4533 Maughn Dr · Riverside, OH 45431

$119,900

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 4 Days on market

Built 1953 6,342 sqft lot Est $146k · 18% under

---

Why this score? — see what drove the C+ 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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.6/10.0
• Rent growth +3.9/5.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lots of potential for your next home or investment. Located in a secluded street, closed to E. 4th and Smithville. Some previous updates included oak kitchen, Laminated flooring in the dining room, kitchen and a lower mid-level family room. Remodeled bathroom in the lower level. 3rd bd and 1 more rooms are in the lower level. Private yard. Lots of enjoyment! This is a Fannie Mae Property. Purchase this property witha s little as 3% down. This property is approved for Home Path Renovation Mortgage Financing. Purchase of this property will be for cash or terms acceptable to the seller. For the First 15 days Owner Occupant only.

Key facts

• Covered back patio
• Large front deck
• 6,342 sq ft lot

Tags

• LONG AND WIDE DRIVEWAY
• LARGE FRONT DECK
• PRIVATE TREE-LINED BACK YARD
• SHED FOR EXTRA STORAGE
• COVERED BACK PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 7.9% vs local median 4.9% in Riverside — 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 64/100 on livability (#775 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D+, amenities D.
• Mad River Local (suburban): math 34% / reading 50% proficiency, ranked #531 of 656 in OH (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Stebbins High School (math 9% / reading 56%, grade F, #604 of 781 statewide, top 77%, 1,091 students, 51% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: Rents rising fast (+5.8%/yr); 129 active listings in the ZIP; 32 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 $829 of loan paydown is wiped out by about $4k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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 $50k; list at $120k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $119,900

Questions for the listing agent

1. Built in 1953 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.06% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.68%
• DSCR: 1.25
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $145,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4533 Maughn Dr	0.00mi	3/2.0	900 (0%)	1mo	$127,900	$142	95
4516 Glen Martin Dr	0.03mi	3/1.0	1,015 (+13%)	1mo	$147,000	$145	77
2230 Hazelton Ave	0.52mi	3/1.0	925 (+3%)	1mo	$175,000	$189	70
312 Dawnview Ave	0.16mi	3/1.0	1,023 (+14%)	1mo	$199,900	$195	69
41 N Westview Ave	0.56mi	3/2.0	858 (-5%)	0mo	$150,000	$175	62
231 N Westview Ave	0.66mi	3/1.0	960 (+7%)	0mo	$160,000	$167	58
421 Alexander Dr	0.51mi	2/1.0 (-1)	831 (-8%)	1mo	$135,000	$162	58
3509 E 2nd St	0.70mi	2/1.0 (-1)	930 (+3%)	2mo	$105,000	$113	55
2400 Longview Ave	0.47mi	3/1.0	1,025 (+14%)	1mo	$125,000	$122	54
1762 Suman Ave	0.56mi	2/1.0 (-1)	804 (-11%)	2mo	$110,000	$137	49
525 Blue Bell Rd	0.72mi	2/1.0 (-1)	816 (-9%)	1mo	$110,000	$135	46
1333 Radio Rd	0.74mi	3/1.0	768 (-15%)	0mo	$133,000	$173	40

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 · 5.79% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.83×
• Total profit: $-5,600
• Equity at exit: $17,877

10-year hold

• IRR: 8.4%
• Equity multiple: 1.72×
• Total profit: $24,243
• Equity at exit: $10,367

Cash invested: $33,572 (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 45431

• Home prices YoY: -35.0%
• Rents YoY: 5.8%
• Active inventory: 129
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,273 high
• Mortgage (P&I): −$629
• Tax from tax record: −$168 /mo · $2,013/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $159

Break-even live

Break-even rent $1,071

Max offer price $119,900

Occupancy floor 83%

Sensitivity live

Price	-10% $227	-5% $193	+0% $159	+5% $125	+10% $91
Rent	-10% $58	-5% $109	+0% $159	+5% $209	+10% $260
Rate	-1.0pp $219	-0.5pp $189	base $159	+0.5pp $128	+1.0pp $96

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4403 Burkhardt Ave Dayton, OH	3.0	1.0–2.0	800	$1,100	$1.38	4d	1	0.24mi
4644 Burkhardt Ave Dayton, OH	1.0–2.0	1.0	725	$1,095	$1.51	4d	9	0.29mi
515 Mertland Ave Dayton, OH	2.0	1.0	876	$950	$1.08	25d	1	0.44mi
517 Mertland Ave Dayton, OH	2.0	1.0	876	$875	$1.00	16d	1	0.44mi
1704 Huffman Ave Unit 1706 Huffman Dayton, OH	2.0	1.0	896	$900	$1.00	5d	1	0.48mi
144 N Quentin Ave Dayton, OH	3.0	1.0	1038	$1,600	$1.54	45d	1	0.53mi
1762 Suman Ave Dayton, OH	2.0	1.0	804	$1,150	$1.43	23d	1	0.53mi
1770 Suman Ave Dayton, OH	2.0	1.0	904	$1,145	$1.27	45d	1	0.54mi
211 N Cherrywood Ave Unit 2 Dayton, OH	2.0	1.0	950	$795	$0.84	5d	1	0.55mi
3719 E 3rd St Unit 3717 Dayton, OH	3.0	1.0	1092	$1,100	$1.01	4d	1	0.56mi
1671 Gummer Ave Dayton, OH	2.0	1.0	704	$1,100	$1.56	4d	1	0.58mi
1620 Gummer Ave Dayton, OH	2.0	1.0	875	$950	$1.09	5d	1	0.62mi
334 Blackwood Ave Unit 2 Dayton, OH	2.0	1.0	1000	$850	$0.85	25d	1	0.67mi
334 Blackwood Ave Unit 3 Dayton, OH	2.0	1.0	1000	$850	$0.85	5d	1	0.67mi
1356 Huffman Ave Unit 1356 Dayton, OH	2.0	1.0	864	$975	$1.13	45d	1	0.71mi
210 S Hedges St Dayton, OH	2.0	1.5	1048	$1,045	$1.00	23d	1	0.73mi
1029 Blakley Dr Dayton, OH	3.0	1.0	947	$1,300	$1.37	4d	1	0.75mi
1371 Florence St Dayton, OH	2.0	1.0	850	$800	$0.94	5d	1	0.80mi
1300 Chardon Ct Dayton, OH	2.0	1.0	970	$1,200	$1.24	4d	1	0.83mi
224 S Irwin St Unit 226 Dayton, OH	2.0	1.0	992	$900	$0.91	5d	1	0.86mi
1143 Blakley Dr Dayton, OH	3.0	1.0	947	$1,195	$1.26	16d	1	0.88mi
101 N Irwin St Dayton, OH	2.0	1.0	900	$1,100	$1.22	5d	1	0.98mi
222 Klee Ave Unit 222B Dayton, OH	2.0	1.0	650	$750	$1.15	45d	1	1.02mi
120 S Monmouth St Dayton, OH	2.0	1.0	1000	$950	$0.95	45d	1	1.05mi
1354 Ohmer St Unit 1354C Dayton, OH	2.0	1.0	900	$700	$0.78	45d	1	1.11mi
1354 Ohmer St Unit 1354A Dayton, OH	2.0	1.0	900	$675	$0.75	25d	1	1.11mi
3100 Linden Ave Unit 3102 Dayton, OH	2.0	1.0	1035	$995	$0.96	45d	1	1.14mi
1430 Coventry Rd Dayton, OH	2.0	1.0	1106	$1,125	$1.02	16d	1	1.24mi
1659 Hearthstone Dr Dayton, OH	3.0	1.0	1102	$1,195	$1.08	4d	1	1.37mi
854 Santa Cruz Ave Dayton, OH	3.0	1.0	1060	$1,300	$1.23	45d	1	1.40mi
2012 Saint Charles Ave Dayton, OH	2.0	1.0	945	$1,250	$1.32	45d	1	1.42mi
29 N Garfield St Dayton, OH	3.0	1.0	1092	$1,000	$0.92	25d	1	1.45mi

Listing history 12 events

1. 2026-04-14
   status Pending
2. 2026-04-10
   listed $119,900 Active
3. 2025-11-18
   historical
4. 2025-10-25
   price $148,900
5. 2025-10-17
   listed $149,900 Active
6. 2025-10-15
   soldstatus $50,000
7. 2011-09-23
   soldstatus $34,900 Closed 636-char remark

   Show marketing remark (636 chars)

   Lots of potential for your next home or investment. Located in a secluded street, closed to E. 4th and Smithville. Some previous updates included oak kitchen, Laminated flooring in the dining room, kitchen and a lower mid-level family room. Remodeled bathroom in the lower level. 3rd bd and 1 more rooms are in the lower level. Private yard. Lots of enjoyment! This is a Fannie Mae Property. Purchase this property witha s little as 3% down. This property is approved for Home Path Renovation Mortgage Financing. Purchase of this property will be for cash or terms acceptable to the seller. For the First 15 days Owner Occupant only.

8. 2011-09-23
   soldstatus $34,900 636-char remark

   Show marketing remark (636 chars)

   Lots of potential for your next home or investment. Located in a secluded street, closed to E. 4th and Smithville. Some previous updates included oak kitchen, Laminated flooring in the dining room, kitchen and a lower mid-level family room. Remodeled bathroom in the lower level. 3rd bd and 1 more rooms are in the lower level. Private yard. Lots of enjoyment! This is a Fannie Mae Property. Purchase this property witha s little as 3% down. This property is approved for Home Path Renovation Mortgage Financing. Purchase of this property will be for cash or terms acceptable to the seller. For the First 15 days Owner Occupant only.

9. 2011-09-19
   historical 636-char remark

   Show marketing remark (636 chars)

   Lots of potential for your next home or investment. Located in a secluded street, closed to E. 4th and Smithville. Some previous updates included oak kitchen, Laminated flooring in the dining room, kitchen and a lower mid-level family room. Remodeled bathroom in the lower level. 3rd bd and 1 more rooms are in the lower level. Private yard. Lots of enjoyment! This is a Fannie Mae Property. Purchase this property witha s little as 3% down. This property is approved for Home Path Renovation Mortgage Financing. Purchase of this property will be for cash or terms acceptable to the seller. For the First 15 days Owner Occupant only.

10. 2011-07-13
    listed $34,900 636-char remark

    Show marketing remark (636 chars)

    Lots of potential for your next home or investment. Located in a secluded street, closed to E. 4th and Smithville. Some previous updates included oak kitchen, Laminated flooring in the dining room, kitchen and a lower mid-level family room. Remodeled bathroom in the lower level. 3rd bd and 1 more rooms are in the lower level. Private yard. Lots of enjoyment! This is a Fannie Mae Property. Purchase this property witha s little as 3% down. This property is approved for Home Path Renovation Mortgage Financing. Purchase of this property will be for cash or terms acceptable to the seller. For the First 15 days Owner Occupant only.

11. 2003-04-18
    soldstatus $70,000
12. 1994-12-02
    soldstatus $6,450

ⓘ 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: $2,013 · $168/mo
• Projected year-2 tax: $2,013 · $168/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 0% 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: $15,273
• − Mortgage interest: −$6,716
• − Property taxes: −$2,013
• − Insurance: −$600
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − Depreciation: −$3,488
• Taxable income: $13
• Est. tax owed @ 24.0%: −$3
• After-tax cash flow: $1,905/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: Mad River Local
• NCES district ID: 3904870
• Math proficiency: 34% ▼ -23.00%
• Reading proficiency: 50% ▼ -8.00%
• Median HH income: $41,560
• Composite: 35.28/100
• National rank: #4972
• State rank: #531 of 656 in OH

Livability — Riverside

• Score: 64/100
• State rank: #775
• US rank: #14045

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverside, OH
• County: Greene County · 132,120 people
• Metro: Dayton-Kettering, OH
• Population (ZIP): 27,951
• Household income: $83,175
• Rent vs Own: 49.6% rent · 50.4% own
• Severe rent burden: 622.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 8% Hispanic / Latino 6% Asian 5% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 6% · South Korea, Canada, Jamaica
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2% Korean 1%

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: ▼ -148.58%
• Current HPI: 276.444
• Rent YoY: ▲ 5.79%
• 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

+1758.9% since first listed

12 events — show timeline

• 2026-04-14 Pending — Dayton MLS
• 2026-04-10 Listed $119,900 Dayton MLS
• 2025-11-18 Listing Removed — Dayton MLS
• 2025-10-25 Price Changed $148,900 Dayton MLS
• 2025-10-17 Listed $149,900 Dayton MLS
• 2025-10-15 Sold (Public Records) $50,000 Public Records
• 2011-09-23 Sold (MLS) $34,900 Dayton MLS
• 2011-09-23 Sold (MLS) $34,900 Dayton MLS
• 2011-09-19 Listing Removed — Dayton MLS
• 2011-07-13 Listed $34,900 Dayton MLS
• 2003-04-18 Sold (Public Records) $70,000 Public Records
• 1994-12-02 Sold (Public Records) $6,450 Public Records

Property tax history

+0.4%/yr

Latest (2025): $2,013 · +8.2% YoY. Source: county tax records.