6310 Parity Ln · Miamisburg, OH 45449

$125,000

2 bd · 2.5 ba · 1,188 sqft · Condo public records · 23 Days on market

Built 1973

---

Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.4/30.0
• 1% rule +5.4/10.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great, spacious condo with great amenities! Located minutes from I-75 and the Dayton Mall. The condo features two nice size bedrooms, each with its own full bathroom and new vanity. There is also a half bath downstairs. The large kitchen also has room for dining and looks out to the patio. The condo has two unmarked parking spaces. Close to Cox Arboretum Metropark. All that's left to do it move in! HVAC 2017.

Key facts

• Great amenities
• Large kitchen
• Patio

Tags

• SPACIOUS CONDO
• GREAT AMENITIES
• LARGE KITCHEN
• PATIO
• TWO UNMARKED PARKING SPACES

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $-218 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 4.2% vs local median 2.9% in Miamisburg — 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 76/100 on livability (#228 in OH, #3,550 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Miamisburg City (suburban): math 52% / reading 61% proficiency, ranked #338 of 656 in OH (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 82 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $864 of loan paydown is wiped out by about $4k 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 23 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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 $86k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $123,125 (1.5% 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. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
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 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: 1.04% ✓
• Cap rate: 4.20%
• Cash-on-cash: -7.46%
• DSCR: 0.67
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -29.0%
• Equity multiple: 0.03×
• Total profit: $-33,853
• Equity at exit: $18,638

10-year hold

• IRR: -27.8%
• Equity multiple: -0.32×
• Total profit: $-46,277
• Equity at exit: $10,808

Cash invested: $35,000 (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 45449

• Active inventory: 82
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,305 high
• Mortgage (P&I): −$656
• Tax from tax record: −$181 /mo · $2,168/yr
• Insurance: −$52
• HOA est. from 1 same-building comp: −$360
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $-218

Break-even live

Break-even rent $1,580

Max offer price $86,576

Occupancy floor —

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1651 S Elm St Dayton, OH	1.0–2.0	1.0–2.0	908	$1,549	$1.71	3d	9	0.52mi
841 Gawain Cir Dayton, OH	1.0–3.0	1.0–2.0	950	$1,140	$1.20	3d	17	0.73mi
1308 Camp Hill Way Dayton, OH	2.0	2.0	1000	$1,175	$1.18	3d	11	0.74mi
1122 Redbluff Dr Unit B Dayton, OH	1.0	1.0	850	$900	$1.06	44d	1	0.87mi
7477 Shady Water Ln Dayton, OH	2.0	1.0–2.0	712	$1,490	$2.09	3d	36	0.91mi
1735 Mars Hill Dr Dayton, OH	2.0	1.0–2.0	968	$1,162	$1.20	3d	4	0.94mi
1306 Black Forest Dr Apt A Dayton, OH	1.0	1.0	830	$925	$1.11	23d	1	0.94mi
1306 Black Forest Dr Unit B Dayton, OH	2.0	1.0	830	$1,175	$1.42	3d	1	0.94mi
712 Green Feather Ct Unit 5 Dayton, OH	2.0	1.0	1000	$1,200	$1.20	3d	1	1.01mi
1644 Villa South Dr Dayton, OH	2.0	1.5	1000	$1,500	$1.50	44d	1	1.05mi
155 Prestige Pl Miamisburg, OH	1.0	1.0	593	$1,370	$2.31	3d	9	1.10mi
1130 Bishop Dr Unit 1130-C Dayton, OH	2.0	1.0	850	$880	$1.04	3d	1	1.17mi
7967 Washington Park Dr Dayton, OH	3.0	1.0	1200	$2,500	$2.08	44d	1	1.31mi
8470 Towson Blvd Miamisburg, OH	2.0	1.5	1050	$1,182	$1.13	3d	9	1.44mi
8310 Lyons Gate Way Miamisburg, OH	1.0–2.0	1.0	715	$1,455	$2.03	3d	11	1.46mi
8470 Towson Blvd Miamisburg, OH	2.0	1.5	1050	$1,188	$1.13	19d	7	1.46mi
85 N Gebhart Church Rd Unit G Miamisburg, OH	2.0	1.0	950	$895	$0.94	23d	1	1.50mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $125,000 Active 23 DOM
2. 2026-06-17
   days on market $125,000 Active 22 DOM
3. 2026-06-16
   days on market $125,000 Active 21 DOM
4. 2026-06-15
   days on market $125,000 Active 20 DOM
5. 2026-06-14
   days on market $125,000 Active 18 DOM
6. 2026-06-10
   days on market $125,000 Active 15 DOM
7. 2026-06-09
   days on market $125,000 Active 14 DOM
8. 2026-06-08
   days on market $125,000 Active 13 DOM
9. 2026-06-07
   days on market $125,000 Active 12 DOM
10. 2026-06-03
    days on market $125,000 Active 8 DOM
11. 2026-06-02
    days on market $125,000 Active 7 DOM
12. 2026-06-01
    days on market $125,000 Active 6 DOM
13. 2026-05-31
    days on market $125,000 Active 5 DOM
14. 2026-05-26
    listed $125,000 Active
15. 2021-08-13
    soldstatus $86,000 Sold 412-char remark

    Show marketing remark (412 chars)

    Great, spacious condo with great amenities! Located minutes from I-75 and the Dayton Mall. The condo features two nice size bedrooms, each with its own full bathroom and new vanity. There is also a half bath downstairs. The large kitchen also has room for dining and looks out to the patio. The condo has two unmarked parking spaces. Close to Cox Arboretum Metropark. All that's left to do it move in! HVAC 2017.

16. 2021-08-13
    soldstatus $86,000 Closed 412-char remark

    Show marketing remark (412 chars)

    Great, spacious condo with great amenities! Located minutes from I-75 and the Dayton Mall. The condo features two nice size bedrooms, each with its own full bathroom and new vanity. There is also a half bath downstairs. The large kitchen also has room for dining and looks out to the patio. The condo has two unmarked parking spaces. Close to Cox Arboretum Metropark. All that's left to do it move in! HVAC 2017.

17. 2021-08-05
    status Pending 412-char remark

    Show marketing remark (412 chars)

    Great, spacious condo with great amenities! Located minutes from I-75 and the Dayton Mall. The condo features two nice size bedrooms, each with its own full bathroom and new vanity. There is also a half bath downstairs. The large kitchen also has room for dining and looks out to the patio. The condo has two unmarked parking spaces. Close to Cox Arboretum Metropark. All that's left to do it move in! HVAC 2017.

18. 2021-08-02
    price $88,500 412-char remark

    Show marketing remark (412 chars)

    Great, spacious condo with great amenities! Located minutes from I-75 and the Dayton Mall. The condo features two nice size bedrooms, each with its own full bathroom and new vanity. There is also a half bath downstairs. The large kitchen also has room for dining and looks out to the patio. The condo has two unmarked parking spaces. Close to Cox Arboretum Metropark. All that's left to do it move in! HVAC 2017.

19. 2021-07-28
    price $94,000 412-char remark

    Show marketing remark (412 chars)

    Great, spacious condo with great amenities! Located minutes from I-75 and the Dayton Mall. The condo features two nice size bedrooms, each with its own full bathroom and new vanity. There is also a half bath downstairs. The large kitchen also has room for dining and looks out to the patio. The condo has two unmarked parking spaces. Close to Cox Arboretum Metropark. All that's left to do it move in! HVAC 2017.

20. 2021-07-22
    listed $97,000 Active 412-char remark

    Show marketing remark (412 chars)

    Great, spacious condo with great amenities! Located minutes from I-75 and the Dayton Mall. The condo features two nice size bedrooms, each with its own full bathroom and new vanity. There is also a half bath downstairs. The large kitchen also has room for dining and looks out to the patio. The condo has two unmarked parking spaces. Close to Cox Arboretum Metropark. All that's left to do it move in! HVAC 2017.

21. 2015-08-07
    historical
22. 2015-06-03
    listed $59,900 Active
23. 2010-08-06
    historical
24. 2010-05-06
    listed $66,900
25. 2007-02-15
    soldstatus $50,256
26. 2002-07-25
    soldstatus $53,900
27. 1994-04-07
    soldstatus $39,260
28. 1990-10-17
    soldstatus $41,866
29. 1986-11-20
    soldstatus $35,500

ⓘ 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: $2,168 · $181/mo
• Projected year-2 tax: $2,168 · $181/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $15,657
• − Mortgage interest: −$7,002
• − Property taxes: −$2,168
• − Insurance: −$625
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − HOA: −$4,320
• − Depreciation: −$3,636
• Taxable loss: −$4,599
• Est. tax savings @ 24.0%: +$1,104
• After-tax cash flow: $-1,506/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: Miamisburg City
• NCES district ID: 3904439
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 61% ▼ -7.00%
• Median HH income: $53,394
• Composite: 48.47/100
• National rank: #2128
• State rank: #338 of 656 in OH

Livability — Miamisburg

• Score: 76/100
• State rank: #228
• US rank: #3550

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 459,541 people
• City population: 36,152
• Metro: Dayton-Kettering, OH
• Population (ZIP): 19,066
• Household income: $63,800
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 745.0

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 (71%)
• Race & ethnicity: White 71% Black 13% Two or more races 9% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 5% Arabic 3% Chinese 2%

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: ▼ -188.64%
• Current HPI: 248.1785
• Rent YoY: —
• 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

+252.1% since first listed

16 events — show timeline

• 2026-05-26 Listed $125,000 FSBO.com
• 2021-08-13 Sold (MLS) $86,000 Dayton MLS
• 2021-08-13 Sold (MLS) $86,000 Dayton MLS
• 2021-08-05 Pending — Dayton MLS
• 2021-08-02 Price Changed $88,500 Dayton MLS
• 2021-07-28 Price Changed $94,000 Dayton MLS
• 2021-07-22 Listed $97,000 Dayton MLS
• 2015-08-07 Listing Removed — Dayton MLS
• 2015-06-03 Listed $59,900 Dayton MLS
• 2010-08-06 Listing Removed — Dayton MLS
• 2010-05-06 Listed $66,900 Dayton MLS
• 2007-02-15 Sold (Public Records) $50,256 Public Records
• 2002-07-25 Sold (Public Records) $53,900 Public Records
• 1994-04-07 Sold (Public Records) $39,260 Public Records
• 1990-10-17 Sold (Public Records) $41,866 Public Records
• 1986-11-20 Sold (Public Records) $35,500 Public Records

Property tax history

+17.1%/yr

Latest (2025): $2,168 · -0.2% YoY. Source: county tax records.