312 Highland Dr · Englewood, OH 45322

$214,900

3 bd · 1.5 ba · 1,568 sqft · SingleFamily public records · 8 Days on market

Built 1971 9,518 sqft lot Est $243k · 12% under

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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 +13.1/30.0
• ARV discount +12.7/15.0
• Schools +5.0/10.0
• 1% rule +3.9/10.0
• DSCR +3.9/10.0
• 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

Excellent opportunity to get a move-in ready house with tons of additional upside potential. House could use a few cosmetic updates and paint, but has had a number of full or partial system updates already done over the past several years. Perfect for an investor looking for a quick flip or landlord investor as rental or owner occupant willing to put in some cosmetic work in return for great equity. You can easily add substantial value. Priced at as-is cash price point. Seller has never occupied property and makes no representations.

Key facts

• Galley kitchen
• All brick ranch
• Natural light

Tags

• ALL BRICK RANCH
• NATURAL LIGHT
• GALLEY KITCHEN
• WOOD CABINETRY
• STAINLESS STEEL APPLIANCES
• OPEN TO FAMILY ROOM

Property features AI

Finance

• Financial info: Property is for sale

Exterior

• Parking: Attached two-car garage with garage door opener and storage
• Utilities: Public water; Sewer available; Natural gas available
• Home design: Single-story home; Brick and vinyl siding exterior; Residential zoning
• Construction: Slab foundation
• Exterior features: Fenced yard; Porch; Patio; Storage shed

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Kitchen island; Pantry; Kitchen open to family room
• Bedrooms: Bedroom (Main level) — 12 x 10; Bedroom (Main level) — 12 x 9
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Ceiling fans; High-speed internet; Kitchen island; Kitchen-family room combo; Pantry; Double-pane windows; Wood-burning fireplace with insert
• Laundry & utility: Washer; Dryer; Utility room (Main level) — 7 x 5; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-7 ($-79/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (11.4% below list).
• Recommended offer: $190k (11.4% below list) — sets the bar for 1% rule.

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+, schools 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.
• Market conditions: Rents soft (-0.5%/yr); 88 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 30% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 16y 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 $143k; list at $215k implies a 50% gain — meaningful room to come down on a strong offer.

Recommended offer $190,371 (11.4% 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 1971 — 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: 0.89% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.13%
• DSCR: 0.99
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $243,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
313 Highland Dr	0.03mi	3/2.0	1,568 (0%)	2mo	$200,000	$128	95
804 Treherne Ln	0.25mi	3/1.5	1,449 (-8%)	1mo	$215,000	$148	75
7039 Monte Carlo Dr	0.44mi	3/1.5	1,470 (-6%)	0mo	$230,000	$156	69
189 Katy Ln	0.71mi	3/1.5	1,568 (0%)	0mo	$210,000	$134	67
440 Katy Ln	0.28mi	4/2.0 (+1)	1,709 (+9%)	0mo	$249,000	$146	65
1003 Heathwood Dr	0.43mi	3/2.0	1,448 (-8%)	1mo	$220,750	$152	64
1011 Hazel Ave	0.46mi	4/1.5 (+1)	1,448 (-8%)	0mo	$210,000	$145	61
4006 Loop Dr	0.39mi	3/2.0	1,779 (+14%)	0mo	$276,500	$155	57
104 Overla Blvd	0.59mi	3/2.0	1,440 (-8%)	1mo	$237,000	$165	56
211 Katy Ln	0.67mi	4/2.0 (+1)	1,617 (+3%)	2mo	$268,000	$166	55
1028 Hazel Ave	0.54mi	3/2.0	1,386 (-12%)	1mo	$227,000	$164	53
6925 Park Vista Rd	0.70mi	3/2.0	1,719 (+10%)	1mo	$275,000	$160	48

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: -20.0%
• Equity multiple: 0.32×
• Total profit: $-40,775
• Equity at exit: $32,042

10-year hold

• IRR: -21.4%
• Equity multiple: 0.05×
• Total profit: $-57,425
• Equity at exit: $18,581

Cash invested: $60,172 (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: 88
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,904 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$294 /mo · $3,528/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-7

Break-even live

Break-even rent $1,912

Max offer price $213,742

Occupancy floor 95%

Sensitivity live

Price	-10% $115	-5% $54	+0% $-7	+5% $-67	+10% $-128
Rent	-10% $-157	-5% $-82	+0% $-7	+5% $69	+10% $144
Rate	-1.0pp $102	-0.5pp $48	base $-7	+0.5pp $-62	+1.0pp $-119

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
421 Porter Dr Englewood, OH	2.0	2.0	1371	$1,650	$1.20	15d	1	0.20mi
321 Lauren Circle Dr Englewood, OH	3.0	2.0	1400	$1,700	$1.21	15d	1	0.22mi
416 W Wenger Rd Englewood, OH	3.0	1.5	1249	$2,000	$1.60	3d	1	0.47mi
1222 Sunset Dr Englewood, OH	3.0	2.5	1880	$2,175	$1.16	15d	1	0.52mi
603 Rolice Ct Englewood, OH	3.0	2.0	1449	$2,000	$1.38	22d	1	0.66mi
5011 Scothills Dr Englewood, OH	3.0	2.0	1060	$1,595	$1.50	3d	1	0.80mi
6844 Union Rd Englewood, OH	3.0	2.0	1700	$2,100	$1.24	3d	1	0.88mi
124 Chestnut St Unit 203 Englewood, OH	2.0	2.0	1125	$895	$0.80	44d	1	1.32mi

Listing history 7 events

1. 2026-06-18
   status $214,900 Pending 8 DOM
2. 2026-06-18
   days on market $214,900 Active 8 DOM
3. 2026-06-17
   days on market $214,900 Active 7 DOM
4. 2026-06-16
   days on market $214,900 Active 6 DOM
5. 2026-06-15
   days on market $214,900 Active 5 DOM
6. 2026-06-14
   remarks 699-char remark
7. 2026-06-14
   listed $214,900 Active 3 DOM

ⓘ 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: $3,528 · $294/mo
• Projected year-2 tax: $3,528 · $294/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 ≥101°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: $22,845
• − Mortgage interest: −$12,038
• − Property taxes: −$3,528
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − Depreciation: −$6,252
• Taxable loss: −$3,702
• Est. tax savings @ 24.0%: +$889
• After-tax cash flow: $810/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

+273.7% since first listed

17 events — show timeline

• 2026-06-09 Listed $214,900 Dayton MLS
• 2021-03-05 Sold (MLS) $142,900 Dayton MLS
• 2021-03-05 Sold (MLS) $142,900 Dayton MLS
• 2021-01-28 Contingent — Dayton MLS
• 2021-01-19 Price Changed $134,900 Dayton MLS
• 2021-01-12 Price Changed $137,900 Dayton MLS
• 2021-01-04 Listed $139,900 Dayton MLS
• 2010-11-12 Sold (Public Records) $85,000 Public Records
• 2010-11-05 Sold (MLS) $85,000 Dayton MLS
• 2010-11-05 Sold (MLS) $85,000 Dayton MLS
• 2010-10-18 Listing Removed — Dayton MLS
• 2010-08-05 Listed $85,000 Dayton MLS
• 2010-07-31 Listing Removed — Dayton MLS
• 2010-02-01 Listed $95,000 Dayton MLS
• 2007-01-18 Sold (Public Records) $127,500 Public Records
• 2004-10-27 Sold (Public Records) $120,000 Public Records
• 1986-11-04 Sold (Public Records) $57,500 Public Records

Property tax history

+2.7%/yr

Latest (2025): $3,528 · +5.7% YoY. Source: county tax records.