3795 Cordell Dr · Kettering, OH 45439

$164,900

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 1 Days on market

Built 1955 7,405 sqft lot Est $187k · 12% 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).

• ARV discount +12.9/15.0
• Cash flow +11.3/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• 1% rule +3.8/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic Kettering ranch with lots of outdoor entertainment space, open concept front living area with bar top kitchen island, ample cabinet storage, and dining area with sliding glass doors to side patio. In back are 2 spacious bedrooms and a large full bath. This is the perfect Kettering Oasis for you! Schedule your private tour today!

Key facts

• Convenient driveway
• Vibrant landscaping
• 7,405 sq ft lot

Tags

• WELL MAINTAINED FACADE
• VIBRANT LANDSCAPING
• CONVENIENT DRIVEWAY
• OPEN CONCEPT LIVING AREA
• RICH HARDWOOD FLOORING
• ABUNDANT NATURAL LIGHT

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached or attached one-car garage
• Security: Smoke detector(s)
• Utilities: Natural gas available; Public water; Sewer available (storm sewer)
• Home design: Single-story brick home; Slab foundation
• Construction: Brick construction
• Exterior features: Fenced yard; Patio; Storage shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Ceiling fan(s); Kitchen island; Kitchen/family room combo
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-59 ($-712/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (12.4% below list).
• Recommended offer: $145k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.4% in Kettering — 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 83/100 on livability (#61 in OH, #922 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• Kettering City School District (suburban): math 54% / reading 68% proficiency, ranked #277 of 656 in OH (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Kettering Fairmont High School (math 49% / reading 75%, grade B-, #202 of 781 statewide, top 29%, 2,486 students, 32% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: 38 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 33% of the median local income ($52k/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 $5k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $95k; list at $165k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,517 (12.4% 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.88% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.54%
• DSCR: 0.93
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $187,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3785 Endover Rd	0.06mi	3/1.0 (+1)	1,040 (0%)	0mo	$187,500	$180	92
3690 Endover Rd	0.10mi	3/1.0 (+1)	1,040 (0%)	1mo	$180,000	$173	90
3890 Endover Rd	0.13mi	3/1.0 (+1)	1,040 (0%)	2mo	$180,000	$173	88
1681 Hillwood Dr	0.14mi	3/1.0 (+1)	1,040 (0%)	2mo	$205,000	$197	87
3913 Elmira Dr	0.25mi	3/1.0 (+1)	1,040 (0%)	2mo	$212,900	$205	82
1770 Big Hill Rd	0.30mi	3/1.0 (+1)	1,040 (0%)	1mo	$200,000	$192	80
3743 Cordell Dr	0.06mi	2/1.0	936 (-10%)	1mo	$155,000	$166	79
3565 Lodi Pl	0.23mi	3/1.0 (+1)	936 (-10%)	0mo	$197,000	$210	67
2169 Finland Dr	0.51mi	3/1.0 (+1)	1,080 (+4%)	1mo	$213,000	$197	64
2218 Finland Dr	0.56mi	3/1.0 (+1)	1,080 (+4%)	2mo	$189,000	$175	61
4476 Hannaford St	0.72mi	3/1.0 (+1)	1,080 (+4%)	1mo	$190,000	$176	54
2190 Renshaw Ave	0.73mi	3/1.0 (+1)	1,080 (+4%)	1mo	$194,080	$180	54

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-30,442
• Equity at exit: $24,587

10-year hold

• IRR: -11.2%
• Equity multiple: 0.33×
• Total profit: $-31,134
• Equity at exit: $14,258

Cash invested: $46,172 (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 45439

• Home prices YoY: -34.5%
• Active inventory: 38
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,445 high
• Mortgage (P&I): −$865
• Tax from tax record: −$268 /mo · $3,211/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $-59

Break-even live

Break-even rent $1,520

Max offer price $154,415

Occupancy floor 99%

Sensitivity live

Price	-10% $34	-5% $-13	+0% $-59	+5% $-106	+10% $-153
Rent	-10% $-174	-5% $-116	+0% $-59	+5% $-2	+10% $55
Rate	-1.0pp $24	-0.5pp $-17	base $-59	+0.5pp $-102	+1.0pp $-146

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3781 Keswick Ln Dayton, OH	3.0	1.0	1040	$1,750	$1.68	4d	1	0.10mi
1643 Archdeacon Ct Dayton, OH	2.0	1.0	1040	$1,450	$1.39	23d	1	0.11mi
3657 Elmira Dr Dayton, OH	2.0	1.0	936	$1,450	$1.55	45d	1	0.12mi
3928 Elmira Dr Dayton, OH	3.0	1.0	1041	$1,550	$1.49	4d	1	0.23mi
3924 Fulton Ave Moraine, OH	3.0	1.0	813	$1,800	$2.21	4d	1	0.38mi
3929 Fulton Ave Moraine, OH	2.0	1.0	788	$750	$0.95	21d	1	0.41mi
3401 Southdale Dr #5 Dayton, OH	2.0	2.0	1400	$1,450	$1.04	23d	1	0.44mi
4042 Ellery Ave Moraine, OH	3.0	1.0	720	$1,195	$1.66	45d	1	0.49mi
2413 Blanchard Ave Moraine, OH	1.0	1.0	700	$800	$1.14	4d	1	0.70mi
4217 Fulton Ave Moraine, OH	2.0	1.0	800	$1,325	$1.66	45d	1	0.70mi
2621 Nyack Ln Dayton, OH	3.0	1.0	1080	$1,500	$1.39	16d	1	1.00mi
1333 Central Park Ave Dayton, OH	2.0	1.0	846	$1,350	$1.60	16d	1	1.10mi
2800 Cadillac St Moraine, OH	3.0	1.0	748	$1,295	$1.73	4d	1	1.32mi
1588 Glenbeck Ave Unit C Kettering, OH	1.0	1.0	960	$825	$0.86	4d	1	1.33mi
5237 Belle Isle Dr Unit 5237 Dayton, OH	2.0	1.0	960	$1,025	$1.07	45d	1	1.48mi

Listing history 2 events

1. 2026-06-22
   remarks 699-char remark
2. 2026-06-22
   listed $164,900 Active 1 DOM

ⓘ 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: $3,211 · $268/mo
• Projected year-2 tax: $3,211 · $268/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 4/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,342
• − Mortgage interest: −$9,237
• − Property taxes: −$3,211
• − Insurance: −$824
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − Depreciation: −$4,797
• Taxable loss: −$3,502
• Est. tax savings @ 24.0%: +$841
• After-tax cash flow: $128/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: Kettering City School District
• NCES district ID: 3904418
• Math proficiency: 54% ▼ -21.00%
• Reading proficiency: 68% ▼ -9.00%
• Median HH income: $50,353
• Composite: 51.89/100
• National rank: #1653
• State rank: #277 of 656 in OH

Livability — Kettering

• Score: 83/100
• State rank: #61
• US rank: #922

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kettering, OH
• County: Montgomery County · 459,541 people
• City population: 73,116
• Metro: Dayton-Kettering, OH
• Population (ZIP): 11,914
• Household income: $52,035
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 381.0

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 15% Two or more races 10% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Italian 2% Iranian 1% Slovak 1%
• Foreign-born: 4% · Canada, China, Vietnam
• Languages at home: 93% English-only · Spanish 5% Chinese 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: ▼ -151.06%
• Current HPI: 287.2064
• 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

+254.6% since first listed

14 events — show timeline

• 2026-06-21 Listed $164,900 Dayton MLS
• 2019-06-12 Sold (Public Records) $95,000 Public Records
• 2019-06-03 Sold (MLS) $95,000 Dayton MLS
• 2019-06-03 Sold (MLS) $95,000 Dayton MLS
• 2019-05-04 Contingent — Dayton MLS
• 2019-05-02 Listed $89,900 Dayton MLS
• 2010-09-27 Sold (Public Records) $84,900 Public Records
• 2010-09-21 Sold (MLS) $84,900 Dayton MLS
• 2010-09-21 Sold (MLS) $84,900 Dayton MLS
• 2010-07-25 Listing Removed — Dayton MLS
• 2010-05-11 Listed $84,900 Dayton MLS
• 1996-04-05 Sold (Public Records) $72,500 Public Records
• 1990-10-15 Sold (Public Records) $67,000 Public Records
• 1986-12-05 Sold (Public Records) $46,500 Public Records

Property tax history

+4.4%/yr

Latest (2025): $3,211 · -0.2% YoY. Source: county tax records.