1321 Massachusetts Dr · Xenia, OH 45385

$209,900

3 bd · 2.5 ba · 1,461 sqft · SingleFamily public records · 116 Days on market

Built 1987 8,640 sqft lot Est $285k · 26% under

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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 +15.6/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.0/10.0
• Schools +4.0/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SPECTACULAR move in ready brick ranch home NESTLED in a QUIET neighborhood is the one you've been looking for! Pride in ownership can be seen throughout this well maintained home. You'll notice how SPACIOUS it feels as soon as you walk in. An abundance of windows flood the home w/ sunshine. The dining & kitchen areas OPEN up to the living room and the family room to make entertaining guests a BREEZE. The kitchen has PLENTY of cabinets and counter space. All the bedrooms are GENEROUS in size. The PRIVATE backyard is the IDEAL GETAWAY w/ BEAUTIFUL landscaping and a covered patio. Don't miss out on ALL the WONDERFUL things this home has to OFFER.

Key facts

• Hvac system replaced
• Covered patio
• Fenced-in backyard

Tags

• FENCED-IN BACKYARD
• COVERED PATIO
• SEPARATE LAUNDRY ROOM
• ADDED INSULATION IN THE ATTIC
• WATER HEATER REPLACED
• HVAC SYSTEM REPLACED

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/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 $189k (10.1% below list).
• Recommended offer: $189k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.6% 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: Mckinley Elementary School (math 57% / reading 62%, grade B-, #670 of 1,584 statewide, top 45%, 319 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); 240 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 116 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $140k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $188,601 (10.1% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.77%
• DSCR: 1.08
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $284,895
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1321 Massachusetts Dr	0.00mi	3/2.0	1,461 (0%)	1mo	$207,000	$142	97
1077 Glen Kegley Dr	0.20mi	3/1.5	1,433 (-2%)	1mo	$279,000	$195	82
2632 Ketki Ct	0.35mi	3/2.5	1,476 (+1%)	1mo	$299,900	$203	81
2149 Cornwall Dr	0.29mi	3/1.5	1,409 (-4%)	3mo	$215,000	$153	74
1198 Prem Pl	0.55mi	3/2.5	1,440 (-1%)	2mo	$282,000	$196	70
2247 Dundee Dr	0.13mi	3/2.0	1,655 (+13%)	1mo	$290,000	$175	69
1161 Shannon Ln	0.59mi	3/2.5	1,440 (-1%)	3mo	$281,000	$195	68
2352 Pembury Dr	0.27mi	3/1.5	1,246 (-15%)	2mo	$224,000	$180	57
664 Nevada Dr	0.46mi	3/1.5	1,312 (-10%)	1mo	$237,000	$181	57
624 Georgia Dr	0.48mi	4/2.0 (+1)	1,299 (-11%)	2mo	$210,000	$162	50
1298 Baybury Ave	0.68mi	3/2.0	1,635 (+12%)	2mo	$322,900	$197	44
2432 Harmony Dr	0.71mi	3/2.0	1,296 (-11%)	2mo	$279,900	$216	44

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: -10.8%
• Equity multiple: 0.60×
• Total profit: $-23,664
• Equity at exit: $31,297

10-year hold

• IRR: 1.6%
• Equity multiple: 1.12×
• Total profit: $7,330
• Equity at exit: $18,148

Cash invested: $58,772 (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: 240
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,886 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$215 /mo · $2,580/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $87

Break-even live

Break-even rent $1,776

Max offer price $209,900

Occupancy floor 90%

Sensitivity live

Price	-10% $206	-5% $146	+0% $87	+5% $27	+10% $-32
Rent	-10% $-62	-5% $12	+0% $87	+5% $161	+10% $236
Rate	-1.0pp $192	-0.5pp $140	base $87	+0.5pp $32	+1.0pp $-23

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1414 Camden Ln Xenia, OH	3.0	2.0	1498	$2,250	$1.50	45d	1	0.79mi
216 Kansas Dr Xenia, OH	3.0	2.0	1100	$1,600	$1.45	4d	1	0.94mi

Listing history 23 events

1. 2026-04-20
   status Pending
2. 2026-04-17
   status Active
3. 2026-04-17
   price $209,900
4. 2026-04-10
   historical
5. 2026-01-21
   historical ActiveUnderContract
6. 2026-01-15
   price $195,000
7. 2026-01-01
   price $209,900
8. 2025-12-18
   listed $214,900 Active
9. 2020-07-22
   soldstatus $140,000
10. 2020-07-16
    soldstatus $140,000 Closed 657-char remark

    Show marketing remark (657 chars)

    SPECTACULAR move in ready brick ranch home NESTLED in a QUIET neighborhood is the one you've been looking for! Pride in ownership can be seen throughout this well maintained home. You'll notice how SPACIOUS it feels as soon as you walk in. An abundance of windows flood the home w/ sunshine. The dining & kitchen areas OPEN up to the living room and the family room to make entertaining guests a BREEZE. The kitchen has PLENTY of cabinets and counter space. All the bedrooms are GENEROUS in size. The PRIVATE backyard is the IDEAL GETAWAY w/ BEAUTIFUL landscaping and a covered patio. Don't miss out on ALL the WONDERFUL things this home has to OFFER.

11. 2020-07-16
    soldstatus $140,000 Sold 657-char remark

    Show marketing remark (657 chars)

    SPECTACULAR move in ready brick ranch home NESTLED in a QUIET neighborhood is the one you've been looking for! Pride in ownership can be seen throughout this well maintained home. You'll notice how SPACIOUS it feels as soon as you walk in. An abundance of windows flood the home w/ sunshine. The dining & kitchen areas OPEN up to the living room and the family room to make entertaining guests a BREEZE. The kitchen has PLENTY of cabinets and counter space. All the bedrooms are GENEROUS in size. The PRIVATE backyard is the IDEAL GETAWAY w/ BEAUTIFUL landscaping and a covered patio. Don't miss out on ALL the WONDERFUL things this home has to OFFER.

12. 2020-06-11
    historical Active/Pending 657-char remark

    Show marketing remark (657 chars)

    SPECTACULAR move in ready brick ranch home NESTLED in a QUIET neighborhood is the one you've been looking for! Pride in ownership can be seen throughout this well maintained home. You'll notice how SPACIOUS it feels as soon as you walk in. An abundance of windows flood the home w/ sunshine. The dining & kitchen areas OPEN up to the living room and the family room to make entertaining guests a BREEZE. The kitchen has PLENTY of cabinets and counter space. All the bedrooms are GENEROUS in size. The PRIVATE backyard is the IDEAL GETAWAY w/ BEAUTIFUL landscaping and a covered patio. Don't miss out on ALL the WONDERFUL things this home has to OFFER.

13. 2020-06-10
    listed $140,000 Active 657-char remark

    Show marketing remark (657 chars)

    SPECTACULAR move in ready brick ranch home NESTLED in a QUIET neighborhood is the one you've been looking for! Pride in ownership can be seen throughout this well maintained home. You'll notice how SPACIOUS it feels as soon as you walk in. An abundance of windows flood the home w/ sunshine. The dining & kitchen areas OPEN up to the living room and the family room to make entertaining guests a BREEZE. The kitchen has PLENTY of cabinets and counter space. All the bedrooms are GENEROUS in size. The PRIVATE backyard is the IDEAL GETAWAY w/ BEAUTIFUL landscaping and a covered patio. Don't miss out on ALL the WONDERFUL things this home has to OFFER.

14. 2014-09-18
    soldstatus $97,000
15. 2014-09-16
    soldstatus $97,000 Closed 286-char remark

    Show marketing remark (286 chars)

    Beautiful 3 bedroom, 2 bath 1461 square foot brick ranch with a 2 car attached garage. This well maintained home has a living room, family room and large eat in kitchen. Also there is a covered patio, fenced in yard and storage shed. Updates include newer roof, windows and patio cover.

16. 2014-09-16
    soldstatus $97,000 286-char remark

    Show marketing remark (286 chars)

    Beautiful 3 bedroom, 2 bath 1461 square foot brick ranch with a 2 car attached garage. This well maintained home has a living room, family room and large eat in kitchen. Also there is a covered patio, fenced in yard and storage shed. Updates include newer roof, windows and patio cover.

17. 2014-08-13
    historical 286-char remark

    Show marketing remark (286 chars)

    Beautiful 3 bedroom, 2 bath 1461 square foot brick ranch with a 2 car attached garage. This well maintained home has a living room, family room and large eat in kitchen. Also there is a covered patio, fenced in yard and storage shed. Updates include newer roof, windows and patio cover.

18. 2014-07-11
    listed $104,900 286-char remark

    Show marketing remark (286 chars)

    Beautiful 3 bedroom, 2 bath 1461 square foot brick ranch with a 2 car attached garage. This well maintained home has a living room, family room and large eat in kitchen. Also there is a covered patio, fenced in yard and storage shed. Updates include newer roof, windows and patio cover.

19. 2001-09-11
    soldstatus $108,900
20. 1987-11-25
    soldstatus $72,900
21. 1987-11-01
    soldstatus $72,900
22. 1986-12-17
    soldstatus $57,800
23. 1985-12-31
    soldstatus $183,276

ⓘ 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: $2,580 · $215/mo
• Projected year-2 tax: $2,927 · $244/mo
• Expected delta: +$347/yr (+$29/mo · 13.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 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: $22,632
• − Mortgage interest: −$11,758
• − Property taxes: −$2,580
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − Depreciation: −$6,106
• Taxable loss: −$2,482
• Est. tax savings @ 24.0%: +$596
• After-tax cash flow: $1,637/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

+14.5% since first listed

23 events — show timeline

• 2026-04-20 Pending — Dayton MLS
• 2026-04-17 Relisted — Dayton MLS
• 2026-04-17 Price Changed $209,900 Dayton MLS
• 2026-04-10 Listing Removed — Dayton MLS
• 2026-01-21 Contingent — Dayton MLS
• 2026-01-15 Price Changed $195,000 Dayton MLS
• 2026-01-01 Price Changed $209,900 Dayton MLS
• 2025-12-18 Listed $214,900 Dayton MLS
• 2020-07-22 Sold (Public Records) $140,000 Public Records
• 2020-07-16 Sold (MLS) $140,000 Dayton MLS
• 2020-07-16 Sold (MLS) $140,000 Dayton MLS
• 2020-06-11 Contingent — Dayton MLS
• 2020-06-10 Listed $140,000 Dayton MLS
• 2014-09-18 Sold (Public Records) $97,000 Public Records
• 2014-09-16 Sold (MLS) $97,000 Dayton MLS
• 2014-09-16 Sold (MLS) $97,000 Dayton MLS
• 2014-08-13 Listing Removed — Dayton MLS
• 2014-07-11 Listed $104,900 Dayton MLS
• 2001-09-11 Sold (Public Records) $108,900 Public Records
• 1987-11-25 Sold (Public Records) $72,900 Public Records
• 1987-11-01 Sold (Public Records) $72,900 Public Records
• 1986-12-17 Sold (Public Records) $57,800 Public Records
• 1985-12-31 Sold (Public Records) $183,276 Public Records

Property tax history

+6.8%/yr

Latest (2025): $2,580 · +1.9% YoY. Source: county tax records.