324 E Center St · Farmersville, OH 45325

$450,000

8 bd · 3.0 ba · 3,914 sqft · MultiFamily public records · 5 Days on market

Built 1998 0.89 ac lot $115/sqft · at area comps Est $450k · at est.

---

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 +12.2/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Exceptional opportunity to own a one owner, well-designed three-unit apartment building offering a total of 3,914 square feet per PRC. Each unit features a private entryway with hall closet. The front and rear units offer spacious 3-bedroom, 2 full bath layouts, including a primary with en-suite and a walk-in closet, dedicated laundry room, and attached 2-car garage. These units also enjoy rear patios. The center unit features a comfortable 2-bedroom, 2 full bath floor plan, also including a primary suite with walk-in closet, attached 2-car garage and rear patio. All units are thoughtfully designed with open living spaces, including a living room with vaulted ceilings and dining area adjace

Key facts

• Open living spaces
• Hall closet
• Rear patios

Tags

• PRIVATE ENTRYWAY
• HALL CLOSET
• REAR PATIOS
• OPEN LIVING SPACES
• BREAKFAST BAR
• THREE REFRIGERATORS

Property features AI

Finance

• Financial info: Property is for sale; Rental tenant responsibilities include utilities and trash as noted

Exterior

• Parking: Driveway with four or more spaces; Two-car garage (detached/attached not specified)
• Utilities: Public water; Water service available
• Home design: Single-story building; One building containing multiple units
• Construction: Brick and frame construction with shingle siding
• Exterior features: Patio; Residential zoning

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Units include two-bedroom and three-bedroom layouts (property contains multiple units)
• Bathrooms: Six full bathrooms (total for the property)
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Insulated windows; Galley kitchen; Kitchen and family room combined
• Laundry & utility: Tenant responsible for electricity, gas, heat, water, sewer, trash collection

What this means for you Summary

Snapshot

• This is a 8-bed/3.0-bath multifamily listed at $450k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $433k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $384k (14.7% below list).
• Recommended offer: $384k (14.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#275 in OH, #4,528 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Valley View Local (suburban): math 54% / reading 69% proficiency, ranked #250 of 656 in OH (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Valley View Primary School (math 57% / reading 62%, grade B-, #670 of 1,584 statewide, top 45%, 571 students, 0% FRL); Valley View Intermediate School (math 59% / reading 67%, grade B+, #233 of 654 statewide, top 36%, 464 students, 32% FRL); Valley View High School (math 47% / reading 82%, grade B-, #164 of 781 statewide, top 24%, 453 students, 32% FRL).
• Market conditions: 16 active listings in the ZIP; solid renter incomes; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• At $3,837/mo this rent would consume 58% of the median local household income ($80k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $383,700 (14.7% 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. 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. 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?
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: 0.85% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.90%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (median comp): $450,000
• List price: $450,000
• Delta: —
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
324 E Center St	0.00mi	8/6.0	3,914 (0%)	1mo	$450,000	$115	87

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-78,838
• Equity at exit: $67,096

10-year hold

• IRR: -9.9%
• Equity multiple: 0.40×
• Total profit: $-76,085
• Equity at exit: $38,908

Cash invested: $126,000 (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 45325

• Home prices YoY: -29.0%
• Active inventory: 16
• Price-to-rent: 28.4×

Monthly cashflow live

• Estimated rent: $3,837 medium
• Mortgage (P&I): −$2,360
• Tax from tax record: −$578 /mo · $6,934/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$806
• Net cashflow: $-94

Break-even live

Break-even rent $3,956

Max offer price $433,396

Occupancy floor 97%

Sensitivity live

Price	-10% $161	-5% $33	+0% $-94	+5% $-221	+10% $-349
Rent	-10% $-397	-5% $-246	+0% $-94	+5% $58	+10% $209
Rate	-1.0pp $133	-0.5pp $20	base $-94	+0.5pp $-211	+1.0pp $-329

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,636
1× unit	2	2	$1,200
Total (3 units)			$3,837

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-09
   status Pending 1025-char remark
2. 2026-05-04
   listed $450,000 Active 1025-char remark
3. 1995-09-27
   soldstatus $70,000

ⓘ 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: $6,934 · $578/mo
• Projected year-2 tax: $6,977 · $581/mo
• Expected delta: +$43/yr (+$4/mo · 0.6%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,044
• − Mortgage interest: −$25,207
• − Property taxes: −$6,934
• − Insurance: −$2,250
• − Repairs & maintenance: −$3,684
• − Management: −$3,684
• − Depreciation: −$13,091
• Taxable loss: −$8,805
• Est. tax savings @ 24.0%: +$2,113
• After-tax cash flow: $985/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: Valley View Local
• NCES district ID: 3904874
• Math proficiency: 54% ▼ -17.00%
• Reading proficiency: 69% ▼ -7.00%
• Median HH income: $60,457
• Composite: 53.26/100
• National rank: #1495
• State rank: #250 of 656 in OH

Livability — Farmersville

• Score: 74/100
• State rank: #275
• US rank: #4528

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farmersville, OH
• County: Montgomery · 506,435 people
• Metro: Dayton-Kettering-Beavercreek, OH
• Population (ZIP): 2,746
• Household income: $79,688
• Rent vs Own: 6.3% rent · 93.7% own
• Severe rent burden: 3.3

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 (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Slovak 4% Italian 3% Lithuanian 2%
• Foreign-born: 0%

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: ▼ -93.25%
• Current HPI: 228.4052
• 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

+542.9% since first listed

4 events — show timeline

• 2026-05-29 Sold (MLS) $450,000 Dayton MLS
• 2026-05-09 Pending — Dayton MLS
• 2026-05-04 Listed $450,000 Dayton MLS
• 1995-09-27 Sold (Public Records) $70,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $6,934 · -30.5% YoY. Source: county tax records.