9025 Bunnell Hill Rd · Five Points, OH 45458

$239,000

3 bd · 2.0 ba · 1,572 sqft · SingleFamily public records · 1 Days on market

Built 1961 0.50 ac lot Est $384k · 38% under

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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 +23.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• Schools +7.1/10.0
• 1% rule +5.6/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cozy 3 bedroom ranch with great curb appeal. Move-in ready with bonus room! Large living room with fireplace, 3 nice sized bedrooms, great laundry room, family room, and combined dining area with fireplace. Bonus room with side door entry. Attached garage. Beautiful stone path backyard with perennials and stone bench!

Key facts

• 0.5 acre lot
• Garage
• Built 1961

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached one-car garage (built-in)
• Security: Smoke detector(s)
• Utilities: Natural gas available; Public water; Sewer available; 220V outlet in garage
• Home design: Ranch-style single-story home; Residential zoning
• Construction: Brick construction
• Exterior features: Front porch

Interior

• Kitchen: Built-in oven; Cooktop; Refrigerator; Laminate counters; Pantry
• Bedrooms: Bedroom (Main) — 12 x 11; Bedroom (Main) — 14 x 11; Bedroom (Main) — 11 x 11; Bonus room (Main) — 18 x 11; Living room (Main) — 18 x 17; Family room (Main) — 21 x 11; Entry/foyer (Main) — 13 x 7
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Ceiling fan(s); Kitchen and family room combined; Laminate counters; Pantry; Double-hung insulated windows
• Laundry & utility: Laundry room (Main) — 8 x 8; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $239k).
• Cap rate 8.6% vs local median 1.3% in Five Points — 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 (#504 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Springboro Community City (rural): math 77% / reading 79% proficiency, ranked #42 of 656 in OH (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.0%/yr); 220 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,224 units permitted in Warren County in 2024 (474 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.
• Warren County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $85k; list at $239k implies a 181% gain — meaningful room to come down on a strong offer.

Recommended offer $239,000

Questions for the listing agent

1. Built in 1961 — 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. 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.
4. 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.
5. 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: 1.06% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.17%
• DSCR: 1.36
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $383,568
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8845 Pebble Ct	0.20mi	3/2.0	1,580 (+0%)	12mo	$405,000	$256	80
9175 Bunnell Hill Rd	0.17mi	3/1.5	1,678 (+7%)	1mo	$285,000	$170	78
8853 Rockland Ct	0.21mi	3/3.0	1,652 (+5%)	8mo	$410,000	$248	71
8423 Red Lion 5 Points Rd	0.63mi	3/1.5	1,638 (+4%)	9mo	$400,000	$244	54
233 Crown Pt	0.71mi	3/2.0	1,652 (+5%)	21mo	$375,000	$227	41
372 Laurel Glen Dr	0.68mi	3/2.0	1,786 (+14%)	20mo	$365,500	$205	29

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 · 2.04% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-12,169
• Equity at exit: $35,636

10-year hold

• IRR: 3.6%
• Equity multiple: 1.25×
• Total profit: $16,892
• Equity at exit: $20,664

Cash invested: $66,920 (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 45458

• Rents YoY: 2.0%
• Active inventory: 220
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,535 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$194 /mo · $2,326/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $455

Break-even live

Break-even rent $1,958

Max offer price $239,000

Occupancy floor 77%

Sensitivity live

Price	-10% $591	-5% $523	+0% $455	+5% $388	+10% $320
Rent	-10% $255	-5% $355	+0% $455	+5% $556	+10% $656
Rate	-1.0pp $576	-0.5pp $516	base $455	+0.5pp $394	+1.0pp $331

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55 Aime Dr Apt 135-202 Springboro, OH	3.0	2.0	1278	$3,750	$2.93	12d	1	1.03mi
184 Old Pond Rd Springboro, OH	2.0	2.0	1366	$1,849	$1.35	3d	1	1.28mi

Listing history 2 events

1. 2026-06-15
   remarks 319-char remark
2. 2026-06-15
   listed $239,000 Pending 1 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: $2,326 · $194/mo
• Projected year-2 tax: $3,027 · $252/mo
• Expected delta: +$701/yr (+$58/mo · 30.1%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,414
• − Mortgage interest: −$13,388
• − Property taxes: −$2,326
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,433
• − Management: −$2,433
• − Depreciation: −$6,953
• Taxable income: $1,686
• Est. tax owed @ 24.0%: −$405
• After-tax cash flow: $5,061/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: Springboro Community City
• NCES district ID: 3905042
• Math proficiency: 77% ▼ -6.00%
• Reading proficiency: 79% ▼ -3.00%
• Median HH income: $101,069
• Composite: 70.88/100
• National rank: #247
• State rank: #42 of 656 in OH

Livability — Five Points

• Score: 69/100
• State rank: #504
• US rank: #8487

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 459,541 people
• Metro: Dayton-Kettering, OH
• Population (ZIP): 38,712
• Household income: $110,150
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 818.0

Population outlook (Warren County) Hauer SSP2

• Today (2025): 248,603 people
• By 2030: 259,345 · +4.3%
• By 2040: 277,666 · +11.7%
• By 2050: 289,599 · +16.5%
• By 2075: 311,681 · +25.4%
• By 2100: 302,738 · +21.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 7% Two or more races 7% Asian 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Slovak 3% Romanian 3% Italian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 90% English-only · Other Indo-European 2% Spanish 2% Other Asian/Pacific 2%

Political lean MEDSL · Warren

• 2024 margin: Solid R (+31.5) · D 33.8% · R 65.3%
• 2008→2024 swing: +4.5pp toward D · 2008: -36.1pp · 2024: -31.5pp
• All cycles: 2024: R+31.5 2020: R+30.8 2016: R+37.6 2012: R+39.5 2008: R+36.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -204.98%
• Current HPI: 193.0497
• Rent YoY: ▲ 2.04%
• 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

+466.4% since first listed

4 events — show timeline

• 2026-06-15 Pending — Dayton MLS
• 2026-06-14 Listed $239,000 Dayton MLS
• 1994-08-04 Sold (Public Records) $85,000 Public Records
• 1986-11-07 Sold (Public Records) $42,200 Public Records

Property tax history

+5.3%/yr

Latest (2025): $2,326 · +4.5% YoY. Source: county tax records.