2077 Pueblo Dr · Xenia, OH 45385

$189,900

3 bd · 1.0 ba · 992 sqft · SingleFamily public records · 50 Days on market

Built 1967 7,681 sqft lot $191/sqft · at area comps Est $189k · at est.

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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 +13.5/30.0
• ARV discount +7.2/15.0
• DSCR +4.1/10.0
• Schools +4.0/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well maintained 3 bedroom ranch home located in a desirable neighborhood. This property has been well cared for with many updates to include new HVAC system(2020), new roof (2022), new gutters, some new windows & new sliding kitchen door, updated bathroom, updated kitchen, new lighting & ceiling fans, flooring and fresh paint. This property is move in ready! Inside, you will find a functional layout with generous living space, perfect for everyday living and entertaining. The outside offers a spacious backyard with a wooden privacy fence creating your own private entertaining area. The attached garage offers convience along with additional space for recreation. D

Key facts

• New gutters
• New roof
• Updated bathroom

Tags

• NEW HVAC SYSTEM
• NEW ROOF
• NEW GUTTERS
• NEW WINDOWS
• NEW SLIDING KITCHEN DOOR
• UPDATED BATHROOM

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: One-car garage
• Home design: Single-story home; Residential property
• Construction: Brick construction; Slab foundation
• Exterior features: Fenced yard; Storage shed(s)

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: Main level bedrooms: two (one 12 x 8, one 12 x 10); Basement bedroom: one (9 x 8)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Double-hung vinyl windows
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $6 ($69/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (17.8% below list).
• Recommended offer: $156k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.8% in Xenia — 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 75/100 on livability (#244 in OH, #3,892 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: amenities D+, commute F, employment F.
• Xenia Community City (suburban): math 42% / reading 53% proficiency, ranked #478 of 656 in OH (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Arrowood Elementary (math 55% / reading 50%, grade C-, #846 of 1,584 statewide, top 54%, 419 students, 0% FRL); Warner Middle School (math 35% / reading 45%, grade F, #511 of 654 statewide, top 79%, 848 students, 0% FRL); Xenia High School (math 25% / reading 63%, grade F, #489 of 781 statewide, top 63%, 985 students, 48% FRL) — zoned schools average 16% FRL vs 50% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.5%/yr); 239 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 797 units permitted in Greene County in 2024 (148 in 5+ unit buildings).

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.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $82k; list at $190k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,124 (17.8% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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. 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?
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.13%
• DSCR: 1.01
• GRM: 10.1

CMA / ARV

• ARV (median comp): $188,689
• List price: $189,900
• Delta: 0.64%
• 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
1618 Navajo Dr	0.16mi	3/1.0	999 (+1%)	7mo	$181,500	$182	86
1861 Nebraska Dr	0.22mi	3/1.0	1,015 (+2%)	1mo	$176,000	$173	85
1403 Texas Dr	0.27mi	3/1.0	999 (+1%)	6mo	$213,000	$213	81
1778 Arapaho Dr	0.27mi	3/1.5	1,001 (+1%)	4mo	$180,000	$180	81
1772 Maumee Dr	0.28mi	3/1.5	999 (+1%)	4mo	$194,000	$194	80
1769 Gayhart Dr	0.24mi	3/1.5	1,015 (+2%)	6mo	$192,500	$190	78
779 Buckskin Trl	0.67mi	3/1.5	999 (+1%)	1mo	$225,000	$225	65
1392 Chinook Ct	0.34mi	3/1.5	1,110 (+12%)	2mo	$228,000	$205	61
2096 Alabama Dr	0.45mi	3/1.5	1,127 (+14%)	2mo	$189,000	$168	52
1777 Kylemore Dr	0.56mi	3/1.0	864 (-13%)	3mo	$165,000	$191	50
219 Kansas Dr	0.52mi	3/1.0	1,131 (+14%)	4mo	$168,500	$149	49
1362 Arrowhead Trl	0.67mi	2/1.0 (-1)	1,102 (+11%)	4mo	$185,000	$168	42

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 · 5.48% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.50×
• Total profit: $-26,444
• Equity at exit: $28,315

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-5,438
• Equity at exit: $16,419

Cash invested: $53,172 (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 45385

• Rents YoY: 5.5%
• Active inventory: 239
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,561 high
• Mortgage (P&I): −$996
• Tax from tax record: −$153 /mo · $1,832/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $6

Break-even live

Break-even rent $1,554

Max offer price $189,900

Occupancy floor 95%

Sensitivity live

Price	-10% $113	-5% $59	+0% $6	+5% $-48	+10% $-102
Rent	-10% $-118	-5% $-56	+0% $6	+5% $67	+10% $129
Rate	-1.0pp $101	-0.5pp $54	base $6	+0.5pp $-43	+1.0pp $-94

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 Kansas Dr Xenia, OH	3.0	2.0	1100	$1,600	$1.45	5d	1	0.53mi
87 Poe Ln Xenia, OH	3.0	1.0	912	$1,400	$1.54	5d	1	1.20mi
1331 Berwald Dr Xenia, OH	3.0	1.0	896	$1,850	$2.06	5d	1	1.35mi
341 Stelton Rd Xenia, OH	2.0–11.0	1.0	800	$910	$1.14	5d	13	1.49mi
451 Cincinnati Ave Xenia, OH	3.0	1.0	1024	$1,275	$1.25	16d	1	1.50mi

Listing history 21 events

1. 2026-06-21
   statusdays on market $189,900 Pending 50 DOM
2. 2026-06-18
   days on market $189,900 ActiveUnderContract 48 DOM
3. 2026-06-17
   days on market $189,900 ActiveUnderContract 47 DOM
4. 2026-06-16
   days on market $189,900 ActiveUnderContract 46 DOM
5. 2026-06-15
   days on market $189,900 ActiveUnderContract 45 DOM
6. 2026-06-14
   days on market $189,900 ActiveUnderContract 43 DOM
7. 2026-06-13
   days on market $189,900 ActiveUnderContract 42 DOM
8. 2026-06-10
   days on market $189,900 ActiveUnderContract 40 DOM
9. 2026-06-09
   days on market $189,900 ActiveUnderContract 39 DOM
10. 2026-06-08
    days on market $189,900 ActiveUnderContract 38 DOM
11. 2026-06-07
    days on market $189,900 ActiveUnderContract 37 DOM
12. 2026-06-05
    days on market $189,900 ActiveUnderContract 34 DOM
13. 2026-06-03
    days on market $189,900 ActiveUnderContract 33 DOM
14. 2026-06-02
    days on market $189,900 ActiveUnderContract 32 DOM
15. 2026-06-01
    days on market $189,900 ActiveUnderContract 31 DOM
16. 2026-05-31
    days on market $189,900 ActiveUnderContract 30 DOM
17. 2026-05-31
    days on market $189,900 ActiveUnderContract 29 DOM
18. 2026-05-13
    price $194,900 785-char remark
19. 2026-04-30
    listed $199,900 Active 785-char remark
20. 2020-10-05
    soldstatus $82,000
21. 1979-12-03
    soldstatus $34,900

ⓘ 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: $1,832 · $153/mo
• Projected year-2 tax: $2,397 · $200/mo
• Expected delta: +$565/yr (+$47/mo · 30.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% 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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,735
• − Mortgage interest: −$10,637
• − Property taxes: −$1,832
• − Insurance: −$950
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − Depreciation: −$5,524
• Taxable loss: −$3,206
• Est. tax savings @ 24.0%: +$769
• After-tax cash flow: $838/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: Xenia Community City
• NCES district ID: 3904515
• Math proficiency: 42% ▼ -16.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $46,206
• Composite: 40.31/100
• National rank: #3752
• State rank: #478 of 656 in OH

Livability — Xenia

• Score: 75/100
• State rank: #244
• US rank: #3892

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Xenia, OH
• County: Greene County · 132,120 people
• City population: 40,617
• Metro: Dayton-Kettering, OH
• Population (ZIP): 40,617
• Household income: $76,564
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 906.0

Population outlook (Greene County) Hauer SSP2

• Today (2025): 170,301 people
• By 2030: 171,840 · +0.9%
• By 2040: 171,408 · +0.7%
• By 2050: 167,806 · -1.5%
• By 2075: 154,430 · -9.3%
• By 2100: 138,669 · -18.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 6% Black 6% Hispanic / Latino 2% Asian 2%
• Common ancestry: Slovak 3% Italian 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Greene

• 2024 margin: R (+19.8) · D 39.5% · R 59.3% · Other 1.2%
• 2008→2024 swing: -1.4pp toward R · 2008: -18.4pp · 2024: -19.8pp
• All cycles: 2024: R+19.8 2020: R+19.5 2016: R+24.5 2012: R+21.8 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -158.15%
• Current HPI: 239.0473
• Rent YoY: ▲ 5.48%
• 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

+444.1% since first listed

6 events — show timeline

• 2026-05-28 Contingent — Dayton MLS
• 2026-05-21 Price Changed $189,900 Dayton MLS
• 2026-05-13 Price Changed $194,900 Dayton MLS
• 2026-04-30 Listed $199,900 Dayton MLS
• 2020-10-05 Sold (Public Records) $82,000 Public Records
• 1979-12-03 Sold (Public Records) $34,900 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,832 · +1.9% YoY. Source: county tax records.