4587 Battery St · Brookville, OH 45309

$199,900

3 bd · 2.0 ba · 1,404 sqft · SingleFamily public records · 32 Days on market

Built 1997 0.31 ac lot Est $249k · 20% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.7/30.0
• Schools +6.3/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-bedroom, 2 full bath, single story ranch home with 2-car detached garage; New roof in 2019; New vinyl windows in 2019; New siding, 2019; New water softener; Large backyard with new chain link fence; New back deck; 18 x 24 barn on second parcel; Walk in closets; Brookville school district. Conventional financing only. Additional flooring, still in boxes, to redo all of house.

Key facts

• Spacious lot
• Rural setting
• 0.31 acre lot

Tags

• SPACIOUS LOT
• RURAL SETTING
• ADDITIONAL PARCEL OF LAND

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached two-car garage
• Utilities: Propane available; Well water; Water available
• Home design: One-story home; Aluminum and vinyl siding
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Deck; Lot approximately 0.62 acres (dimensions 83 x 165); Residential zoning

Interior

• Kitchen: Kitchen on the main level (12 x 10)
• Bedrooms: Three bedrooms on the main level (11 x 10, 11 x 10, 14 x 12)
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (propane); Central air conditioning
• Interior features: Crawl space basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-21 ($-253/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (14.2% below list).
• Recommended offer: $172k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.4% in Brookville — 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 78/100 on livability (#179 in OH, #2,767 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, commute F.
• Brookville Local (suburban): math 70% / reading 80% proficiency, ranked #102 of 656 in OH (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 76 active listings in the ZIP; 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 $6k 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 32 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $200k implies a 100% gain — meaningful room to come down on a strong offer.

Recommended offer $171,604 (14.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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 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: 0.86% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $248,508
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4544 Sulphur Springs Rd	0.06mi	3/1.0	1,380 (-2%)	20mo	$165,000	$120	74
14199 Providence Pike	0.73mi	3/2.0	1,600 (+14%)	9mo	$283,000	$177	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.40×
• Total profit: $-33,710
• Equity at exit: $29,806

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-30,987
• Equity at exit: $17,284

Cash invested: $55,972 (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 45309

• Home prices YoY: -27.3%
• Active inventory: 76
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,716 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$245 /mo · $2,942/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $-21

Break-even live

Break-even rent $1,743

Max offer price $196,181

Occupancy floor 96%

Sensitivity live

Price	-10% $92	-5% $36	+0% $-21	+5% $-78	+10% $-134
Rent	-10% $-157	-5% $-89	+0% $-21	+5% $47	+10% $115
Rate	-1.0pp $80	-0.5pp $30	base $-21	+0.5pp $-73	+1.0pp $-126

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-18
   days on market $199,900 Active 32 DOM
2. 2026-06-17
   days on market $199,900 Active 31 DOM
3. 2026-06-16
   days on market $199,900 Active 30 DOM
4. 2026-06-15
   days on market $199,900 Active 29 DOM
5. 2026-06-14
   days on market $199,900 Active 27 DOM
6. 2026-06-13
   days on market $199,900 Active 26 DOM
7. 2026-06-10
   days on market $199,900 Active 24 DOM
8. 2026-06-09
   days on market $199,900 Active 23 DOM
9. 2026-06-09
   price $199,900 Active 22 DOM
10. 2026-06-08
    days on market $215,000 Active 22 DOM
11. 2026-06-07
    days on market $215,000 Active 21 DOM
12. 2026-06-03
    days on market $215,000 Active 17 DOM
13. 2026-06-02
    days on market $215,000 Active 16 DOM
14. 2026-06-01
    days on market $215,000 Active 15 DOM
15. 2026-05-31
    days on market $215,000 Active 14 DOM
16. 2026-05-17
    listed $215,000 Active
17. 2022-03-16
    soldstatus $100,000
18. 2022-03-09
    soldstatus $100,000 Sold 380-char remark

    Show marketing remark (380 chars)

    3-bedroom, 2 full bath, single story ranch home with 2-car detached garage; New roof in 2019; New vinyl windows in 2019; New siding, 2019; New water softener; Large backyard with new chain link fence; New back deck; 18 x 24 barn on second parcel; Walk in closets; Brookville school district. Conventional financing only. Additional flooring, still in boxes, to redo all of house.

19. 2022-03-09
    soldstatus $100,000 Closed 380-char remark

    Show marketing remark (380 chars)

    3-bedroom, 2 full bath, single story ranch home with 2-car detached garage; New roof in 2019; New vinyl windows in 2019; New siding, 2019; New water softener; Large backyard with new chain link fence; New back deck; 18 x 24 barn on second parcel; Walk in closets; Brookville school district. Conventional financing only. Additional flooring, still in boxes, to redo all of house.

20. 2022-03-02
    status Pending 380-char remark

    Show marketing remark (380 chars)

    3-bedroom, 2 full bath, single story ranch home with 2-car detached garage; New roof in 2019; New vinyl windows in 2019; New siding, 2019; New water softener; Large backyard with new chain link fence; New back deck; 18 x 24 barn on second parcel; Walk in closets; Brookville school district. Conventional financing only. Additional flooring, still in boxes, to redo all of house.

21. 2022-02-28
    listed $100,000 Active 380-char remark

    Show marketing remark (380 chars)

    3-bedroom, 2 full bath, single story ranch home with 2-car detached garage; New roof in 2019; New vinyl windows in 2019; New siding, 2019; New water softener; Large backyard with new chain link fence; New back deck; 18 x 24 barn on second parcel; Walk in closets; Brookville school district. Conventional financing only. Additional flooring, still in boxes, to redo all of house.

22. 2020-09-08
    soldstatus $96,500
23. 2020-08-31
    soldstatus $95,900 Closed 381-char remark

    Show marketing remark (381 chars)

    3-bedroom, 2 full-bath, single story ranch * * * 2-car detached garage * * New roof in '19 * * * New siding '19 * * * New windows in '19 * * * New water softener * * * Large backyard with new fence * * * New deck * * * 18 x 24 barn * * * Walk in closets * * * Brookville schools . Due to garage needing work , Conventional financing only . ..

24. 2020-08-31
    soldstatus $95,900 Sold 381-char remark

    Show marketing remark (381 chars)

    3-bedroom, 2 full-bath, single story ranch * * * 2-car detached garage * * New roof in '19 * * * New siding '19 * * * New windows in '19 * * * New water softener * * * Large backyard with new fence * * * New deck * * * 18 x 24 barn * * * Walk in closets * * * Brookville schools . Due to garage needing work , Conventional financing only . ..

25. 2020-07-17
    status Pending 381-char remark

    Show marketing remark (381 chars)

    3-bedroom, 2 full-bath, single story ranch * * * 2-car detached garage * * New roof in '19 * * * New siding '19 * * * New windows in '19 * * * New water softener * * * Large backyard with new fence * * * New deck * * * 18 x 24 barn * * * Walk in closets * * * Brookville schools . Due to garage needing work , Conventional financing only . ..

26. 2020-07-12
    status Active 381-char remark

    Show marketing remark (381 chars)

    3-bedroom, 2 full-bath, single story ranch * * * 2-car detached garage * * New roof in '19 * * * New siding '19 * * * New windows in '19 * * * New water softener * * * Large backyard with new fence * * * New deck * * * 18 x 24 barn * * * Walk in closets * * * Brookville schools . Due to garage needing work , Conventional financing only . ..

27. 2020-07-07
    status Pending 381-char remark

    Show marketing remark (381 chars)

    3-bedroom, 2 full-bath, single story ranch * * * 2-car detached garage * * New roof in '19 * * * New siding '19 * * * New windows in '19 * * * New water softener * * * Large backyard with new fence * * * New deck * * * 18 x 24 barn * * * Walk in closets * * * Brookville schools . Due to garage needing work , Conventional financing only . ..

28. 2020-06-08
    listed $95,900 Active 381-char remark

    Show marketing remark (381 chars)

    3-bedroom, 2 full-bath, single story ranch * * * 2-car detached garage * * New roof in '19 * * * New siding '19 * * * New windows in '19 * * * New water softener * * * Large backyard with new fence * * * New deck * * * 18 x 24 barn * * * Walk in closets * * * Brookville schools . Due to garage needing work , Conventional financing only . ..

29. 2014-02-28
    soldstatus $55,000
30. 2014-02-26
    soldstatus $55,000 Closed
31. 2014-02-26
    soldstatus $55,000
32. 2014-02-06
    historical
33. 2013-05-02
    listed $59,900
34. 2012-10-31
    historical
35. 2012-10-31
    historical
36. 2012-04-15
    listed $65,000
37. 2012-04-15
    listed $65,000
38. 2004-06-22
    soldstatus $94,500
39. 2000-11-09
    soldstatus $86,000

ⓘ 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: $2,942 · $245/mo
• Projected year-2 tax: $3,030 · $253/mo
• Expected delta: +$88/yr (+$7/mo · 3.0%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $20,592
• − Mortgage interest: −$11,198
• − Property taxes: −$2,942
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,647
• − Management: −$1,647
• − Depreciation: −$5,815
• Taxable loss: −$3,656
• Est. tax savings @ 24.0%: +$877
• After-tax cash flow: $625/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: Brookville Local
• NCES district ID: 3904867
• Math proficiency: 70% ▼ -8.00%
• Reading proficiency: 80% ▼ -3.00%
• Median HH income: $50,056
• Composite: 63.48/100
• National rank: #612
• State rank: #102 of 656 in OH

Livability — Brookville

• Score: 78/100
• State rank: #179
• US rank: #2767

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery · 506,435 people
• City population: 11,905
• Metro: Dayton-Kettering-Beavercreek, OH
• Population (ZIP): 11,905
• Household income: $72,570
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 2.5

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Asian 2%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Indo-European 2% Other Asian/Pacific 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: ▼ -80.25%
• Current HPI: 213.4326
• Rent YoY: —
• Metro: —
• 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

+150.0% since first listed

24 events — show timeline

• 2026-05-17 Listed $215,000 Dayton MLS
• 2022-03-16 Sold (Public Records) $100,000 Public Records
• 2022-03-09 Sold (MLS) $100,000 Dayton MLS
• 2022-03-09 Sold (MLS) $100,000 Dayton MLS
• 2022-03-02 Pending — Dayton MLS
• 2022-02-28 Listed $100,000 Dayton MLS
• 2020-09-08 Sold (Public Records) $96,500 Public Records
• 2020-08-31 Sold (MLS) $95,900 Dayton MLS
• 2020-08-31 Sold (MLS) $95,900 Dayton MLS
• 2020-07-17 Pending — Dayton MLS
• 2020-07-12 Relisted — Dayton MLS
• 2020-07-07 Pending — Dayton MLS
• 2020-06-08 Listed $95,900 Dayton MLS
• 2014-02-28 Sold (Public Records) $55,000 Public Records
• 2014-02-26 Sold (MLS) $55,000 Dayton MLS
• 2014-02-26 Sold (MLS) $55,000 Dayton MLS
• 2014-02-06 Listing Removed — Dayton MLS
• 2013-05-02 Listed $59,900 Dayton MLS
• 2012-10-31 Listing Removed — Cincy MLS
• 2012-10-31 Listing Removed — Dayton MLS
• 2012-04-15 Listed $65,000 Cincy MLS
• 2012-04-15 Listed $65,000 Dayton MLS
• 2004-06-22 Sold (Public Records) $94,500 Public Records
• 2000-11-09 Sold (Public Records) $86,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $2,942 · -1.2% YoY. Source: county tax records.