect for first-time buyers or investors looking for a great deal. Don’t miss out on this fantastic opportunity in a prime location! Back on the market due to buyer losing financing.

Key facts

• Private rear patio
• Refreshed kitchen
• $225 HOA

Tags

• FULLY RENOVATED TOWNHOUSE
• REFRESHED KITCHEN
• UPDATED CABINETRY AND HARDWARE
• FULLY REMODELED BATHROOM
• CONTEMPORARY WALK-IN SHOWER
• PRIVATE REAR PATIO

Property features AI

Finance

• Other: Offered for sale
• HOA & community: Homeowners association (Gold Key Commons - Board Managed); Monthly HOA fee of $225 covering insurance, grounds maintenance, snow removal, and trash; Community trails

Exterior

• Parking: Two-car garage; Carport
• Utilities: Public water; Sewer available
• Home design: 2-story home; Entry at level 1
• Construction: Brick construction; Slab foundation
• Exterior features: Patio; Residential zoning

Interior

• Kitchen: Kitchen on main level (9 x 7); Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Two upstairs bedrooms (17 x 9 and 17 x 11)
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Electric baseboard heating; Central air conditioning
• Interior features: 5 total rooms
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $115k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 5.3% in Englewood — 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 69/100 on livability (#517 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Northmont City (suburban): math 52% / reading 62% proficiency, ranked #318 of 656 in OH (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Kleptz Early Childhood Learning Center (833 students, 34% FRL); Northmont Middle School (math 47% / reading 58%, grade C+, #378 of 654 statewide, top 59%, 777 students, 37% FRL); Northmont High School (math 37% / reading 64%, grade D+, #380 of 781 statewide, top 49%, 1,392 students, 34% FRL).
• Market conditions: Rents soft (-0.5%/yr); 90 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $795 of loan paydown is wiped out by about $3k 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 46 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.39% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.24%
• DSCR: 1.37
• GRM: 6.0

CMA / ARV

• ARV (median comp): $160,949
• List price: $115,000
• Delta: -28.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Gardengrove Way	0.04mi	2/2.0	1,206 (+12%)	7mo	$148,000	$123	71
101 Commons Ave	0.07mi	2/2.0	1,185 (+10%)	14mo	$164,000	$138	67
204 Gardengrove Way	0.05mi	2/2.0	1,173 (+9%)	23mo	$149,900	$128	62
1957 Swallowtail Ct	0.54mi	2/2.0	1,025 (-5%)	4mo	$180,000	$176	61
1997 Crosswind Ct	0.52mi	2/2.0	1,240 (+15%)	21mo	$185,000	$149	31

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.72×
• Total profit: $-9,068
• Equity at exit: $17,147

10-year hold

• IRR: -4.1%
• Equity multiple: 0.78×
• Total profit: $-7,190
• Equity at exit: $9,943

Cash invested: $32,200 (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 45322

• Rents YoY: -0.5%
• Active inventory: 90
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,603 high
• Mortgage (P&I): −$603
• Tax from tax record: −$169 /mo · $2,034/yr
• Insurance: −$48
• HOA: −$225
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $221

Break-even live

Break-even rent $1,323

Max offer price $115,000

Occupancy floor 81%

Sensitivity live

Price	-10% $286	-5% $254	+0% $221	+5% $189	+10% $156
Rent	-10% $95	-5% $158	+0% $221	+5% $285	+10% $348
Rate	-1.0pp $279	-0.5pp $250	base $221	+0.5pp $191	+1.0pp $161

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
321 Lauren Circle Dr Englewood, OH	3.0	2.0	1400	$1,700	$1.21	16d	1	0.16mi
421 Porter Dr Englewood, OH	2.0	2.0	1371	$1,650	$1.20	16d	1	0.26mi
778 Union Blvd Englewood, OH	1.0–2.0	1.0–1.5	833	$1,375	$1.65	4d	5	0.32mi
603 Rolice Ct Englewood, OH	3.0	2.0	1449	$2,000	$1.38	23d	1	0.40mi
416 W Wenger Rd Englewood, OH	3.0	1.5	1249	$2,000	$1.60	4d	1	0.43mi
1206 Union Blvd Englewood, OH	2.0	1.0	801	$1,050	$1.31	45d	1	0.53mi
25 Orchard Ave Englewood, OH	3.0	1.5	989	$1,495	$1.51	4d	1	1.02mi
5011 Scothills Dr Englewood, OH	3.0	2.0	1060	$1,595	$1.50	4d	1	1.05mi
124 Chestnut St Unit 203 Englewood, OH	2.0	2.0	1125	$895	$0.80	45d	1	1.06mi
124 Chestnut St Unit 105 Englewood, OH	1.0	1.0	750	$775	$1.03	25d	1	1.06mi

HOA detail

• Monthly dues: $225 · $2,700/yr
• Likely covers: pool

Listing history 31 events

1. 2026-06-21
   days on market $115,000 Active 46 DOM
2. 2026-06-18
   days on market $115,000 Active 43 DOM
3. 2026-06-17
   days on market $115,000 Active 42 DOM
4. 2026-06-16
   days on market $115,000 Active 41 DOM
5. 2026-06-15
   days on market $115,000 Active 40 DOM
6. 2026-06-14
   days on market $115,000 Active 38 DOM
7. 2026-06-10
   pricedays on market $115,000 Active 35 DOM
8. 2026-06-09
   days on market $118,000 Active 34 DOM
9. 2026-06-08
   days on market $118,000 Active 33 DOM
10. 2026-06-07
    days on market $118,000 Active 32 DOM
11. 2026-06-05
    days on market $118,000 Active 29 DOM
12. 2026-06-03
    pricedays on market $118,000 Active 28 DOM
13. 2026-06-02
    days on market $119,500 Active 27 DOM
14. 2026-06-01
    days on market $119,500 Active 26 DOM
15. 2026-05-31
    days on market $119,500 Active 25 DOM
16. 2026-05-06
    listed $122,000 Active 1860-char remark
17. 2024-11-08
    soldstatus $106,500
18. 2024-10-28
    soldstatus $106,500 Closed 524-char remark

    Show marketing remark (524 chars)

    Welcome to this peaceful 2-bedroom, 1.5-bathroom townhouse in the heart of Englewood. With 1,080 square feet of living space, this home features an updated full bathroom upstairs and convenient covered parking in the back. Enjoy relaxing on your private back porch or taking a dip in the community pool. Priced to sell, this condo is perfect for first-time buyers or investors looking for a great deal. Don’t miss out on this fantastic opportunity in a prime location! Back on the market due to buyer losing financing.

19. 2024-10-28
    soldstatus $106,500 Sold 524-char remark

    Show marketing remark (524 chars)

    Welcome to this peaceful 2-bedroom, 1.5-bathroom townhouse in the heart of Englewood. With 1,080 square feet of living space, this home features an updated full bathroom upstairs and convenient covered parking in the back. Enjoy relaxing on your private back porch or taking a dip in the community pool. Priced to sell, this condo is perfect for first-time buyers or investors looking for a great deal. Don’t miss out on this fantastic opportunity in a prime location! Back on the market due to buyer losing financing.

20. 2024-09-15
    status Pending 524-char remark

    Show marketing remark (524 chars)

    Welcome to this peaceful 2-bedroom, 1.5-bathroom townhouse in the heart of Englewood. With 1,080 square feet of living space, this home features an updated full bathroom upstairs and convenient covered parking in the back. Enjoy relaxing on your private back porch or taking a dip in the community pool. Priced to sell, this condo is perfect for first-time buyers or investors looking for a great deal. Don’t miss out on this fantastic opportunity in a prime location! Back on the market due to buyer losing financing.

21. 2024-09-10
    price $105,000 524-char remark

    Show marketing remark (524 chars)

    Welcome to this peaceful 2-bedroom, 1.5-bathroom townhouse in the heart of Englewood. With 1,080 square feet of living space, this home features an updated full bathroom upstairs and convenient covered parking in the back. Enjoy relaxing on your private back porch or taking a dip in the community pool. Priced to sell, this condo is perfect for first-time buyers or investors looking for a great deal. Don’t miss out on this fantastic opportunity in a prime location! Back on the market due to buyer losing financing.

22. 2024-09-10
    status Active 524-char remark

    Show marketing remark (524 chars)

    Welcome to this peaceful 2-bedroom, 1.5-bathroom townhouse in the heart of Englewood. With 1,080 square feet of living space, this home features an updated full bathroom upstairs and convenient covered parking in the back. Enjoy relaxing on your private back porch or taking a dip in the community pool. Priced to sell, this condo is perfect for first-time buyers or investors looking for a great deal. Don’t miss out on this fantastic opportunity in a prime location! Back on the market due to buyer losing financing.

23. 2024-08-18
    status Pending 524-char remark

    Show marketing remark (524 chars)

    Welcome to this peaceful 2-bedroom, 1.5-bathroom townhouse in the heart of Englewood. With 1,080 square feet of living space, this home features an updated full bathroom upstairs and convenient covered parking in the back. Enjoy relaxing on your private back porch or taking a dip in the community pool. Priced to sell, this condo is perfect for first-time buyers or investors looking for a great deal. Don’t miss out on this fantastic opportunity in a prime location! Back on the market due to buyer losing financing.

24. 2024-08-07
    price $108,000 524-char remark

    Show marketing remark (524 chars)

    Welcome to this peaceful 2-bedroom, 1.5-bathroom townhouse in the heart of Englewood. With 1,080 square feet of living space, this home features an updated full bathroom upstairs and convenient covered parking in the back. Enjoy relaxing on your private back porch or taking a dip in the community pool. Priced to sell, this condo is perfect for first-time buyers or investors looking for a great deal. Don’t miss out on this fantastic opportunity in a prime location! Back on the market due to buyer losing financing.

25. 2024-07-29
    price $111,000 524-char remark

    Show marketing remark (524 chars)

    Welcome to this peaceful 2-bedroom, 1.5-bathroom townhouse in the heart of Englewood. With 1,080 square feet of living space, this home features an updated full bathroom upstairs and convenient covered parking in the back. Enjoy relaxing on your private back porch or taking a dip in the community pool. Priced to sell, this condo is perfect for first-time buyers or investors looking for a great deal. Don’t miss out on this fantastic opportunity in a prime location! Back on the market due to buyer losing financing.

26. 2024-07-18
    price $112,000 524-char remark

    Show marketing remark (524 chars)

    Welcome to this peaceful 2-bedroom, 1.5-bathroom townhouse in the heart of Englewood. With 1,080 square feet of living space, this home features an updated full bathroom upstairs and convenient covered parking in the back. Enjoy relaxing on your private back porch or taking a dip in the community pool. Priced to sell, this condo is perfect for first-time buyers or investors looking for a great deal. Don’t miss out on this fantastic opportunity in a prime location! Back on the market due to buyer losing financing.

27. 2024-07-03
    price $114,900 524-char remark

    Show marketing remark (524 chars)

    Welcome to this peaceful 2-bedroom, 1.5-bathroom townhouse in the heart of Englewood. With 1,080 square feet of living space, this home features an updated full bathroom upstairs and convenient covered parking in the back. Enjoy relaxing on your private back porch or taking a dip in the community pool. Priced to sell, this condo is perfect for first-time buyers or investors looking for a great deal. Don’t miss out on this fantastic opportunity in a prime location! Back on the market due to buyer losing financing.

28. 2024-06-26
    listed $117,500 Active 524-char remark

    Show marketing remark (524 chars)

    Welcome to this peaceful 2-bedroom, 1.5-bathroom townhouse in the heart of Englewood. With 1,080 square feet of living space, this home features an updated full bathroom upstairs and convenient covered parking in the back. Enjoy relaxing on your private back porch or taking a dip in the community pool. Priced to sell, this condo is perfect for first-time buyers or investors looking for a great deal. Don’t miss out on this fantastic opportunity in a prime location! Back on the market due to buyer losing financing.

29. 1992-01-07
    soldstatus $50,000
30. 1990-06-12
    soldstatus $43,943
31. 1986-12-04
    soldstatus $42,000

ⓘ 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: $2,034 · $169/mo
• Projected year-2 tax: $2,034 · $169/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 3/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,240
• − Mortgage interest: −$6,442
• − Property taxes: −$2,034
• − Insurance: −$575
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − HOA: −$2,700
• − Depreciation: −$3,345
• Taxable income: $1,066
• Est. tax owed @ 24.0%: −$256
• After-tax cash flow: $2,398/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: Northmont City
• NCES district ID: 3904872
• Math proficiency: 52% ▼ -15.00%
• Reading proficiency: 62% ▼ -8.00%
• Median HH income: $60,230
• Composite: 49.53/100
• National rank: #1995
• State rank: #318 of 656 in OH

Livability — Englewood

• Score: 69/100
• State rank: #517
• US rank: #8768

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Englewood, OH
• County: Montgomery County · 459,541 people
• City population: 20,884
• Metro: Dayton-Kettering, OH
• Population (ZIP): 20,884
• Household income: $75,349
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 357.0

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 (80%)
• Race & ethnicity: White 80% Black 11% Two or more races 6% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 3% · China, Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -176.42%
• Current HPI: 218.5409
• Rent YoY: ▼ -0.45%
• 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

+173.8% since first listed

20 events — show timeline

• 2026-06-09 Price Changed $115,000 Dayton MLS
• 2026-06-03 Price Changed $118,000 Dayton MLS
• 2026-05-28 Price Changed $119,500 Dayton MLS
• 2026-05-19 Price Changed $121,000 Dayton MLS
• 2026-05-06 Listed $122,000 Dayton MLS
• 2024-11-08 Sold (Public Records) $106,500 Public Records
• 2024-10-28 Sold (MLS) $106,500 Dayton MLS
• 2024-10-28 Sold (MLS) $106,500 Dayton MLS
• 2024-09-15 Pending — Dayton MLS
• 2024-09-10 Price Changed $105,000 Dayton MLS
• 2024-09-10 Relisted — Dayton MLS
• 2024-08-18 Pending — Dayton MLS
• 2024-08-07 Price Changed $108,000 Dayton MLS
• 2024-07-29 Price Changed $111,000 Dayton MLS
• 2024-07-18 Price Changed $112,000 Dayton MLS
• 2024-07-03 Price Changed $114,900 Dayton MLS
• 2024-06-26 Listed $117,500 Dayton MLS
• 1992-01-07 Sold (Public Records) $50,000 Public Records
• 1990-06-12 Sold (Public Records) $43,943 Public Records
• 1986-12-04 Sold (Public Records) $42,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $2,034 · +18.4% YoY. Source: county tax records.