1017 Terracewood Dr · Englewood, OH 45322

$269,000

4 bd · 2.5 ba · 1,815 sqft · SingleFamily public records · 84 Days on market

Built 1969 0.26 ac lot $148/sqft · 46% above area Est $292k · 8% 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 +11.1/15.0
• Cash flow +10.6/30.0
• Schools +5.0/10.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this spacious and beautifully maintained property offering over 2,100 square feet of living space, thoughtfully designed for both everyday living and entertaining. Featuring four bedrooms, two full bathrooms, and one half bath, this home provides plenty of room for family, guests, or a dedicated home office. Inside, you’ll find super clean hardwood flooring throughout the main living areas and bedrooms, complemented by durable ceramic tile in key spaces. The completely updated kitchen is a standout feature, showcasing custom cabinetry, granite countertops, stainless steel appliances, and abundant pantry storage, making it both stylish and highly functional. The home also boasts updated bathrooms with granite countertops, including a beautifully updated primary bathroom. The huge family room offers incredible space for relaxing or entertaining and features built-in bookshelves and storage, creating a warm and inviting atmosphere. From there, step into the gorgeous Florida room with cathedral ceilings, where walls of windows flood the space with natural light—perfect for enjoying every season. The finished basement rec room (approximately 600 sq. ft. ) provides additional flexible living space ideal for a media room, home gym, office, or play area, while the remaining unfinished basement area offers ample storage. Step outside to your own private backyard retreat designed for relaxation and entertaining. Enjoy the beautiful two-tiered deck, a tranquil waterfall and koi pond, and natural privacy that creates a peaceful outdoor setting. Additional highlights include updated vinyl replacement windows, a dimensional shingle roof, updated HVAC system, and a two-car garage, ensuring comfort and peace of mind for years to come. This exceptional home combines space, updates, and a stunning outdoor oasis—a must-see for anyone looking for comfort, style, and room to grow.

Key facts

• Hardwood flooring
• Custom cabinetry
• Ceramic tile

Tags

• HARDWOOD FLOORING
• CERAMIC TILE
• UPDATED KITCHEN
• CUSTOM CABINETRY
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (17.9% below list).
• Recommended offer: $221k (17.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#517 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A; Watch: employment C-, amenities F, commute F.
• Northmont City (suburban): math 52% / reading 62% proficiency, ranked #318 of 656 in OH (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-0.5%/yr); 88 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 35% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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

• It's been on market 84 days — a 6% lower offer ($253k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $125k; list at $269k implies a 115% gain — meaningful room to come down on a strong offer.

Recommended offer $220,927 (17.9% 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. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.70%
• Cash-on-cash: -2.12%
• DSCR: 0.91
• GRM: 10.1

CMA / ARV

• ARV (median comp): $292,491
• List price: $269,000
• Delta: -8.03%
• 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
440 Katy Ln	0.14mi	4/2.0	1,709 (-6%)	0mo	$249,000	$146	81
130 Allison Ct	0.25mi	4/2.0	1,860 (+2%)	3mo	$323,000	$174	80
211 Katy Ln	0.29mi	4/2.0	1,617 (-11%)	2mo	$268,000	$166	65
7013 Woodcroft Dr	0.70mi	4/2.5	1,868 (+3%)	0mo	$265,000	$142	62
4006 Loop Dr	0.60mi	3/2.0 (-1)	1,779 (-2%)	0mo	$276,500	$155	61
4210 Pleasanton Rd	0.46mi	3/2.0 (-1)	1,928 (+6%)	1mo	$265,000	$137	60
7106 Cranlyn Dr	0.72mi	4/2.5	1,854 (+2%)	3mo	$257,500	$139	60
7275 Mckenna Pl	0.63mi	4/3.0	1,916 (+6%)	1mo	$281,950	$147	59
189 Katy Ln	0.30mi	3/1.5 (-1)	1,568 (-14%)	0mo	$210,000	$134	54
4230 Pleasanton Rd	0.53mi	4/2.5	2,074 (+14%)	1mo	$306,000	$148	51
313 Highland Dr	0.42mi	3/2.0 (-1)	1,568 (-14%)	2mo	$200,000	$128	50
803 Albert St	0.73mi	3/2.0 (-1)	1,644 (-9%)	4mo	$229,000	$139	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.2%
• Equity multiple: 0.22×
• Total profit: $-58,474
• Equity at exit: $40,109

10-year hold

• IRR: -28.8%
• Equity multiple: -0.15×
• Total profit: $-86,644
• Equity at exit: $23,258

Cash invested: $75,320 (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 45322

• Rents YoY: -0.5%
• Active inventory: 88
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,209 high
• Mortgage (P&I): −$1,411
• Tax from tax record: −$355 /mo · $4,264/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-133

Break-even live

Break-even rent $2,377

Max offer price $245,548

Occupancy floor —

Sensitivity live

Price	-10% $20	-5% $-57	+0% $-133	+5% $-209	+10% $-285
Rent	-10% $-307	-5% $-220	+0% $-133	+5% $-45	+10% $42
Rate	-1.0pp $3	-0.5pp $-64	base $-133	+0.5pp $-202	+1.0pp $-273

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
416 W Wenger Rd Englewood, OH	3.0	1.5	1249	$2,000	$1.60	3d	1	0.28mi
321 Lauren Circle Dr Englewood, OH	3.0	2.0	1400	$1,700	$1.21	15d	1	0.55mi
603 Rolice Ct Englewood, OH	3.0	2.0	1449	$2,000	$1.38	22d	1	0.71mi
1222 Sunset Dr Englewood, OH	3.0	2.5	1880	$2,175	$1.16	15d	1	0.90mi
6701 Whitaker St Dayton, OH	4.0	2.5	2487	$2,800	$1.13	44d	1	1.10mi
6844 Union Rd Englewood, OH	3.0	2.0	1700	$2,100	$1.24	3d	1	1.10mi

Listing history 23 events

1. 2026-06-18
   days on market $269,000 Active 84 DOM
2. 2026-06-17
   days on market $269,000 Active 83 DOM
3. 2026-06-16
   days on market $269,000 Active 82 DOM
4. 2026-06-15
   price $269,000 Active 81 DOM
5. 2026-06-15
   days on market $272,000 Active 81 DOM
6. 2026-06-14
   days on market $272,000 Active 79 DOM
7. 2026-06-10
   days on market $272,000 Active 76 DOM
8. 2026-06-09
   days on market $272,000 Active 75 DOM
9. 2026-06-08
   days on market $272,000 Active 74 DOM
10. 2026-06-07
    days on market $272,000 Active 73 DOM
11. 2026-06-05
    days on market $272,000 Active 70 DOM
12. 2026-06-03
    days on market $272,000 Active 69 DOM
13. 2026-06-02
    days on market $272,000 Active 68 DOM
14. 2026-06-01
    days on market $272,000 Active 67 DOM
15. 2026-05-31
    days on market $272,000 Active 66 DOM
16. 2026-04-14
    price $273,500 1926-char remark

    Show marketing remark (1926 chars)

    Welcome home to this spacious and beautifully maintained property offering over 2,100 square feet of living space, thoughtfully designed for both everyday living and entertaining. Featuring four bedrooms, two full bathrooms, and one half bath, this home provides plenty of room for family, guests, or a dedicated home office. Inside, you’ll find super clean hardwood flooring throughout the main living areas and bedrooms, complemented by durable ceramic tile in key spaces. The completely updated kitchen is a standout feature, showcasing custom cabinetry, granite countertops, stainless steel appliances, and abundant pantry storage, making it both stylish and highly functional. The home also boasts updated bathrooms with granite countertops, including a beautifully updated primary bathroom. The huge family room offers incredible space for relaxing or entertaining and features built-in bookshelves and storage, creating a warm and inviting atmosphere. From there, step into the gorgeous Florida room with cathedral ceilings, where walls of windows flood the space with natural light—perfect for enjoying every season. The finished basement rec room (approximately 600 sq. ft. ) provides additional flexible living space ideal for a media room, home gym, office, or play area, while the remaining unfinished basement area offers ample storage. Step outside to your own private backyard retreat designed for relaxation and entertaining. Enjoy the beautiful two-tiered deck, a tranquil waterfall and koi pond, and natural privacy that creates a peaceful outdoor setting. Additional highlights include updated vinyl replacement windows, a dimensional shingle roof, updated HVAC system, and a two-car garage, ensuring comfort and peace of mind for years to come. This exceptional home combines space, updates, and a stunning outdoor oasis—a must-see for anyone looking for comfort, style, and room to grow.

17. 2026-03-28
    status Active 1926-char remark

    Show marketing remark (1926 chars)

    Welcome home to this spacious and beautifully maintained property offering over 2,100 square feet of living space, thoughtfully designed for both everyday living and entertaining. Featuring four bedrooms, two full bathrooms, and one half bath, this home provides plenty of room for family, guests, or a dedicated home office. Inside, you’ll find super clean hardwood flooring throughout the main living areas and bedrooms, complemented by durable ceramic tile in key spaces. The completely updated kitchen is a standout feature, showcasing custom cabinetry, granite countertops, stainless steel appliances, and abundant pantry storage, making it both stylish and highly functional. The home also boasts updated bathrooms with granite countertops, including a beautifully updated primary bathroom. The huge family room offers incredible space for relaxing or entertaining and features built-in bookshelves and storage, creating a warm and inviting atmosphere. From there, step into the gorgeous Florida room with cathedral ceilings, where walls of windows flood the space with natural light—perfect for enjoying every season. The finished basement rec room (approximately 600 sq. ft. ) provides additional flexible living space ideal for a media room, home gym, office, or play area, while the remaining unfinished basement area offers ample storage. Step outside to your own private backyard retreat designed for relaxation and entertaining. Enjoy the beautiful two-tiered deck, a tranquil waterfall and koi pond, and natural privacy that creates a peaceful outdoor setting. Additional highlights include updated vinyl replacement windows, a dimensional shingle roof, updated HVAC system, and a two-car garage, ensuring comfort and peace of mind for years to come. This exceptional home combines space, updates, and a stunning outdoor oasis—a must-see for anyone looking for comfort, style, and room to grow.

18. 2026-03-16
    status Pending 1926-char remark

    Show marketing remark (1926 chars)

    Welcome home to this spacious and beautifully maintained property offering over 2,100 square feet of living space, thoughtfully designed for both everyday living and entertaining. Featuring four bedrooms, two full bathrooms, and one half bath, this home provides plenty of room for family, guests, or a dedicated home office. Inside, you’ll find super clean hardwood flooring throughout the main living areas and bedrooms, complemented by durable ceramic tile in key spaces. The completely updated kitchen is a standout feature, showcasing custom cabinetry, granite countertops, stainless steel appliances, and abundant pantry storage, making it both stylish and highly functional. The home also boasts updated bathrooms with granite countertops, including a beautifully updated primary bathroom. The huge family room offers incredible space for relaxing or entertaining and features built-in bookshelves and storage, creating a warm and inviting atmosphere. From there, step into the gorgeous Florida room with cathedral ceilings, where walls of windows flood the space with natural light—perfect for enjoying every season. The finished basement rec room (approximately 600 sq. ft. ) provides additional flexible living space ideal for a media room, home gym, office, or play area, while the remaining unfinished basement area offers ample storage. Step outside to your own private backyard retreat designed for relaxation and entertaining. Enjoy the beautiful two-tiered deck, a tranquil waterfall and koi pond, and natural privacy that creates a peaceful outdoor setting. Additional highlights include updated vinyl replacement windows, a dimensional shingle roof, updated HVAC system, and a two-car garage, ensuring comfort and peace of mind for years to come. This exceptional home combines space, updates, and a stunning outdoor oasis—a must-see for anyone looking for comfort, style, and room to grow.

19. 2026-03-13
    listed $274,900 Active 1926-char remark

    Show marketing remark (1926 chars)

    Welcome home to this spacious and beautifully maintained property offering over 2,100 square feet of living space, thoughtfully designed for both everyday living and entertaining. Featuring four bedrooms, two full bathrooms, and one half bath, this home provides plenty of room for family, guests, or a dedicated home office. Inside, you’ll find super clean hardwood flooring throughout the main living areas and bedrooms, complemented by durable ceramic tile in key spaces. The completely updated kitchen is a standout feature, showcasing custom cabinetry, granite countertops, stainless steel appliances, and abundant pantry storage, making it both stylish and highly functional. The home also boasts updated bathrooms with granite countertops, including a beautifully updated primary bathroom. The huge family room offers incredible space for relaxing or entertaining and features built-in bookshelves and storage, creating a warm and inviting atmosphere. From there, step into the gorgeous Florida room with cathedral ceilings, where walls of windows flood the space with natural light—perfect for enjoying every season. The finished basement rec room (approximately 600 sq. ft. ) provides additional flexible living space ideal for a media room, home gym, office, or play area, while the remaining unfinished basement area offers ample storage. Step outside to your own private backyard retreat designed for relaxation and entertaining. Enjoy the beautiful two-tiered deck, a tranquil waterfall and koi pond, and natural privacy that creates a peaceful outdoor setting. Additional highlights include updated vinyl replacement windows, a dimensional shingle roof, updated HVAC system, and a two-car garage, ensuring comfort and peace of mind for years to come. This exceptional home combines space, updates, and a stunning outdoor oasis—a must-see for anyone looking for comfort, style, and room to grow.

20. 2025-12-31
    historical
21. 2025-08-06
    price $279,900
22. 2025-06-23
    listed $285,000 Active
23. 1991-12-20
    soldstatus $125,000

ⓘ 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: $4,264 · $355/mo
• Projected year-2 tax: $4,264 · $355/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
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,511
• − Mortgage interest: −$15,068
• − Property taxes: −$4,264
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,121
• − Management: −$2,121
• − Depreciation: −$7,825
• Taxable loss: −$6,233
• Est. tax savings @ 24.0%: +$1,496
• After-tax cash flow: $-97/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: Northmont City
• NCES district ID: 3904872
• Math proficiency: 52% ▼ -15.00%
• Reading proficiency: 62% ▼ -8.00%
• Median HH income: $60,230
• Composite: 49.53/100
• National rank: #1995
• State rank: #318 of 656 in OH

Livability — Englewood

• Score: 69/100
• State rank: #517
• US rank: #8768

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Englewood, OH
• County: Montgomery County · 459,541 people
• City population: 20,884
• Metro: Dayton-Kettering, OH
• Population (ZIP): 20,884
• Household income: $75,349
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 357.0

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 (80%)
• Race & ethnicity: White 80% Black 11% Two or more races 6% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 3% · China, Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -176.42%
• Current HPI: 218.5409
• Rent YoY: ▼ -0.45%
• 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

+118.8% since first listed

8 events — show timeline

• 2026-04-14 Price Changed $273,500 Dayton MLS
• 2026-03-28 Relisted — Dayton MLS
• 2026-03-16 Pending — Dayton MLS
• 2026-03-13 Listed $274,900 Dayton MLS
• 2025-12-31 Listing Removed — Dayton MLS
• 2025-08-06 Price Changed $279,900 Dayton MLS
• 2025-06-23 Listed $285,000 Dayton MLS
• 1991-12-20 Sold (Public Records) $125,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $4,264 · +5.2% YoY. Source: county tax records.