1830 Roslyn Ave · Kettering, OH 45429

$485,000

6 bd · 1.0 ba · 4,377 sqft · MultiFamily public records · 43 Days on market

Built 1937 0.39 ac lot $111/sqft · 24% above area Est $390k · 24% over

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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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Located in the highly desirable area of Kettering close to shopping, dining, and major conveniences. This is a fully occupied 5-unit property presenting an exceptional investment opportunity. The property consists of a charming 2-bedroom single-family home positioned at the front, along with four additional 1-bedroom 1-bath units. Tenant is responsible for electric and gas. Water and trash are billed back monthly. All units are currently leased, providing immediate and consistent cash flow for the next owner. The layout allows for tenant privacy while maximizing rental potential, making it ideal for both seasoned investors and those looking to expand their portfolio. Don’t miss the opportunity to own a turnkey, income-producing property in one of the area’s most sought-after rental markets.

Key facts

• 0.39 acre lot
• Built 1937
• Listed 43 days

Tags

• CHARMING SINGLE-FAMILY HOME

What this means for you Summary

Snapshot

• This is a 6-bed/1.0-bath multifamily listed at $485k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $485k).
• Recommended offer: $470k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 4.4% in Kettering — 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 83/100 on livability (#61 in OH, #922 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, cost of living A+; Watch: commute F.
• Kettering City School District (suburban): math 54% / reading 68% proficiency, ranked #277 of 656 in OH (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 81 active listings in the ZIP; solid renter incomes; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• At $6,051/mo this rent would consume 91% of the median local household income ($80k/yr) (locally 889% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $136k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($470k) 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.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $470,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — 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. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.25% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.75%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

• ARV (median comp): $389,980
• List price: $485,000
• Delta: 24.37%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.6%
• Equity multiple: 1.10×
• Total profit: $13,358
• Equity at exit: $72,315

10-year hold

• IRR: 12.1%
• Equity multiple: 1.96×
• Total profit: $130,261
• Equity at exit: $41,934

Cash invested: $135,800 (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 45429

• Active inventory: 81
• Price-to-rent: 29.8×

Monthly cashflow live

• Estimated rent: $6,051 high
• Mortgage (P&I): −$2,543
• Tax from tax record: −$592 /mo · $7,109/yr
• Insurance: −$202
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,271
• Net cashflow: $1,442

Break-even live

Break-even rent $4,225

Max offer price $485,000

Occupancy floor 71%

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,356
▸ 4× units	1	1	$4,696
Total (5 units)			$6,051

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: $121,250
• Closing costs: $14,550
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $485,000 Active 43 DOM
2. 2026-06-17
   days on market $485,000 Active 42 DOM
3. 2026-06-16
   days on market $485,000 Active 41 DOM
4. 2026-06-15
   days on market $485,000 Active 40 DOM
5. 2026-06-14
   days on market $485,000 Active 38 DOM
6. 2026-06-13
   days on market $485,000 Active 37 DOM
7. 2026-06-10
   days on market $485,000 Active 35 DOM
8. 2026-06-09
   days on market $485,000 Active 34 DOM
9. 2026-06-08
   days on market $485,000 Active 33 DOM
10. 2026-06-07
    days on market $485,000 Active 32 DOM
11. 2026-06-05
    days on market $485,000 Active 29 DOM
12. 2026-06-03
    days on market $485,000 Active 28 DOM
13. 2026-06-02
    days on market $485,000 Active 27 DOM
14. 2026-06-01
    days on market $485,000 Active 26 DOM
15. 2026-05-31
    days on market $485,000 Active 25 DOM
16. 2026-05-05
    listed $485,000 Active 813-char remark

    Show marketing remark (813 chars)

    Located in the highly desirable area of Kettering close to shopping, dining, and major conveniences. This is a fully occupied 5-unit property presenting an exceptional investment opportunity. The property consists of a charming 2-bedroom single-family home positioned at the front, along with four additional 1-bedroom 1-bath units. Tenant is responsible for electric and gas. Water and trash are billed back monthly. All units are currently leased, providing immediate and consistent cash flow for the next owner. The layout allows for tenant privacy while maximizing rental potential, making it ideal for both seasoned investors and those looking to expand their portfolio. Don’t miss the opportunity to own a turnkey, income-producing property in one of the area’s most sought-after rental markets.

17. 2026-01-17
    historical $895
18. 2025-12-20
    listed $895
19. 2025-05-05
    historical $895
20. 2025-05-01
    listed $895
21. 2024-10-22
    soldstatus $425,000
22. 2021-07-08
    soldstatus $153,333
23. 2005-03-10
    soldstatus $157,500

ⓘ 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: $7,109 · $592/mo
• Projected year-2 tax: $7,338 · $611/mo
• Expected delta: +$228/yr (+$19/mo · 3.2%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $72,612
• − Mortgage interest: −$27,168
• − Property taxes: −$7,109
• − Insurance: −$2,425
• − Repairs & maintenance: −$5,809
• − Management: −$5,809
• − Depreciation: −$14,109
• Taxable income: $10,183
• Est. tax owed @ 24.0%: −$2,444
• After-tax cash flow: $14,865/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: Kettering City School District
• NCES district ID: 3904418
• Math proficiency: 54% ▼ -21.00%
• Reading proficiency: 68% ▼ -9.00%
• Median HH income: $50,353
• Composite: 51.89/100
• National rank: #1653
• State rank: #277 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

• Census place: Kettering, OH
• County: Montgomery County · 459,541 people
• City population: 73,116
• Metro: Dayton-Kettering, OH
• Population (ZIP): 26,347
• Household income: $80,210
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 889.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 5% Black 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Italian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 95% English-only · Spanish 2% Arabic 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: ▼ -172.24%
• Current HPI: 274.1505
• 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

+207.9% since first listed

8 events — show timeline

• 2026-05-05 Listed $485,000 Dayton MLS
• 2026-01-17 Rental Removed $895 TENANTTURNER2
• 2025-12-20 Listed for Rent $895 TENANTTURNER2
• 2025-05-05 Rental Removed $895 TENANTTURNER2
• 2025-05-01 Listed for Rent $895 TENANTTURNER2
• 2024-10-22 Sold (Public Records) $425,000 Public Records
• 2021-07-08 Sold (Public Records) $153,333 Public Records
• 2005-03-10 Sold (Public Records) $157,500 Public Records

Property tax history

+8.4%/yr

Latest (2025): $7,109 · +4.2% YoY. Source: county tax records.