600 E Church St · Xenia, OH 45385

$85,000

2 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 35 Days on market

Built 1900 $85/sqft · 31% below area Est $123k · 31% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Schools +4.0/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Seller motivated great starter home or investment property potential earnings of 1200 per month Schedule showings 48 hours ahead.

Key facts

• Built 1900
• Listed 34 days

🏷️ Possibly a rental listed for sale. The $85,000 price doesn't fit this home's estimated sale value (~$123,201) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 3.6% in Xenia — 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 75/100 on livability (#244 in OH, #3,892 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: amenities D+, commute F, employment F.
• Xenia Community City (suburban): math 42% / reading 53% proficiency, ranked #478 of 656 in OH (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.5%/yr); 234 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $57k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1900 — 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. 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: 1.37% ✓
• Cap rate: 11.97%
• Cash-on-cash: 20.26%
• DSCR: 1.90
• GRM: 6.1

CMA / ARV

• ARV (median comp): $123,201
• List price: $85,000
• Delta: -31.01%
• 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
637 E Main St	0.18mi	2/1.0	1,000 (0%)	2mo	$35,000	$35	90
645 E Church St	0.05mi	3/1.0 (+1)	1,131 (+13%)	1mo	$164,000	$145	70
634 E Main St	0.15mi	2/1.0	912 (-9%)	11mo	$49,000	$54	69
931 E 3rd St	0.45mi	2/1.0	1,032 (+3%)	9mo	$38,000	$37	66
519 E 3rd St	0.34mi	2/1.0	882 (-12%)	1mo	$115,500	$131	64
222 Washington St	0.72mi	2/1.0	1,000 (0%)	6mo	$113,000	$113	61
505 S Stadium Dr	0.19mi	3/1.0 (+1)	864 (-14%)	3mo	$192,000	$222	61
654 E 3rd St	0.31mi	3/1.5 (+1)	1,100 (+10%)	6mo	$188,000	$171	57
508 Marshall Dr	0.47mi	2/2.0	1,080 (+8%)	7mo	$195,000	$181	55
422 E 3rd St	0.35mi	2/1.0	1,144 (+14%)	8mo	$44,000	$38	53
832 E 3rd St	0.38mi	3/1.0 (+1)	866 (-13%)	3mo	$148,000	$171	53
527 S Stadium Dr	0.18mi	3/2.0 (+1)	864 (-14%)	9mo	$249,900	$289	52

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 · 5.48% rent growth · sell at horizon

5-year hold

• IRR: 15.0%
• Equity multiple: 1.62×
• Total profit: $14,760
• Equity at exit: $12,674

10-year hold

• IRR: 25.4%
• Equity multiple: 3.46×
• Total profit: $58,514
• Equity at exit: $7,349

Cash invested: $23,800 (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 45385

• Rents YoY: 5.5%
• Active inventory: 234
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,161 high
• Mortgage (P&I): −$446
• Tax from tax record: −$34 /mo · $409/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $402

Break-even live

Break-even rent $652

Max offer price $85,000

Occupancy floor 60%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
237 Park St Xenia, OH	2.0	1.0	798	$1,050	$1.32	3d	1	0.12mi
398 N Columbus St Xenia, OH	2.0	1.0	1001	$1,195	$1.19	3d	1	0.17mi
52 N Collier St Xenia, OH	2.0	1.0	900	$1,050	$1.17	11d	1	0.42mi
48 N Collier St Xenia, OH	2.0	1.0	900	$1,050	$1.17	21d	1	0.43mi
85 W 2nd St Unit 4 Xenia, OH	1.0	1.0	932	$790	$0.85	3d	1	0.69mi
655 Eavey St Xenia, OH	3.0	1.0	1040	$1,495	$1.44	11d	1	0.75mi
190 Wilson Dr Xenia, OH	2.0	1.0	869	$899	$1.03	14d	1	0.95mi
920 N Detroit St Xenia, OH	2.0	1.0	700	$1,250	$1.79	3d	1	0.99mi
1077 Frederick Dr Xenia, OH	1.0–2.0	1.0	650	$850	$1.31	44d	2	1.00mi
451 Cincinnati Ave Xenia, OH	3.0	1.0	1024	$1,275	$1.25	14d	1	1.15mi
341 Stelton Rd Xenia, OH	2.0–11.0	1.0	800	$899	$1.12	3d	13	1.43mi
87 Poe Ln Xenia, OH	3.0	1.0	912	$1,400	$1.54	3d	1	1.49mi

Listing history 20 events

1. 2026-06-15
   days on market $85,000 Active 35 DOM
2. 2026-06-14
   days on market $85,000 Active 33 DOM
3. 2026-06-13
   days on market $85,000 Active 32 DOM
4. 2026-06-10
   days on market $85,000 Active 30 DOM
5. 2026-06-09
   days on market $85,000 Active 29 DOM
6. 2026-06-08
   days on market $85,000 Active 28 DOM
7. 2026-06-07
   days on market $85,000 Active 27 DOM
8. 2026-06-05
   days on market $85,000 Active 24 DOM
9. 2026-06-03
   days on market $85,000 Active 23 DOM
10. 2026-06-02
    days on market $85,000 Active 22 DOM
11. 2026-06-01
    days on market $85,000 Active 21 DOM
12. 2026-05-31
    days on market $85,000 Active 20 DOM
13. 2026-05-31
    days on market $85,000 Active 19 DOM
14. 2026-05-12
    listed $85,000 Active 129-char remark
15. 2026-04-09
    soldstatus $57,250
16. 2024-06-05
    soldstatus $56,000
17. 2021-10-04
    historical
18. 2021-08-19
    price $64,400
19. 2021-07-07
    listed $64,900 Active
20. 1996-05-01
    soldstatus $15,000

ⓘ 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: $409 · $34/mo
• Projected year-2 tax: $867 · $72/mo
• Expected delta: +$459/yr (+$38/mo · 112.1%)

ⓘ 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 ≥99°F today · 18 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,930
• − Mortgage interest: −$4,761
• − Property taxes: −$409
• − Insurance: −$425
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − Depreciation: −$2,473
• Taxable income: $3,633
• Est. tax owed @ 24.0%: −$872
• After-tax cash flow: $3,950/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: Xenia Community City
• NCES district ID: 3904515
• Math proficiency: 42% ▼ -16.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $46,206
• Composite: 40.31/100
• National rank: #3752
• State rank: #478 of 656 in OH

Livability — Xenia

• Score: 75/100
• State rank: #244
• US rank: #3892

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Xenia, OH
• County: Greene County · 132,120 people
• City population: 40,617
• Metro: Dayton-Kettering, OH
• Population (ZIP): 40,617
• Household income: $76,564
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 906.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 6% Black 6% Hispanic / Latino 2% Asian 2%
• Common ancestry: Slovak 3% Italian 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Indo-European 1% Spanish 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: ▼ -158.15%
• Current HPI: 239.0473
• Rent YoY: ▲ 5.48%
• 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

+281.7% since first listed

6 events — show timeline

• 2026-04-09 Sold (Public Records) $57,250 Public Records
• 2024-06-05 Sold (Public Records) $56,000 Public Records
• 2021-10-04 Listing Removed — Dayton MLS
• 2021-08-19 Price Changed $64,400 Dayton MLS
• 2021-07-07 Listed $64,900 Dayton MLS
• 1996-05-01 Sold (Public Records) $15,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $409 · +1.8% YoY. Source: county tax records.