4558 Cordell Dr · Kettering, OH 45439

$164,900

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 29 Days on market

Built 1956 0.35 ac lot $153/sqft · 14% below area Est $191k · 14% under

---

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 +13.6/15.0
• Cash flow +9.9/30.0
• Livability +4.2/5.0
• 1% rule +3.9/10.0
• Schools +3.4/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming all-brick ranch, a true standout nestled on a generous 0.35-acre corner lot in the heart of Miami Township. Built in 1956, this classic Huber-style home offers the perfect blend of mid-century character and practical living, boasting a low-maintenance exterior and a spacious yard rarely found in the neighborhood. Inside, you’ll find a cozy and efficient 1,080 square foot layout featuring three comfortable bedrooms and a full bath, all set on a solid concrete slab foundation that ensures easy, stair-free living. 1-car attached garage, providing ample space for vehicles and hobbies—a premium find for this area. Situated within the West Carrollton City Scho

Key facts

• Spacious yard
• Double lot
• Corner lot

Tags

• BRICK RANCH
• CORNER LOT
• LOW-MAINTENANCE EXTERIOR
• SPACIOUS YARD
• SOLID CONCRETE SLAB FOUNDATION
• DOUBLE LOT

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached one-car garage
• Home design: One-story house
• Construction: Brick construction
• Exterior features: Residential zoning; Lot dimensions approximately 140 x 110

Interior

• Kitchen: Range
• Bedrooms: Main level bedroom (9 x 9); Main level bedroom (13 x 9)
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Crawl space basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (11.1% below list).
• Recommended offer: $147k (11.1% below list) — sets the bar for cash-flow.
• Cap rate 5.5% vs local median 4.4% in Kettering — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 83/100 on livability (#61 in OH, #922 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• West Carrollton City (suburban): math 34% / reading 46% proficiency, ranked #540 of 656 in OH (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Carrollton Early Childhood Center (656 students, 45% FRL); West Carrollton Middle School (math 27% / reading 43%, grade F, #546 of 654 statewide, top 83%, 508 students, 62% FRL); West Carrollton High School (math 17% / reading 57%, grade F, #564 of 781 statewide, top 74%, 951 students, 55% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: 38 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 34% of the median local income ($52k/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 $1k of loan paydown is wiped out by about $5k 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 29 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $146,523 (11.1% 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 1956 — 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: 0.89% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.70%
• DSCR: 0.88
• GRM: 9.4

CMA / ARV

• ARV (median comp): $190,993
• List price: $164,900
• Delta: -13.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2190 Renshaw Ave	0.07mi	3/1.0	1,080 (0%)	1mo	$194,080	$180	96
4476 Hannaford St	0.21mi	3/1.0	1,080 (0%)	1mo	$190,000	$176	89
2169 Finland Dr	0.28mi	3/1.0	1,080 (0%)	1mo	$213,000	$197	86
2218 Finland Dr	0.27mi	3/1.0	1,080 (0%)	2mo	$189,000	$175	86
2087 Lehigh Pl	0.29mi	3/1.0	1,080 (0%)	2mo	$182,500	$169	85
4792 Loxley Dr	0.28mi	3/1.0	1,080 (0%)	3mo	$180,000	$167	85
4518 Harbison St	0.24mi	3/2.0	1,080 (0%)	2mo	$233,000	$216	83
2701 Jomar Ave	0.56mi	3/1.0	1,080 (0%)	1mo	$225,000	$208	73
1681 Hillwood Dr	0.62mi	3/1.0	1,040 (-4%)	2mo	$205,000	$197	63
3913 Elmira Dr	0.66mi	3/1.0	1,040 (-4%)	2mo	$212,900	$205	61
3890 Endover Rd	0.68mi	3/1.0	1,040 (-4%)	2mo	$180,000	$173	61
2501 Genoa Ave	0.68mi	2/1.0 (-1)	993 (-8%)	2mo	$130,000	$131	48

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: -20.7%
• Equity multiple: 0.28×
• Total profit: $-33,249
• Equity at exit: $24,587

10-year hold

• IRR: -13.8%
• Equity multiple: 0.20×
• Total profit: $-37,090
• Equity at exit: $14,258

Cash invested: $46,172 (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 45439

• Home prices YoY: -34.5%
• Active inventory: 38
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,465 high
• Mortgage (P&I): −$865
• Tax from tax record: −$328 /mo · $3,939/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-104

Break-even live

Break-even rent $1,597

Max offer price $146,523

Occupancy floor —

Sensitivity live

Price	-10% $-11	-5% $-57	+0% $-104	+5% $-151	+10% $-197
Rent	-10% $-220	-5% $-162	+0% $-104	+5% $-46	+10% $12
Rate	-1.0pp $-21	-0.5pp $-62	base $-104	+0.5pp $-147	+1.0pp $-190

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2621 Nyack Ln Dayton, OH	3.0	1.0	1080	$1,500	$1.39	16d	1	0.49mi
3928 Elmira Dr Dayton, OH	3.0	1.0	1041	$1,550	$1.49	5d	1	0.63mi
4042 Ellery Ave Moraine, OH	3.0	1.0	720	$1,195	$1.66	46d	1	0.67mi
1643 Archdeacon Ct Dayton, OH	2.0	1.0	1040	$1,450	$1.39	23d	1	0.71mi
4217 Fulton Ave Moraine, OH	2.0	1.0	800	$1,325	$1.66	46d	1	0.75mi
5237 Belle Isle Dr Unit 5237 Dayton, OH	2.0	1.0	960	$1,025	$1.07	46d	1	0.77mi
3781 Keswick Ln Dayton, OH	3.0	1.0	1040	$1,750	$1.68	5d	1	0.77mi
3924 Fulton Ave Moraine, OH	3.0	1.0	813	$1,800	$2.21	5d	1	0.77mi
3929 Fulton Ave Moraine, OH	2.0	1.0	788	$750	$0.95	21d	1	0.80mi
5295 Belle Isle Dr Dayton, OH	2.0	1.5	856	$950	$1.11	46d	1	0.81mi
5359 Dunmore Dr Dayton, OH	2.0	1.0	808	$975	$1.21	16d	1	0.85mi
3657 Elmira Dr Dayton, OH	2.0	1.0	936	$1,450	$1.55	46d	1	0.88mi
5480 Dovetree Blvd Moraine, OH	1.0–2.0	1.0–2.0	826	$1,645	$1.99	5d	15	0.96mi
2125 W Alex Bell Rd Dayton, OH	2.0	1.0	1100	$1,975	$1.80	5d	1	1.01mi
3401 Southdale Dr #5 Dayton, OH	2.0	2.0	1400	$1,450	$1.04	23d	1	1.17mi

Listing history 13 events

1. 2026-06-07
   statusdays on market $164,900 Pending 29 DOM
2. 2026-06-03
   days on market $164,900 Active 28 DOM
3. 2026-06-02
   days on market $164,900 Active 27 DOM
4. 2026-06-01
   days on market $164,900 Active 26 DOM
5. 2026-05-31
   days on market $164,900 Active 25 DOM
6. 2026-05-31
   days on market $164,900 Active 24 DOM
7. 2026-05-12
   historical ActiveUnderContract 1039-char remark
8. 2026-05-06
   listed $164,900 Active 1039-char remark
9. 2024-10-18
   soldstatus $9,179,000
10. 2021-05-13
    soldstatus $4,300,000
11. 2009-01-09
    soldstatus $69,750
12. 2003-03-21
    soldstatus $97,900
13. 1986-10-03
    soldstatus $52,500

ⓘ 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: $3,939 · $328/mo
• Projected year-2 tax: $3,939 · $328/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 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,585
• − Mortgage interest: −$9,237
• − Property taxes: −$3,939
• − Insurance: −$824
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$4,797
• Taxable loss: −$4,026
• Est. tax savings @ 24.0%: +$966
• After-tax cash flow: $-282/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: West Carrollton City
• NCES district ID: 3904505
• Math proficiency: 34% ▼ -12.00%
• Reading proficiency: 46% ▼ -9.00%
• Median HH income: $42,209
• Composite: 33.71/100
• National rank: #5380
• State rank: #540 of 656 in OH

Livability — Kettering

• Score: 83/100
• State rank: #61
• US rank: #922

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 459,541 people
• City population: 73,116
• Metro: Dayton-Kettering, OH
• Population (ZIP): 11,914
• Household income: $52,035
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 381.0

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 (71%)
• Race & ethnicity: White 71% Black 15% Two or more races 10% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Italian 2% Iranian 1% Slovak 1%
• Foreign-born: 4% · Canada, China, Vietnam
• Languages at home: 93% English-only · Spanish 5% Chinese 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: ▼ -151.06%
• Current HPI: 287.2064
• Rent YoY: —
• 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

+214.1% since first listed

9 events — show timeline

• 2026-06-04 Pending — Dayton MLS
• 2026-05-27 Relisted — Dayton MLS
• 2026-05-12 Contingent — Dayton MLS
• 2026-05-06 Listed $164,900 Dayton MLS
• 2024-10-18 Sold (Public Records) $9,179,000 Public Records
• 2021-05-13 Sold (Public Records) $4,300,000 Public Records
• 2009-01-09 Sold (Public Records) $69,750 Public Records
• 2003-03-21 Sold (Public Records) $97,900 Public Records
• 1986-10-03 Sold (Public Records) $52,500 Public Records

Property tax history

+5.1%/yr

Latest (2025): $3,939 · -0.1% YoY. Source: county tax records.