4425 Clarewood Ave · Riverside, OH 45431

$1

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 58 Days on market

Built 1962 5,502 sqft lot

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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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Rent growth +3.9/5.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Court Ordered Sale by Private Selling Officer. Auction ends on May 13, 2026. All information we have on the property is included. We have no additional information, property condition is unknown. NO SHOWINGS, NO trespassing for any reason. Information is thought to be correct but not guaranteed. 10% Buyer Premium added to the high bid, $5,000 deposit is due within 24 hours of bidding end.

Key facts

• 5,502 sq ft lot
• Parking
• Built 1962

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $90,341 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $58 ($695/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).
• Cap rate 8.7% 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+, schools 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.
• Market conditions: Rents rising fast (+5.8%/yr); 127 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 is only 15% of the median local income ($83k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $625 of loan paydown is wiped out by about $3k 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 58 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 135511.9% of price; flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.13% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.55%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (median comp): $90,341
• List price: $1
• Delta: -100.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
525 Blue Bell Rd	0.12mi	2/1.0	816 (+6%)	1mo	$110,000	$135	83
1333 Radio Rd	0.38mi	3/1.0 (+1)	768 (0%)	0mo	$133,000	$173	77
419 N Garland Ave	0.43mi	2/1.0	768 (0%)	14mo	$86,000	$112	68
4517 Derwent Dr	0.14mi	2/1.0	840 (+9%)	20mo	$43,750	$52	61
4725 Opperman Ave	0.31mi	2/1.0	736 (-4%)	22mo	$51,362	$70	60
4737 Opperman Ave	0.34mi	2/1.0	716 (-7%)	19mo	$72,000	$101	57
335 N Garland Ave	0.50mi	3/1.0 (+1)	864 (+12%)	1mo	$130,000	$150	50
168 N Wright Ave	0.60mi	2/1.0	792 (+3%)	20mo	$99,000	$125	50
438 N Garland Ave	0.37mi	3/1.0 (+1)	672 (-12%)	11mo	$109,500	$163	48
4744 Opperman Ave	0.36mi	2/1.0	877 (+14%)	17mo	$83,000	$95	45
403 N Garland Ave	0.46mi	3/1.5 (+1)	864 (+12%)	13mo	$110,000	$127	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 · 5.79% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.69×
• Total profit: $-7,924
• Equity at exit: $13,470

10-year hold

• IRR: 5.1%
• Equity multiple: 1.43×
• Total profit: $10,983
• Equity at exit: $7,811

Cash invested: $25,296 (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: 127

Monthly cashflow live

• Estimated rent: $1,018 high
• Mortgage (P&I): −$474
• Tax est. 1.5%: −$113 /mo · $1,355/yr
• Insurance: −$38
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $58

Break-even live

Break-even rent $945

Max offer price $90,341

Occupancy floor 89%

Sensitivity live

Price	-10% $120	-5% $89	+0% $58	+5% $27	+10% $-5
Rent	-10% $-23	-5% $18	+0% $58	+5% $98	+10% $138
Rate	-1.0pp $103	-0.5pp $81	base $58	+0.5pp $34	+1.0pp $11

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: $22,585
• Closing costs: $2,710
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
423 Briarwood Ave #2 Dayton, OH	1.0	1.0	650	$700	$1.08	45d	1	0.20mi
423 Briarwood Ave Apt 8 Dayton, OH	1.0	1.0	650	$700	$1.08	4d	1	0.20mi
334 Blackwood Ave Unit 3 Dayton, OH	2.0	1.0	1000	$850	$0.85	4d	1	0.27mi
334 Blackwood Ave Unit 2 Dayton, OH	2.0	1.0	1000	$850	$0.85	24d	1	0.27mi
4843 Northcliff Dr Unit 4857-3 Dayton, OH	1.0	1.0	750	$550	$0.73	24d	1	0.44mi
4880 Springfield St Dayton, OH	1.0	1.0	775	$550	$0.71	45d	2	0.48mi
4880 Springfield St Unit 4860-1 Dayton, OH	1.0	1.0	600	$700	$1.17	24d	1	0.48mi
211 N Cherrywood Ave Unit 2 Dayton, OH	2.0	1.0	950	$795	$0.84	4d	1	0.49mi
144 N Quentin Ave Dayton, OH	3.0	1.0	1038	$1,600	$1.54	45d	1	0.56mi
3719 E 3rd St Unit 3717 Dayton, OH	3.0	1.0	1092	$1,100	$1.01	4d	1	0.81mi
11 S Sperling Ave Dayton, OH	1.0	1.0	650	$725	$1.12	24d	1	0.95mi
4403 Burkhardt Ave Dayton, OH	3.0	1.0–2.0	800	$933	$1.17	4d	1	1.02mi
3605 E 5th St Unit D Dayton, OH	1.0	1.0	600	$725	$1.21	15d	1	1.07mi
101 N Irwin St Dayton, OH	2.0	1.0	900	$1,100	$1.22	4d	1	1.10mi
4644 Burkhardt Ave Dayton, OH	1.0–2.0	1.0	725	$1,095	$1.51	4d	9	1.12mi
210 S Hedges St Dayton, OH	2.0	1.5	1048	$1,045	$1.00	22d	1	1.18mi
515 Mertland Ave Dayton, OH	2.0	1.0	876	$950	$1.08	24d	1	1.25mi
517 Mertland Ave Dayton, OH	2.0	1.0	876	$875	$1.00	15d	1	1.26mi
1704 Huffman Ave Unit 1706 Huffman Dayton, OH	2.0	1.0	896	$900	$1.00	4d	1	1.30mi
224 S Irwin St Unit 226 Dayton, OH	2.0	1.0	992	$900	$0.91	4d	1	1.30mi
504 S Garland Ave Dayton, OH	1.0	1.0	606	$725	$1.20	45d	1	1.36mi
1762 Suman Ave Dayton, OH	2.0	1.0	804	$1,150	$1.43	22d	1	1.36mi
1770 Suman Ave Dayton, OH	2.0	1.0	904	$1,145	$1.27	45d	1	1.36mi
1818 Suman Ave Unit B Dayton, OH	1.0	1.0	552	$750	$1.36	15d	1	1.37mi
120 S Monmouth St Dayton, OH	2.0	1.0	1000	$950	$0.95	45d	1	1.38mi
1356 Huffman Ave Unit 1356 Dayton, OH	2.0	1.0	864	$975	$1.13	45d	1	1.38mi
1671 Gummer Ave Dayton, OH	2.0	1.0	704	$1,100	$1.56	4d	1	1.40mi
1620 Gummer Ave Dayton, OH	2.0	1.0	875	$950	$1.09	4d	1	1.42mi

Listing history 16 events

1. 2026-06-18
   days on market $1 Active 58 DOM
2. 2026-06-17
   days on market $1 Active 57 DOM
3. 2026-06-16
   days on market $1 Active 56 DOM
4. 2026-06-15
   days on market $1 Active 55 DOM
5. 2026-06-14
   days on market $1 Active 53 DOM
6. 2026-06-10
   days on market $1 Active 50 DOM
7. 2026-06-09
   days on market $1 Active 49 DOM
8. 2026-06-08
   days on market $1 Active 48 DOM
9. 2026-06-07
   days on market $1 Active 47 DOM
10. 2026-06-03
    remarks 392-char remark
11. 2026-06-03
    days on market $1 Active 43 DOM
12. 2026-06-02
    days on market $1 Active 42 DOM
13. 2026-06-01
    days on market $1 Active 41 DOM
14. 2026-05-31
    days on market $1 Active 40 DOM
15. 2026-04-21
    listed $1 Active 391-char remark

    Show marketing remark (391 chars)

    Court Ordered Sale by Private Selling Officer. Auction ends on May 13, 2026. All information we have on the property is included. We have no additional information, property condition is unknown. NO SHOWINGS, NO trespassing for any reason. Information is thought to be correct but not guaranteed. 10% Buyer Premium added to the high bid, $5,000 deposit is due within 24 hours of bidding end.

16. 1986-10-01
    soldstatus $19,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AO · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,220
• − Mortgage interest: −$5,061
• − Property taxes: −$1,355
• − Insurance: −$1,919
• − Repairs & maintenance: −$978
• − Management: −$978
• − Depreciation: −$2,628
• Taxable loss: −$698
• Est. tax savings @ 24.0%: +$168
• After-tax cash flow: $862/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
• 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

2 events — show timeline

• 2026-04-21 Listed $1 Cincy MLS
• 1986-10-01 Sold (Public Records) $19,000 Public Records

Property tax history

+10.0%/yr

Latest (2025): $1,509 · +77.9% YoY. Source: county tax records.