119 S Galloway St · Xenia, OH 45385

$170,000

4 bd · 2.0 ba · 2,278 sqft · MultiFamily public records · 1 Days on market

Built 1900 2,498 sqft lot Est $130k · 31% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Schools +4.0/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• 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 (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Discover a unique investment opportunity in Xenia, where classic charm meets potential. This multi-family dwelling, featuring a desirable duplex configuration, offers a substantial living area spread across two stories with an unfinished basement. The exterior boasts a welcoming porch, perfect for enjoying the vibrant neighborhood atmosphere. These units are within walking distance to downtown activities, the bike hub and many restaurants. With four spacious bedrooms and two full bathrooms throughout two units, this property provides ample accommodation, making it an attractive option for various living arrangements. This address presents a compelling chance to acquire a versatile property

Key facts

• Many restaurants
• Unfinished basement
• Bike hub

Tags

• DUPLEX CONFIGURATION
• UNFINISHED BASEMENT
• WELCOMING PORCH
• WALKING DISTANCE TO DOWNTOWN
• BIKE HUB
• MANY RESTAURANTS

Property features AI

Finance

• Financial info: Gross annual income reported: $15,480; Offered for sale

Exterior

• Parking: No garage
• Utilities: Natural gas available
• Home design: 2-story property; Vinyl siding exterior
• Construction: Vinyl siding construction
• Exterior features: Residential zoning; Lot approximately 0.06 acres

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning; Window AC unit(s)
• Interior features: Unfinished basement; Efficiency units (2 total units)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $170k.

Deal economics

• At list price, monthly cash flow is $638 ($8k/yr) — positive. Per door: $319/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 10.8% 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 797 units permitted in Greene County in 2024 (148 in 5+ unit buildings).
• This rent runs 35% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $48k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y ago 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.
• Current owner paid $79k; list at $170k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $170,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.30% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.09%
• DSCR: 1.72
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $129,846
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 S Galloway St	0.00mi	4/2.0	2,278 (0%)	1mo	$165,000	$72	99
132 Hivling St	0.30mi	4/2.0	2,306 (+1%)	14mo	$116,900	$51	72
128 Home Ave	0.39mi	4/2.0	2,304 (+1%)	22mo	$132,000	$57	61
36 Leaman St	0.22mi	5/3.0 (+1)	1,994 (-12%)	3mo	$85,000	$43	57
207 N Galloway St #209	0.31mi	4/3.0	2,008 (-12%)	20mo	$250,000	$125	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 · 5.48% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.39×
• Total profit: $18,751
• Equity at exit: $25,348

10-year hold

• IRR: 20.8%
• Equity multiple: 2.96×
• Total profit: $93,073
• Equity at exit: $14,698

Cash invested: $47,600 (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: 12.8×

Monthly cashflow live

• Estimated rent: $2,213 high
• Mortgage (P&I): −$891
• Tax from tax record: −$148 /mo · $1,773/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $638

Break-even live

Break-even rent $1,405

Max offer price $170,000

Occupancy floor 66%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,214
Total (2 units)			$2,213

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
153 W 3rd St Xenia, OH	3.0	1.5	2006	$1,450	$0.72	3d	1	0.05mi
329 Cincinnati Ave Xenia, OH	3.0	1.5	1866	$2,300	$1.23	23d	1	0.28mi

Listing history 10 events

1. 2026-05-13
   status Pending
2. 2026-05-13
   listed $170,000 Active
3. 2019-09-11
   soldstatus $78,800
4. 2016-05-25
   soldstatus $75,000
5. 2015-03-25
   historical
6. 2015-03-09
   listed $79,900
7. 2015-03-06
   historical
8. 2014-10-07
   listed $79,900
9. 2008-06-06
   soldstatus $325,000
10. 1990-04-06
    soldstatus $36,800

ⓘ 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: $1,773 · $148/mo
• Projected year-2 tax: $2,213 · $184/mo
• Expected delta: +$439/yr (+$37/mo · 24.8%)

ⓘ 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 4/10 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: $26,556
• − Mortgage interest: −$9,523
• − Property taxes: −$1,773
• − Insurance: −$850
• − Repairs & maintenance: −$2,124
• − Management: −$2,124
• − Depreciation: −$4,945
• Taxable income: $5,216
• Est. tax owed @ 24.0%: −$1,252
• After-tax cash flow: $6,406/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

+362.0% since first listed

10 events — show timeline

• 2026-05-13 Pending — Dayton MLS
• 2026-05-13 Listed $170,000 Dayton MLS
• 2019-09-11 Sold (Public Records) $78,800 Public Records
• 2016-05-25 Sold (Public Records) $75,000 Public Records
• 2015-03-25 Listing Removed — Dayton MLS
• 2015-03-09 Listed $79,900 Dayton MLS
• 2015-03-06 Listing Removed — Dayton MLS
• 2014-10-07 Listed $79,900 Dayton MLS
• 2008-06-06 Sold (Public Records) $325,000 Public Records
• 1990-04-06 Sold (Public Records) $36,800 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,773 · +1.8% YoY. Source: county tax records.