4516 Glen Martin Dr · Riverside, OH 45431

$155,000

3 bd · 1.0 ba · 1,015 sqft · SingleFamily public records · 71 Days on market

Built 1954 6,952 sqft lot Est $147k · 5% over

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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).

• Cash flow +14.7/30.0
• ARV discount +5.1/15.0
• DSCR +4.5/10.0
• Rent growth +3.9/5.0
• 1% rule +3.5/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity to own a 3 bedroom ranch with basement. This property if full of possibilities. The home has never been on the market and the family has enjoyed it for many years. Newer windows throughout home and basement. Enjoying sitting on the front porch swinging enjoy entertaining with friends and family. Use your imagination with the unfinished space in the basement. As a bonus this property also has two parcels. Yes! All that extra space conveys which makes this a gem for anyone that wants that extra project or space to garden or have fun! Located near WPAFB, Restaurants and 675. Property is being sold to settle an estate - Property includes two parcels PID#I39-01003-0035 and I39-

Key facts

• Two parcels
• Front porch
• Unfinished space

Tags

• NEWER WINDOWS
• FRONT PORCH
• UNFINISHED SPACE
• TWO PARCELS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $40 ($479/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 $131k (15.4% below list).
• Recommended offer: $131k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.9% in Riverside — 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 64/100 on livability (#775 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D+, amenities D.
• Mad River Local (suburban): math 34% / reading 50% proficiency, ranked #531 of 656 in OH (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Stebbins High School (math 9% / reading 56%, grade F, #604 of 781 statewide, top 77%, 1,091 students, 51% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: Rents rising fast (+5.8%/yr); 129 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).

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 71 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,198 (15.4% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.85% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.10%
• DSCR: 1.05
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $147,175
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4516 Glen Martin Dr	0.00mi	3/1.0	1,015 (0%)	1mo	$147,000	$145	100
312 Dawnview Ave	0.18mi	3/1.0	1,023 (+1%)	1mo	$199,900	$195	90
4533 Maughn Dr	0.03mi	3/2.0	900 (-11%)	1mo	$127,900	$142	75
2400 Longview Ave	0.50mi	3/1.0	1,025 (+1%)	1mo	$125,000	$122	74
23 Murray Dr	0.27mi	3/2.0	1,131 (+11%)	1mo	$150,000	$133	63
231 N Westview Ave	0.62mi	3/1.0	960 (-5%)	0mo	$160,000	$167	62
2230 Hazelton Ave	0.55mi	3/1.0	925 (-9%)	1mo	$175,000	$189	59
1413 Huffman Ave	0.67mi	3/1.0	1,092 (+8%)	1mo	$125,000	$114	55
3509 E 2nd St	0.67mi	2/1.0 (-1)	930 (-8%)	2mo	$105,000	$113	48
4941 Bayside Dr	0.71mi	3/1.5	1,148 (+13%)	1mo	$100,000	$87	42
335 N Garland Ave	0.73mi	3/1.0	864 (-15%)	1mo	$130,000	$150	40
4540 Fairpark Ave	0.74mi	3/2.0	1,152 (+14%)	1mo	$195,000	$169	38

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 · 5.79% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.57×
• Total profit: $-18,816
• Equity at exit: $23,111

10-year hold

• IRR: 0.9%
• Equity multiple: 1.07×
• Total profit: $3,231
• Equity at exit: $13,402

Cash invested: $43,400 (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 45431

• Home prices YoY: -35.0%
• Rents YoY: 5.8%
• Active inventory: 129
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,312 high
• Mortgage (P&I): −$813
• Tax from tax record: −$119 /mo · $1,430/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $40

Break-even live

Break-even rent $1,261

Max offer price $155,000

Occupancy floor 92%

Sensitivity live

Price	-10% $128	-5% $84	+0% $40	+5% $-4	+10% $-48
Rent	-10% $-64	-5% $-12	+0% $40	+5% $92	+10% $144
Rate	-1.0pp $118	-0.5pp $79	base $40	+0.5pp $0	+1.0pp $-41

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4403 Burkhardt Ave Dayton, OH	3.0	1.0–2.0	800	$1,100	$1.38	4d	1	0.29mi
4644 Burkhardt Ave Dayton, OH	1.0–2.0	1.0	725	$1,095	$1.51	4d	9	0.36mi
4013 E 3rd St Dayton, OH	2.0	1.5	1144	$1,095	$0.96	16d	1	0.37mi
531 S Hayden Ave Dayton, OH	3.0	1.0	1200	$1,325	$1.10	13d	1	0.44mi
3817 E 5th St Dayton, OH	2.0	1.0	1178	$1,295	$1.10	4d	1	0.44mi
144 N Quentin Ave Dayton, OH	3.0	1.0	1038	$1,600	$1.54	45d	1	0.48mi
211 N Cherrywood Ave Unit 2 Dayton, OH	2.0	1.0	950	$795	$0.84	5d	1	0.50mi
515 Mertland Ave Dayton, OH	2.0	1.0	876	$950	$1.08	25d	1	0.50mi
517 Mertland Ave Dayton, OH	2.0	1.0	876	$875	$1.00	16d	1	0.50mi
3719 E 3rd St Unit 3717 Dayton, OH	3.0	1.0	1092	$1,100	$1.01	4d	1	0.54mi
1704 Huffman Ave Unit 1706 Huffman Dayton, OH	2.0	1.0	896	$900	$1.00	5d	1	0.54mi
3707 E 3rd St Unit 3705 Dayton, OH	3.0	1.0	1410	$1,045	$0.74	25d	1	0.56mi
1762 Suman Ave Dayton, OH	2.0	1.0	804	$1,150	$1.43	23d	1	0.60mi
334 Blackwood Ave Unit 2 Dayton, OH	2.0	1.0	1000	$850	$0.85	25d	1	0.60mi
334 Blackwood Ave Unit 3 Dayton, OH	2.0	1.0	1000	$850	$0.85	5d	1	0.60mi
1770 Suman Ave Dayton, OH	2.0	1.0	904	$1,145	$1.27	45d	1	0.60mi
1671 Gummer Ave Dayton, OH	2.0	1.0	704	$1,100	$1.56	4d	1	0.64mi
4924 Bayside Dr Dayton, OH	3.0	2.0	1236	$1,545	$1.25	45d	1	0.65mi
1620 Gummer Ave Dayton, OH	2.0	1.0	875	$950	$1.09	5d	1	0.68mi
210 S Hedges St Dayton, OH	2.0	1.5	1048	$1,045	$1.00	23d	1	0.74mi
1356 Huffman Ave Unit 1356 Dayton, OH	2.0	1.0	864	$975	$1.13	45d	1	0.75mi
1029 Blakley Dr Dayton, OH	3.0	1.0	947	$1,300	$1.37	4d	1	0.82mi
1371 Florence St Dayton, OH	2.0	1.0	850	$800	$0.94	5d	1	0.85mi
1300 Chardon Ct Dayton, OH	2.0	1.0	970	$1,200	$1.24	4d	1	0.87mi
224 S Irwin St Unit 226 Dayton, OH	2.0	1.0	992	$900	$0.91	5d	1	0.88mi
201 Pleasant Ave Unit 203 Dayton, OH	2.0	1.0	1250	$975	$0.78	25d	1	0.88mi
1143 Blakley Dr Dayton, OH	3.0	1.0	947	$1,195	$1.26	16d	1	0.95mi
314 Sheridan Ave Dayton, OH	3.0	1.0	1258	$1,150	$0.91	5d	1	0.96mi
101 N Irwin St Dayton, OH	2.0	1.0	900	$1,100	$1.22	5d	1	0.96mi
120 S Monmouth St Dayton, OH	2.0	1.0	1000	$950	$0.95	45d	1	1.06mi
1354 Ohmer St Unit 1354C Dayton, OH	2.0	1.0	900	$700	$0.78	45d	1	1.17mi
1354 Ohmer St Unit 1354A Dayton, OH	2.0	1.0	900	$675	$0.75	25d	1	1.17mi
1354 Ohmer St Unit 1356C Dayton, OH	2.0	2.0	1200	$900	$0.75	45d	1	1.17mi
3100 Linden Ave Unit 3102 Dayton, OH	2.0	1.0	1035	$995	$0.96	45d	1	1.21mi
706 Kolping Ave Unit 706 Dayton, OH	3.0	1.5	1172	$1,300	$1.11	4d	1	1.27mi
1430 Coventry Rd Dayton, OH	2.0	1.0	1106	$1,125	$1.02	16d	1	1.31mi
1520 S Smithville Rd Dayton, OH	3.0	2.0	1481	$1,345	$0.91	4d	1	1.31mi
637 Creighton Ave Dayton, OH	3.0	1.0	1144	$1,350	$1.18	16d	1	1.41mi
424 Bantz Ct Dayton, OH	3.0	1.0	1192	$1,050	$0.88	5d	1	1.43mi
1659 Hearthstone Dr Dayton, OH	3.0	1.0	1102	$1,195	$1.08	4d	1	1.44mi

Listing history 3 events

1. 2026-02-18
   status Pending
2. 2026-02-09
   historical ActiveUnderContract
3. 2025-12-08
   listed $155,000 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: $1,430 · $119/mo
• Projected year-2 tax: $1,924 · $160/mo
• Expected delta: +$494/yr (+$41/mo · 34.6%)

ⓘ 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,744
• − Mortgage interest: −$8,682
• − Property taxes: −$1,430
• − Insurance: −$775
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$4,509
• Taxable loss: −$2,172
• Est. tax savings @ 24.0%: +$521
• After-tax cash flow: $1,000/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: Mad River Local
• NCES district ID: 3904870
• Math proficiency: 34% ▼ -23.00%
• Reading proficiency: 50% ▼ -8.00%
• Median HH income: $41,560
• Composite: 35.28/100
• National rank: #4972
• State rank: #531 of 656 in OH

Livability — Riverside

• Score: 64/100
• State rank: #775
• US rank: #14045

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverside, OH
• County: Greene County · 132,120 people
• City population: 27,951
• Metro: Dayton-Kettering, OH
• Population (ZIP): 27,951
• Household income: $83,175
• Rent vs Own: 49.6% rent · 50.4% own
• Severe rent burden: 622.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 8% Hispanic / Latino 6% Asian 5% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 6% · South Korea, Canada, Jamaica
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2% Korean 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: ▼ -148.58%
• Current HPI: 276.444
• Rent YoY: ▲ 5.79%
• 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

3 events — show timeline

• 2026-02-18 Pending — Dayton MLS
• 2026-02-09 Contingent — Dayton MLS
• 2025-12-08 Listed $155,000 Dayton MLS

Property tax history

-2.7%/yr

Latest (2025): $1,430 · +4.4% YoY. Source: county tax records.