568 Georgia Dr · Xenia, OH 45385

$209,000

3 bd · 1.5 ba · 1,299 sqft · SingleFamily public records · 3 Days on market

Built 1974 7,501 sqft lot Est $231k · 10% under

---

Why this score? — see what drove the D+ 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 +14.5/30.0
• ARV discount +11.8/15.0
• DSCR +4.4/10.0
• Schools +4.0/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready Xenia brick ranch is yours for the taking, with features you'll love such as a mature trees, a back paver patio, fenced in back yard with oversized gate and storage shed, and expanded driveway with adjoining sidewalk up to covered front entrance. The open living room with updated flooring leads back to a bright kitchen with ample cabinet space and tile backsplash. Long family room with built ins and an enclosed florida room are a plus! Down the long hall you'll pass a full bath with tile upgrades and 2 guest bedrooms to find a master suite with adjoining half bath. Laundry suite off kitchen. Call today!

Key facts

• Storage shed
• Oversized gate
• Paver patio

Tags

• FENCED BACKYARD
• OVERSIZED GATE
• PAVER PATIO
• STORAGE SHED
• EXPANDED DRIVEWAY
• COVERED FRONT ENTRANCE

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached one-car garage
• Utilities: Electric heating and cooling (window units)
• Home design: Single-story home; Brick exterior; Slab foundation
• Construction: Brick construction
• Exterior features: Residential lot

Interior

• Kitchen: Kitchen on main level (approximately 9 x 12); Dishwasher; Range; Refrigerator
• Bedrooms: Two main-level bedrooms (approximately 10 x 11 and 11 x 12)
• Bathrooms: One full bathroom; One half bathroom; Two main-level bathrooms
• Heating & cooling: Electric baseboard heating; Window cooling units
• Interior features: 7 total rooms; Dining room; Living room; Family room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $46 ($548/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (14.6% below list).
• Recommended offer: $178k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• Zoned schools: Mckinley Elementary School (math 57% / reading 62%, grade B-, #670 of 1,584 statewide, top 45%, 319 students, 0% FRL); Warner Middle School (math 35% / reading 45%, grade F, #511 of 654 statewide, top 79%, 848 students, 0% FRL); Xenia High School (math 25% / reading 63%, grade F, #489 of 781 statewide, top 63%, 985 students, 48% FRL) — zoned schools average 16% FRL vs 50% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.5%/yr); 240 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).

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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $104k; list at $209k implies a 100% gain — meaningful room to come down on a strong offer.

Recommended offer $178,427 (14.6% below list)

Questions for the listing agent

1. Built in 1974 — 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. 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?
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: 0.85% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.94%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $231,222
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
664 Nevada Dr	0.14mi	3/1.5	1,312 (+1%)	1mo	$237,000	$181	91
624 Georgia Dr	0.05mi	4/2.0 (+1)	1,299 (0%)	2mo	$210,000	$162	89
2432 Harmony Dr	0.19mi	3/2.0	1,296 (-0%)	2mo	$279,900	$216	87
2096 Alabama Dr	0.25mi	3/1.5	1,127 (-13%)	2mo	$189,000	$168	64
1480 Texas Dr	0.55mi	3/1.0	1,263 (-3%)	5mo	$170,000	$135	64
2352 Pembury Dr	0.69mi	3/1.5	1,246 (-4%)	2mo	$224,000	$180	59
2149 Cornwall Dr	0.57mi	3/1.5	1,409 (+8%)	3mo	$215,000	$153	56
1077 Glen Kegley Dr	0.59mi	3/1.5	1,433 (+10%)	1mo	$279,000	$195	54
1255 Colorado Dr	0.61mi	4/1.5 (+1)	1,384 (+6%)	4mo	$245,900	$178	52
1321 Massachusetts Dr	0.53mi	3/2.0	1,461 (+12%)	1mo	$207,000	$142	52
219 Kansas Dr	0.46mi	3/1.0	1,131 (-13%)	4mo	$168,500	$149	52
1750 Roxbury Dr	0.67mi	4/1.5 (+1)	1,204 (-7%)	5mo	$225,000	$187	47

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: -12.2%
• Equity multiple: 0.55×
• Total profit: $-26,417
• Equity at exit: $31,163

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $351
• Equity at exit: $18,071

Cash invested: $58,520 (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: 240
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,784 medium
• Mortgage (P&I): −$1,096
• Tax from tax record: −$181 /mo · $2,169/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $46

Break-even live

Break-even rent $1,726

Max offer price $209,000

Occupancy floor 92%

Sensitivity live

Price	-10% $164	-5% $105	+0% $46	+5% $-13	+10% $-73
Rent	-10% $-95	-5% $-25	+0% $46	+5% $116	+10% $187
Rate	-1.0pp $151	-0.5pp $99	base $46	+0.5pp $-8	+1.0pp $-64

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 Kansas Dr Xenia, OH	3.0	2.0	1100	$1,600	$1.45	4d	1	0.46mi
1414 Camden Ln Xenia, OH	3.0	2.0	1498	$2,250	$1.50	45d	1	1.13mi

Listing history 10 events

1. 2026-05-21
   listed $209,000 Active
2. 2019-08-21
   soldstatus $104,500
3. 2019-08-06
   soldstatus $104,900 Closed 624-char remark

   Show marketing remark (624 chars)

   Move in ready Xenia brick ranch is yours for the taking, with features you'll love such as a mature trees, a back paver patio, fenced in back yard with oversized gate and storage shed, and expanded driveway with adjoining sidewalk up to covered front entrance. The open living room with updated flooring leads back to a bright kitchen with ample cabinet space and tile backsplash. Long family room with built ins and an enclosed florida room are a plus! Down the long hall you'll pass a full bath with tile upgrades and 2 guest bedrooms to find a master suite with adjoining half bath. Laundry suite off kitchen. Call today!

4. 2019-08-02
   soldstatus $104,900 Sold 624-char remark

   Show marketing remark (624 chars)

   Move in ready Xenia brick ranch is yours for the taking, with features you'll love such as a mature trees, a back paver patio, fenced in back yard with oversized gate and storage shed, and expanded driveway with adjoining sidewalk up to covered front entrance. The open living room with updated flooring leads back to a bright kitchen with ample cabinet space and tile backsplash. Long family room with built ins and an enclosed florida room are a plus! Down the long hall you'll pass a full bath with tile upgrades and 2 guest bedrooms to find a master suite with adjoining half bath. Laundry suite off kitchen. Call today!

5. 2019-07-07
   historical Active/Pending 624-char remark

   Show marketing remark (624 chars)

   Move in ready Xenia brick ranch is yours for the taking, with features you'll love such as a mature trees, a back paver patio, fenced in back yard with oversized gate and storage shed, and expanded driveway with adjoining sidewalk up to covered front entrance. The open living room with updated flooring leads back to a bright kitchen with ample cabinet space and tile backsplash. Long family room with built ins and an enclosed florida room are a plus! Down the long hall you'll pass a full bath with tile upgrades and 2 guest bedrooms to find a master suite with adjoining half bath. Laundry suite off kitchen. Call today!

6. 2019-07-05
   listed $104,900 Active 624-char remark

   Show marketing remark (624 chars)

   Move in ready Xenia brick ranch is yours for the taking, with features you'll love such as a mature trees, a back paver patio, fenced in back yard with oversized gate and storage shed, and expanded driveway with adjoining sidewalk up to covered front entrance. The open living room with updated flooring leads back to a bright kitchen with ample cabinet space and tile backsplash. Long family room with built ins and an enclosed florida room are a plus! Down the long hall you'll pass a full bath with tile upgrades and 2 guest bedrooms to find a master suite with adjoining half bath. Laundry suite off kitchen. Call today!

7. 2002-07-15
   soldstatus $77,600
8. 1987-07-13
   soldstatus $50,850
9. 1987-07-01
   soldstatus $50,900
10. 1974-06-27
    soldstatus $20,600

ⓘ 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: $2,169 · $181/mo
• Projected year-2 tax: $2,715 · $226/mo
• Expected delta: +$546/yr (+$45/mo · 25.1%)

ⓘ 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 ≥101°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,411
• − Mortgage interest: −$11,707
• − Property taxes: −$2,169
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,713
• − Management: −$1,713
• − Depreciation: −$6,080
• Taxable loss: −$3,016
• Est. tax savings @ 24.0%: +$724
• After-tax cash flow: $1,272/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

+914.6% since first listed

10 events — show timeline

• 2026-05-21 Listed $209,000 Dayton MLS
• 2019-08-21 Sold (Public Records) $104,500 Public Records
• 2019-08-06 Sold (MLS) $104,900 Dayton MLS
• 2019-08-02 Sold (MLS) $104,900 Dayton MLS
• 2019-07-07 Contingent — Dayton MLS
• 2019-07-05 Listed $104,900 Dayton MLS
• 2002-07-15 Sold (Public Records) $77,600 Public Records
• 1987-07-13 Sold (Public Records) $50,850 Public Records
• 1987-07-01 Sold (Public Records) $50,900 Public Records
• 1974-06-27 Sold (Public Records) $20,600 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,169 · +1.8% YoY. Source: county tax records.