10561 Aldora Dr · Springboro, OH 45342

$29,500

2 bd · 1.0 ba · 980 sqft · SingleFamily · 80 Days on market

Built 1986 $30/sqft · 26% above area Est $23k · 26% over

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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 +15.0/30.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quality Built Windsor Home conveniently located close to Austin Landing shopping center and I75. Built with "Northern Insulation Package", and has a NEW energy efficient electric heat pump system; and inside storm windows. Covered deck and patio. Bright and open family room, kitchen/dinette with cathedral ceiling. Home comes with a kitchen range, refrigerator, microwave, and washer and dryer. Includes a one year American Home Shield Warranty that covers heating, A/C, duct work, electric, plumbing and hot water heater. Must have park approval and pay a monthly lot rent fee of $720.

Key facts

• Covered deck
• Kitchen range
• Refrigerator

Tags

• NORTHERN INSULATION PACKAGE
• INSIDE STORM WINDOWS
• COVERED DECK
• CATHEDRAL CEILING
• KITCHEN RANGE
• REFRIGERATOR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $28k (6.0% below list) — sets the bar for market timing.
• Cap rate 50.6% vs local median 3.0% in Springboro — 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 81/100 on livability (#93 in OH, #1,395 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment 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: Rents rising (+3.3%/yr); 116 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $204 of loan paydown is wiped out by about $885 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.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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.

Recommended offer $27,730 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
6. 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.
7. 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.
8. 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: 5.55% ✓
• Cap rate: 50.61%
• Cash-on-cash: 158.29%
• DSCR: 8.04
• GRM: 1.5

CMA / ARV

• ARV (median comp): $23,423
• List price: $29,500
• Delta: 25.95%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.29% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.88×
• Total profit: $65,118
• Equity at exit: $4,399

10-year hold

• IRR: —
• Equity multiple: 18.93×
• Total profit: $148,137
• Equity at exit: $2,551

Cash invested: $8,260 (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 45342

• Rents YoY: 3.3%
• Active inventory: 116
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,637 medium
• Mortgage (P&I): −$155
• Tax est. 1.5%: −$37 /mo · $442/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $1,090

Break-even live

Break-even rent $258

Max offer price $29,500

Occupancy floor 28%

Sensitivity live

Price	-10% $1,110	-5% $1,100	+0% $1,090	+5% $1,079	+10% $1,069
Rent	-10% $960	-5% $1,025	+0% $1,090	+5% $1,154	+10% $1,219
Rate	-1.0pp $1,104	-0.5pp $1,097	base $1,090	+0.5pp $1,082	+1.0pp $1,074

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: $7,375
• Closing costs: $885
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2991 Austin Springs Blvd Miamisburg, OH	1.0–3.0	1.0–2.0	948	$1,945	$2.05	3d	20	1.14mi
9600 Summit Point Dr Miamisburg, OH	2.0	1.0–2.0	869	$2,020	$2.32	3d	14	1.38mi

Listing history 23 events

1. 2026-06-21
   days on market $29,500 Active 80 DOM
2. 2026-06-18
   days on market $29,500 Active 77 DOM
3. 2026-06-17
   days on market $29,500 Active 76 DOM
4. 2026-06-16
   days on market $29,500 Active 75 DOM
5. 2026-06-15
   days on market $29,500 Active 74 DOM
6. 2026-06-14
   days on market $29,500 Active 72 DOM
7. 2026-06-10
   days on market $29,500 Active 69 DOM
8. 2026-06-09
   days on market $29,500 Active 68 DOM
9. 2026-06-08
   days on market $29,500 Active 67 DOM
10. 2026-06-07
    days on market $29,500 Active 66 DOM
11. 2026-06-03
    days on market $29,500 Active 62 DOM
12. 2026-06-02
    days on market $29,500 Active 61 DOM
13. 2026-06-01
    days on market $29,500 Active 60 DOM
14. 2026-05-31
    days on market $29,500 Active 59 DOM
15. 2026-04-02
    listed $29,500 Active 598-char remark

    Show marketing remark (598 chars)

    Quality Built Windsor Home conveniently located close to Austin Landing shopping center and I75. Built with "Northern Insulation Package", and has a NEW energy efficient electric heat pump system; and inside storm windows. Covered deck and patio. Bright and open family room, kitchen/dinette with cathedral ceiling. Home comes with a kitchen range, refrigerator, microwave, and washer and dryer. Includes a one year American Home Shield Warranty that covers heating, A/C, duct work, electric, plumbing and hot water heater. Must have park approval and pay a monthly lot rent fee of $720.

16. 2025-08-26
    soldstatus $26,500 Closed 401-char remark

    Show marketing remark (401 chars)

    Quality Built Windsor Home conveniently located close to Austin Landing shopping center and I75. Built with "Northern Insulation Package", and has a NEW energy efficient electric HVAC system; and inside storm windows. Covered deck and patio. Bright and open family room, kitchen/dinette with cathedral ceiling. Includes a one year American Home Shield Warranty. Private financing available.

17. 2025-08-11
    status Active 401-char remark

    Show marketing remark (401 chars)

    Quality Built Windsor Home conveniently located close to Austin Landing shopping center and I75. Built with "Northern Insulation Package", and has a NEW energy efficient electric HVAC system; and inside storm windows. Covered deck and patio. Bright and open family room, kitchen/dinette with cathedral ceiling. Includes a one year American Home Shield Warranty. Private financing available.

18. 2025-07-14
    status Pending 401-char remark

    Show marketing remark (401 chars)

    Quality Built Windsor Home conveniently located close to Austin Landing shopping center and I75. Built with "Northern Insulation Package", and has a NEW energy efficient electric HVAC system; and inside storm windows. Covered deck and patio. Bright and open family room, kitchen/dinette with cathedral ceiling. Includes a one year American Home Shield Warranty. Private financing available.

19. 2025-06-12
    listed $26,500 Active 401-char remark

    Show marketing remark (401 chars)

    Quality Built Windsor Home conveniently located close to Austin Landing shopping center and I75. Built with "Northern Insulation Package", and has a NEW energy efficient electric HVAC system; and inside storm windows. Covered deck and patio. Bright and open family room, kitchen/dinette with cathedral ceiling. Includes a one year American Home Shield Warranty. Private financing available.

20. 2020-03-06
    soldstatus $16,900 Closed
21. 2020-03-06
    soldstatus $16,900 Sold
22. 2020-02-19
    status Pending
23. 2020-01-02
    listed $16,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,647
• − Mortgage interest: −$1,652
• − Property taxes: −$442
• − Insurance: −$148
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − Depreciation: −$858
• Taxable income: $13,403
• Est. tax owed @ 24.0%: −$3,217
• After-tax cash flow: $9,858/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 — Springboro

• Score: 81/100
• State rank: #93
• US rank: #1395

Category grades

Amenities F Commute F Cost of living A- Crime A+ Employment A+ 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: 27,545
• Metro: Dayton-Kettering, OH
• Population (ZIP): 36,152
• Household income: $84,907
• Rent vs Own: 34.9% rent · 65.1% own
• Severe rent burden: 790.0

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 (83%)
• Race & ethnicity: White 83% Black 6% Two or more races 4% Asian 4% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 93% English-only · Other Asian/Pacific 3% Spanish 2% Other Indo-European 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: ▼ -183.01%
• Current HPI: 227.3999
• Rent YoY: ▲ 3.29%
• 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

+74.6% since first listed

9 events — show timeline

• 2026-04-02 Listed $29,500 Dayton MLS
• 2025-08-26 Sold (MLS) $26,500 Dayton MLS
• 2025-08-11 Relisted — Dayton MLS
• 2025-07-14 Pending — Dayton MLS
• 2025-06-12 Listed $26,500 Dayton MLS
• 2020-03-06 Sold (MLS) $16,900 Dayton MLS
• 2020-03-06 Sold (MLS) $16,900 Dayton MLS
• 2020-02-19 Pending — Dayton MLS
• 2020-01-02 Listed $16,900 Dayton MLS