257 Crosswell Ave · Brookville, OH 45309

$214,900

3 bd · 1.5 ba · 1,357 sqft · SingleFamily public records · 2 Days on market

Built 1960 8,712 sqft lot Est $239k · 10% 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).

• ARV discount +12.0/15.0
• Cash flow +7.8/30.0
• Schools +6.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover the charm of Brookville living in this delightful single-family residence, offering a perfect blend of comfort and convenience. This home provides a welcoming retreat for anyone seeking a peaceful yet connected lifestyle. With its thoughtfully designed layout, it presents an exceptional opportunity to embrace the essence of suburban tranquility. The residence features four comfortable bedrooms and one and a half bathrooms, all situated on a single level for effortless accessibility. Spanning 1357 square feet of living space, this home maximizes every inch, creating an open and inviting atmosphere. The kitchen comes equipped with a dishwasher, microwave, and range, streamlining dail

Key facts

• Serene environment
• 0.19-acre lot
• Expansive patio

Tags

• EXPANSIVE PATIO
• 0.19-ACRE LOT
• SERENE ENVIRONMENT

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Security: Surveillance system
• Utilities: Natural gas available; Sewer available; Public water
• Home design: Single-story brick home; Residential zoning; Irregular lot shape
• Construction: Slab foundation
• Exterior features: Partial fencing; Patio; Shed(s); Exterior storage

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range
• Bedrooms: Bedroom on main level; Bedroom on main level; Bedroom on main level
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 bathrooms on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Ceiling fan(s); Wood-burning fireplace (one)
• Laundry & utility: 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 $-242 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (19.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (29.7% below list).
• Recommended offer: $151k (29.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#179 in OH, #2,767 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, commute F.
• Brookville Local (suburban): math 70% / reading 80% proficiency, ranked #102 of 656 in OH (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 76 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $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 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $150,992 (29.7% 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 1960 — 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: 0.70% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.82%
• DSCR: 0.79
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $238,832
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 June Pl	0.05mi	3/1.5	1,225 (-10%)	0mo	$200,000	$163	81
115 Ostend St	0.14mi	3/1.5	1,225 (-10%)	2mo	$220,000	$180	76
109 Ostend St	0.16mi	3/1.5	1,225 (-10%)	4mo	$215,000	$176	74
218 Woodfield Dr	0.15mi	3/2.0	1,225 (-10%)	4mo	$220,000	$180	71
34 March Ave	0.33mi	2/2.0 (-1)	1,384 (+2%)	6mo	$215,000	$155	70
4 E Mckinley St	0.58mi	3/1.0	1,369 (+1%)	4mo	$65,000	$47	66
43 June Pl	0.34mi	3/2.0	1,507 (+11%)	1mo	$232,000	$154	63
229 E Westbrook Rd	0.61mi	3/2.0	1,296 (-4%)	5mo	$215,000	$166	58
5217 Keener Rd	0.64mi	4/2.0 (+1)	1,335 (-2%)	3mo	$405,000	$303	58
61 Oak St	0.68mi	3/2.0	1,275 (-6%)	0mo	$206,000	$162	56
417 W Westbrook Rd	0.38mi	4/2.0 (+1)	1,196 (-12%)	5mo	$245,000	$205	51
107 Marilyn Way	0.71mi	3/2.0	1,240 (-9%)	4mo	$240,000	$194	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -24.5%
• Equity multiple: 0.17×
• Total profit: $-50,221
• Equity at exit: $32,042

10-year hold

• IRR: -20.0%
• Equity multiple: -0.06×
• Total profit: $-63,582
• 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 45309

• Home prices YoY: -27.3%
• Active inventory: 76
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,510 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$218 /mo · $2,616/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $-242

Break-even live

Break-even rent $1,816

Max offer price $172,214

Occupancy floor —

Sensitivity live

Price	-10% $-120	-5% $-181	+0% $-242	+5% $-302	+10% $-363
Rent	-10% $-361	-5% $-301	+0% $-242	+5% $-182	+10% $-122
Rate	-1.0pp $-133	-0.5pp $-187	base $-242	+0.5pp $-297	+1.0pp $-354

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 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
49 S Clay St Brookville, OH	3.0	2.0	1560	$1,750	$1.12	4d	1	0.41mi
47 W McKinley St Brookville, OH	2.0	1.5	896	$1,299	$1.45	3d	1	0.49mi
33 W McKinley St Unit 1 Brookville, OH	2.0	1.5	896	$1,299	$1.45	45d	1	0.53mi
11893 S Wolf Creek Pike Brookville, OH	2.0	1.0	1134	$950	$0.84	22d	1	0.75mi
278 Quail Hollow Dr Brookville, OH	3.0	2.5	1856	$2,300	$1.24	4d	1	1.09mi
520 Adrian Ct Unit 520 Brookville, OH	3.0	1.5	1260	$1,475	$1.17	4d	1	1.15mi
729 Meadow Glen Ave Brookville, OH	2.0	1.5	1040	$1,295	$1.25	4d	1	1.22mi
211 Bruns Dr Brookville, OH	2.0	1.5	1200	$1,650	$1.38	12d	1	1.29mi
229 Bruns Dr Brookville, OH	2.0	1.5	1200	$1,650	$1.38	4d	1	1.29mi
205 Bruns Dr Brookville, OH	2.0	1.5	1200	$1,650	$1.38	45d	1	1.29mi

Listing history 3 events

1. 2026-06-18
   days on market $214,900 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $214,900 Active 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: $2,616 · $218/mo
• Projected year-2 tax: $2,984 · $249/mo
• Expected delta: +$368/yr (+$31/mo · 14.1%)

ⓘ 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 ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,119
• − Mortgage interest: −$12,038
• − Property taxes: −$2,616
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − Depreciation: −$6,252
• Taxable loss: −$6,760
• Est. tax savings @ 24.0%: +$1,622
• After-tax cash flow: $-1,277/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: Brookville Local
• NCES district ID: 3904867
• Math proficiency: 70% ▼ -8.00%
• Reading proficiency: 80% ▼ -3.00%
• Median HH income: $50,056
• Composite: 63.48/100
• National rank: #612
• State rank: #102 of 656 in OH

Livability — Brookville

• Score: 78/100
• State rank: #179
• US rank: #2767

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brookville, OH
• County: Montgomery · 506,435 people
• City population: 11,905
• Metro: Dayton-Kettering-Beavercreek, OH
• Population (ZIP): 11,905
• Household income: $72,570
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 2.5

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Asian 2%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Indo-European 2% Other Asian/Pacific 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: ▼ -80.25%
• Current HPI: 213.4326
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-06-17 Listed $214,900 Dayton MLS

Property tax history

+3.7%/yr

Latest (2025): $2,616 · -0.2% YoY. Source: county tax records.