2099 Van Oss Dr · Beavercreek, OH 45431

$190,000

3 bd · 1.0 ba · 1,368 sqft · SingleFamily public records · 22 Days on market

Built 1948 0.95 ac lot Est $219k · 13% under

---

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 +23.8/30.0
• ARV discount +13.4/15.0
• DSCR +7.7/10.0
• Schools +6.6/10.0
• 1% rule +6.2/10.0
• Livability +4.4/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 2099 Van Oss Dr. in Beavercreek, Ohio—a property that has been well cared for over the years and is ready for its next chapter! Situated on nearly an acre, this fixer-upper offers a quiet, country feel with the convenience of nearby shopping, dining, and quick highway access. The Fairfield Commons Mall and a wide variety of restaurants are just minutes away, making everyday errands easy. The outdoor space really stands out, featuring a large barn/garage that’s perfect for storage, a workshop, or hobby use. This property offers plenty of opportunity, whether you're planning a personal project or an investment. The home does need work, but key updates are already in pla

Key facts

• 0.95 acre lot
• 2 garage spots
• Built 1948

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached 2-car garage with garage door opener; Barn-style parking/structure
• Security: Smoke detector(s)
• Utilities: Sewer available; Water available (well); Electric service
• Home design: Single-story; Residential zoning
• Construction: Vinyl siding; Slab foundation
• Exterior features: Porch; Storage; Shed(s)

Interior

• Kitchen: Range; Refrigerator; Laminate counters
• Bedrooms: Bedroom on main level (8 x 10); Bedroom on main level (11 x 9)
• Bathrooms: 1 full bathroom (main level)
• Interior features: Ceiling fan(s); Laminate counters; Vaulted ceiling(s); Double-hung windows; Decorative fireplace (one)
• Laundry & utility: Main-level laundry (9 x 11); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.2% in Beavercreek — 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 88/100 on livability (#26 in OH, #239 nationally) — a professional / high-income tenant draw. Strengths: schools A+, employment A+, cost of living A+; Watch: commute F.
• Beavercreek City (suburban): math 70% / reading 78% proficiency, ranked #79 of 656 in OH (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.8%/yr); 127 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 797 units permitted in Greene County in 2024 (148 in 5+ unit buildings).
• This rent runs 31% of the median local income ($83k/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 $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.8% rent growth), your $53k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $45k; list at $190k implies a 323% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $187,150 (1.5% below list)

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.12% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.25%
• DSCR: 1.37
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $218,880
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2118 Van Oss Dr	0.06mi	3/2.0	1,375 (+0%)	4mo	$272,000	$198	89
1768 Hanes Rd	0.71mi	3/1.0	1,341 (-2%)	6mo	$190,000	$142	59
1745 Maple Ln	0.73mi	3/2.0	1,473 (+8%)	2mo	$225,000	$153	47
1905 W Skyview Dr	0.72mi	3/1.5	1,392 (+2%)	24mo	$204,600	$147	42
3025 Stardust Dr	0.68mi	3/1.5	1,565 (+14%)	20mo	$250,000	$160	26
1757 Maple Ln	0.72mi	3/2.0	1,536 (+12%)	20mo	$283,750	$185	26

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: -0.6%
• Equity multiple: 0.97×
• Total profit: $-1,346
• Equity at exit: $28,330

10-year hold

• IRR: 11.8%
• Equity multiple: 2.04×
• Total profit: $55,534
• Equity at exit: $16,428

Cash invested: $53,200 (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
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,121 high
• Mortgage (P&I): −$996
• Tax from tax record: −$234 /mo · $2,809/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $366

Break-even live

Break-even rent $1,658

Max offer price $190,000

Occupancy floor 78%

Sensitivity live

Price	-10% $473	-5% $420	+0% $366	+5% $312	+10% $258
Rent	-10% $198	-5% $282	+0% $366	+5% $449	+10% $533
Rate	-1.0pp $461	-0.5pp $414	base $366	+0.5pp $316	+1.0pp $266

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2188 Pine Knott Dr Beavercreek, OH	4.0	2.0	1803	$2,450	$1.36	24d	1	0.43mi
3033 Stardust Dr Beavercreek, OH	3.0	2.0	1620	$2,295	$1.42	4d	1	0.70mi
3044 Westminster Dr #309 Beavercreek, OH	2.0	2.0	1122	$1,600	$1.43	24d	1	0.97mi
2475 Lillian Ln Beavercreek, OH	1.0–2.0	1.0–1.5	882	$1,895	$2.15	4d	2	0.98mi
2650 Netherland Dr Dayton, OH	2.0	2.0	1460	$2,000	$1.37	45d	1	1.17mi
2372 Mallard Ln Beavercreek, OH	2.0	2.0	1000	$1,580	$1.58	4d	15	1.19mi
1605 N Fairfield Rd Unit Na Dayton, OH	3.0	3.5	1600	$1,950	$1.22	45d	1	1.37mi

Listing history 5 events

1. 2026-04-25
   status Pending
2. 2026-04-03
   listed $190,000 Active
3. 2026-04-03
   listed $190,000 Active
4. 1988-08-04
   soldstatus $44,900
5. 1986-06-16
   soldstatus $36,500

ⓘ 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: $2,809 · $234/mo
• Projected year-2 tax: $2,886 · $241/mo
• Expected delta: +$78/yr (+$6/mo · 2.8%)

ⓘ 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 3/10 Moderate 7 d/yr ≥103°F today · 17 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,448
• − Mortgage interest: −$10,643
• − Property taxes: −$2,809
• − Insurance: −$950
• − Repairs & maintenance: −$2,036
• − Management: −$2,036
• − Depreciation: −$5,527
• Taxable income: $1,448
• Est. tax owed @ 24.0%: −$347
• After-tax cash flow: $4,041/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: Beavercreek City
• NCES district ID: 3904724
• Math proficiency: 70% ▼ -9.00%
• Reading proficiency: 78% ▼ -1.00%
• Median HH income: $80,251
• Composite: 65.55/100
• National rank: #469
• State rank: #79 of 656 in OH

Livability — Beavercreek

• Score: 88/100
• State rank: #26
• US rank: #239

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beavercreek, OH
• County: Greene County · 132,120 people
• City population: 27,951
• 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 (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 (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 · 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: ▼ -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

+420.5% since first listed

5 events — show timeline

• 2026-04-25 Pending — Dayton MLS
• 2026-04-03 Listed $190,000 Dayton MLS
• 2026-04-03 Listed $190,000 Cincy MLS
• 1988-08-04 Sold (Public Records) $44,900 Public Records
• 1986-06-16 Sold (Public Records) $36,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $2,809 · +1.0% YoY. Source: county tax records.