6010 Peters Rd · Tipp City, OH 45371

$234,900

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 50 Days on market

Built 1953 0.50 ac lot $245/sqft · at area comps Est $236k · at est. ↓ 6% since listing

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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 +7.8/15.0
• 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

This fully remodeled 3-bedroom, 1-bath home in Tipp City sits on a spacious 0.5-acre lot and offers a 2-car attached garage. The home has been updated throughout with a new roof, new HVAC system, new water heater, and a water softener. Inside, you’ll find updates including a completely remodeled kitchen featuring granite countertops, a tile backsplash, and new stainless steel appliances. Fresh paint, updated light fixtures, and a remodeled bathroom with a tile tub/shower combo. A full basement provides washer and dryer hookups along with additional space for storage. This home offers modern updates, space, and convenience in a great location.

Key facts

• 0.5 acre lot
• 2 garage spots
• Built 1953

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached two-car garage
• Utilities: Public power and water (standard residential utilities)
• Home design: Single-story home
• Construction: Aluminum siding and stone exterior
• Exterior features: Residential lot; Lot dimensions approximately 91 x 250 x 88 x 250

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bedrooms: Main level bedrooms (two bedrooms on main level)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: Granite counters

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-66 ($-789/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (22.8% below list).
• Recommended offer: $181k (22.8% 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 $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $181,358 (22.8% 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. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 5.96%
• Cash-on-cash: -1.20%
• DSCR: 0.95
• GRM: 10.8

CMA / ARV

• ARV (median comp): $236,251
• List price: $234,900
• Delta: -0.57%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

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: $-42,302
• Equity at exit: $35,024

10-year hold

• IRR: -10.7%
• Equity multiple: 0.35×
• Total profit: $-42,430
• Equity at exit: $20,310

Cash invested: $65,772 (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: $1,814 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$169 /mo · $2,025/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-66

Break-even live

Break-even rent $1,897

Max offer price $223,282

Occupancy floor 99%

Sensitivity live

Price	-10% $67	-5% $1	+0% $-66	+5% $-132	+10% $-199
Rent	-10% $-209	-5% $-137	+0% $-66	+5% $6	+10% $78
Rate	-1.0pp $53	-0.5pp $-6	base $-66	+0.5pp $-127	+1.0pp $-189

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $234,900 Active 50 DOM
2. 2026-06-17
   days on market $234,900 Active 49 DOM
3. 2026-06-16
   days on market $234,900 Active 48 DOM
4. 2026-06-15
   days on market $234,900 Active 47 DOM
5. 2026-06-14
   days on market $234,900 Active 45 DOM
6. 2026-06-10
   pricedays on market $234,900 Active 42 DOM
7. 2026-06-09
   days on market $244,900 Active 41 DOM
8. 2026-06-08
   days on market $244,900 Active 40 DOM
9. 2026-06-07
   days on market $244,900 Active 39 DOM
10. 2026-06-03
    days on market $244,900 Active 35 DOM
11. 2026-06-03
    price $244,900 Active 34 DOM
12. 2026-06-02
    days on market $249,900 Active 34 DOM
13. 2026-06-01
    days on market $249,900 Active 33 DOM
14. 2026-05-31
    days on market $249,900 Active 32 DOM
15. 2026-05-31
    days on market $249,900 Active 31 DOM
16. 2026-05-13
    status Active 656-char remark
17. 2026-05-05
    historical ActiveUnderContract 656-char remark
18. 2026-04-29
    listed $249,900 Active 656-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: $2,025 · $169/mo
• Projected year-2 tax: $2,845 · $237/mo
• Expected delta: +$820/yr (+$68/mo · 40.5%)

ⓘ 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 ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,763
• − Mortgage interest: −$13,158
• − Property taxes: −$2,025
• − Insurance: −$1,174
• − Repairs & maintenance: −$1,741
• − Management: −$1,741
• − Depreciation: −$6,833
• Taxable loss: −$4,910
• Est. tax savings @ 24.0%: +$1,179
• After-tax cash flow: $389/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

-6.0% since first listed

5 events — show timeline

• 2026-06-10 Price Changed $234,900 Dayton MLS
• 2026-06-02 Price Changed $244,900 Dayton MLS
• 2026-05-13 Relisted — Dayton MLS
• 2026-05-05 Contingent — Dayton MLS
• 2026-04-29 Listed $249,900 Dayton MLS

Property tax history

+8.1%/yr

Latest (2025): $2,025 · -1.5% YoY. Source: county tax records.