1442 Lemcke Rd · Beavercreek, OH 45434

$250,000

4 bd · 3.0 ba · 2,724 sqft · SingleFamily public records · 20 Days on market

Built 1959 Est $419k · 40% 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 +16.1/30.0
• ARV discount +15.0/15.0
• Schools +6.6/10.0
• 1% rule +5.3/10.0
• DSCR +5.0/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fixer upper dated and needs complete updating!!

Key facts

• Built 1959
• Listed 20 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 3.3% in Beavercreek — 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 88/100 on livability (#26 in OH, #239 nationally) — a professional / high-income tenant draw. Strengths: schools A+, employment A+, cost of living A+; Watch: commute F.
• Beavercreek City (suburban): math 70% / reading 78% proficiency, ranked #79 of 656 in OH (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 96 active listings in the ZIP; high-income renter base; 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $246,250 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — 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 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?
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: 1.03% ✓
• Cap rate: 6.91%
• Cash-on-cash: 2.21%
• DSCR: 1.10
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $419,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2531 Kewanna Ln	0.40mi	4/2.5	2,615 (-4%)	11mo	$376,500	$144	64
2853 Oriole Dr	0.23mi	4/2.5	2,448 (-10%)	8mo	$343,000	$140	64
2535 Valdina Dr	0.49mi	3/2.5 (-1)	2,636 (-3%)	1mo	$415,000	$157	64
2544 Kewanna Ln	0.36mi	4/2.5	2,588 (-5%)	12mo	$360,000	$139	63
2629 Echo Valley Dr	0.45mi	4/3.5	2,814 (+3%)	12mo	$381,500	$136	62
2460 Kewanna Ln	0.64mi	4/2.5	2,579 (-5%)	1mo	$390,000	$151	59
1367 Howell Rd	0.21mi	3/2.5 (-1)	2,342 (-14%)	6mo	$314,900	$134	55
3031 Lantz Rd	0.56mi	5/3.5 (+1)	2,596 (-5%)	5mo	$400,000	$154	54
1466 Bull Skin Run Ct	0.33mi	4/2.5	3,070 (+13%)	11mo	$576,500	$188	52
1624 Applewood Dr	0.64mi	4/2.5	2,848 (+5%)	10mo	$500,000	$176	52
2919 Forest Glen Ct	0.35mi	3/3.0 (-1)	3,017 (+11%)	12mo	$585,000	$194	50
3041 Lantz Rd	0.58mi	4/3.0	2,354 (-14%)	7mo	$362,000	$154	45

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-32,163
• Equity at exit: $37,276

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-16,854
• Equity at exit: $21,615

Cash invested: $70,000 (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 45434

• Home prices YoY: -19.6%
• Active inventory: 96
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,570 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$486 /mo · $5,837/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $129

Break-even live

Break-even rent $2,407

Max offer price $250,000

Occupancy floor 90%

Sensitivity live

Price	-10% $270	-5% $200	+0% $129	+5% $58	+10% $-13
Rent	-10% $-74	-5% $27	+0% $129	+5% $230	+10% $332
Rate	-1.0pp $255	-0.5pp $192	base $129	+0.5pp $64	+1.0pp $-2

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $250,000 Active 20 DOM
2. 2026-06-17
   days on market $250,000 Active 19 DOM
3. 2026-06-16
   days on market $250,000 Active 18 DOM
4. 2026-06-15
   days on market $250,000 Active 17 DOM
5. 2026-06-14
   days on market $250,000 Active 15 DOM
6. 2026-06-10
   days on market $250,000 Active 12 DOM
7. 2026-06-09
   days on market $250,000 Active 11 DOM
8. 2026-06-08
   days on market $250,000 Active 10 DOM
9. 2026-06-07
   days on market $250,000 Active 9 DOM
10. 2026-06-03
    days on market $250,000 Active 5 DOM
11. 2026-06-03
    days on market $250,000 Active 4 DOM
12. 2026-06-01
    days on market $250,000 Active 3 DOM
13. 2026-05-31
    days on market $250,000 Active 2 DOM
14. 2026-05-29
    listed $250,000 Active

ⓘ 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: $5,837 · $486/mo
• Projected year-2 tax: $5,837 · $486/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 17 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: $30,842
• − Mortgage interest: −$14,004
• − Property taxes: −$5,837
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,467
• − Management: −$2,467
• − Depreciation: −$7,273
• Taxable loss: −$2,457
• Est. tax savings @ 24.0%: +$590
• After-tax cash flow: $2,135/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: Beavercreek City
• NCES district ID: 3904724
• Math proficiency: 70% ▼ -9.00%
• Reading proficiency: 78% ▼ -1.00%
• Median HH income: $80,251
• Composite: 65.55/100
• National rank: #469
• State rank: #79 of 656 in OH

Livability — Beavercreek

• Score: 88/100
• State rank: #26
• US rank: #239

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beavercreek, OH
• County: Greene · 199,376 people
• City population: 27,951
• Metro: Dayton-Kettering-Beavercreek, OH
• Population (ZIP): 12,482
• Household income: $142,260
• Rent vs Own: 7.5% rent · 92.5% own
• Severe rent burden: 3.9

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 5% Black 4% Two or more races 3% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 6% Italian 4% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 2% German/W. Germanic 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: ▼ -57.77%
• Current HPI: 237.5864
• 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

• 2026-05-29 Listed $250,000 FSBO.com

Property tax history

+3.9%/yr

Latest (2025): $5,837 · +0.6% YoY. Source: county tax records.