5701 Leyden Ln · Huber Heights, OH 45424

$103,900

2 bd · 2.5 ba · 1,208 sqft · Condo public records · 5 Days on market

Built 1988 $266/mo HOA · 20% of rent

---

Why this score? — see what drove the C- 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 +18.2/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2-story townhouse condo featuring 2 bedrooms and 2 full bathrooms on the second floor, plus a convenient half powder bath on the main level. The home offers neutral beige carpeting throughout, a dining area with a patio door leading to a small private patio, and a kitchen with a peninsula and seating space for chairs or barstools. Second-floor laundry includes washer and dryer (not warranted). Additional features include a one-car attached garage and a functional, comfortable layout perfect for everyday living. New furnace and central air installed June 2026.

Key facts

• New furnace
• Private patio
• Second floor laundry

Tags

• 2 STORY TOWNHOUSE
• PRIVATE PATIO
• KITCHEN WITH PENINSULA
• SECOND FLOOR LAUNDRY
• ONE CAR ATTACHED GARAGE
• NEW FURNACE

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; Monthly association fee $266; Association covers maintenance of grounds, snow removal, trash, water and insurance; Association amenities include trash and water

Exterior

• Parking: Attached 1-car garage
• Security: Smoke detector(s)
• Utilities: Natural gas available; Public water; Sewer available; Cable available
• Home design: 2-story property; Entry level: 2; Residential zoning
• Construction: Brick and vinyl siding construction
• Exterior features: Smoke detector(s)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Bedrooms on multiple levels (2-story home)
• Bathrooms: 2 full bathrooms; 1 half bathroom; At least one main-level bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Ceiling fan(s); Galley kitchen; Laminate counters; Walk-in closet(s); Double pane windows; Wood-burning fireplace with glass doors
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $104k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Cap rate 7.4% vs local median 3.6% in Huber Heights — 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 71/100 on livability (#436 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, health & safety F.
• Huber Heights City (suburban): math 29% / reading 47% proficiency, ranked #544 of 656 in OH (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 198 active listings in the ZIP; 30 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; 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 $718 of loan paydown is wiped out by about $3k 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.
• 5 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 $81k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $103,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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. 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: 1.30% ✓
• Cap rate: 7.36%
• Cash-on-cash: 3.83%
• DSCR: 1.17
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.23% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.50×
• Total profit: $-14,420
• Equity at exit: $15,492

10-year hold

• IRR: -13.0%
• Equity multiple: 0.36×
• Total profit: $-18,480
• Equity at exit: $8,983

Cash invested: $29,092 (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 45424

• Rents YoY: 0.2%
• Active inventory: 198
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,355 high
• Mortgage (P&I): −$545
• Tax from tax record: −$123 /mo · $1,480/yr
• Insurance: −$43
• HOA: −$266
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $93

Break-even live

Break-even rent $1,237

Max offer price $103,900

Occupancy floor 88%

Sensitivity live

Price	-10% $152	-5% $122	+0% $93	+5% $63	+10% $34
Rent	-10% $-14	-5% $39	+0% $93	+5% $146	+10% $200
Rate	-1.0pp $145	-0.5pp $119	base $93	+0.5pp $66	+1.0pp $38

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: $25,975
• Closing costs: $3,117
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6888 Brandt Pike Huber Heights, OH	2.0	1.0	870	$1,100	$1.26	3d	3	0.17mi
6416 Alp Ct Dayton, OH	3.0	2.0	1376	$1,495	$1.09	24d	1	0.17mi
6851 Wayne Estates Blvd Dayton, OH	3.0	1.0–2.5	994	$1,433	$1.44	3d	6	0.20mi
6301 Holbrook Dr Dayton, OH	3.0	2.0	1080	$1,345	$1.25	24d	1	0.44mi
7207 Belle Plain Dr Dayton, OH	3.0	2.0	1139	$1,595	$1.40	45d	1	0.57mi
6752 Hubbard Dr Dayton, OH	3.0	2.0	1376	$1,395	$1.01	45d	1	0.78mi
6324 Larcomb Dr Dayton, OH	3.0	2.0	1483	$2,200	$1.48	45d	1	0.84mi
5417 Coleraine Dr Dayton, OH	3.0	2.0	1248	$1,395	$1.12	22d	1	0.88mi
5708 Benedict Rd Dayton, OH	3.0	1.0	972	$1,295	$1.33	45d	1	1.04mi
7883 Sebring Dr Dayton, OH	3.0	1.5	1266	$1,595	$1.26	4d	1	1.07mi
5595 Shady Oak St Dayton, OH	3.0	2.0	1080	$1,700	$1.57	3d	1	1.14mi
7155 Stonehurst Dr Dayton, OH	3.0	1.0	1323	$1,500	$1.13	24d	1	1.15mi
5896 Harshmanville Rd Dayton, OH	3.0	2.0	1068	$1,345	$1.26	12d	1	1.16mi
7858 Harshmanville Rd Dayton, OH	3.0	1.0	1026	$1,295	$1.26	20d	1	1.27mi
5225 Buckner Dr Dayton, OH	3.0	2.0	1080	$1,300	$1.20	3d	1	1.28mi
5784 Traymore Dr Dayton, OH	3.0	2.0	1080	$1,525	$1.41	45d	1	1.28mi
5698 Troy Villa Blvd Huber Heights, OH	3.0	2.0	1119	$1,195	$1.07	45d	1	1.29mi
5664 Troy Villa Blvd Huber Heights, OH	3.0	2.0	1119	$1,195	$1.07	24d	1	1.32mi
5648 Troy Villa Blvd Huber Heights, OH	3.0	2.0	1409	$1,195	$0.85	45d	1	1.33mi
7560 Mount Hood Dayton, OH	3.0	1.5	1234	$925	$0.75	45d	1	1.35mi
5462 Misty Ln Unit 5460 Dayton, OH	2.0	1.0	750	$1,095	$1.46	45d	1	1.35mi
6701 Executive Blvd Huber Heights, OH	1.0	1.0	819	$1,524	$1.86	3d	10	1.36mi
7618 Mount Hood Dayton, OH	2.0	1.0	1094	$995	$0.91	45d	1	1.37mi
8100 Mount Snow Dr Dayton, OH	3.0	1.0	915	$1,275	$1.39	15d	1	1.40mi
8142 Mount Snow Dr Dayton, OH	3.0	1.0	933	$1,095	$1.17	45d	1	1.40mi
5126 Nebraska Ave Huber Heights, OH	2.0	1.0	750	$895	$1.19	22d	1	1.43mi
7665 Mount Hood Huber Heights, OH	2.0	2.0	1094	$995	$0.91	24d	1	1.48mi
7701 Mount Hood Huber Heights, OH	2.0	2.0	1094	$995	$0.91	24d	1	1.48mi
8197 Mount Washington Dr Dayton, OH	2.0	1.0	933	$995	$1.07	4d	1	1.48mi
7811 Mount Hood Dayton, OH	3.0	2.0	1234	$1,145	$0.93	24d	1	1.49mi

HOA detail condo

• Monthly dues: $266 · $3,192/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-01
   statusdays on market $103,900 Pending 5 DOM
2. 2026-05-31
   days on market $103,900 Active 4 DOM
3. 2026-05-26
   listed $103,900 Active
4. 2013-09-12
   historical
5. 2013-03-17
   listed $63,900
6. 2013-02-16
   historical
7. 2012-01-16
   listed $68,900
8. 2011-12-09
   historical
9. 2011-02-08
   listed $69,900
10. 2011-01-05
    historical
11. 2010-04-12
    listed $78,500
12. 2003-12-23
    soldstatus $81,000
13. 2001-09-25
    soldstatus $74,500
14. 1998-06-04
    soldstatus $69,000

ⓘ 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: $1,480 · $123/mo
• Projected year-2 tax: $1,551 · $129/mo
• Expected delta: +$70/yr (+$6/mo · 4.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,258
• − Mortgage interest: −$5,820
• − Property taxes: −$1,480
• − Insurance: −$520
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − HOA: −$3,192
• − Depreciation: −$3,023
• Taxable loss: −$378
• Est. tax savings @ 24.0%: +$91
• After-tax cash flow: $1,204/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: Huber Heights City
• NCES district ID: 3904875
• Math proficiency: 29% ▼ -22.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $55,943
• Composite: 33.33/100
• National rank: #5499
• State rank: #544 of 656 in OH

Livability — Huber Heights

• Score: 71/100
• State rank: #436
• US rank: #7187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huber Heights, OH
• County: Montgomery County · 459,541 people
• City population: 50,725
• Metro: Dayton-Kettering, OH
• Population (ZIP): 50,725
• Household income: $80,605
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 911.0

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 8% Hispanic / Latino 5% Asian 3%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 7% · Canada, Vietnam, South Korea
• Languages at home: 91% English-only · Spanish 3% Other Asian/Pacific 2% Tagalog/Filipino 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: ▼ -228.44%
• Current HPI: 161.8116
• Rent YoY: ▲ 0.23%
• 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

+50.6% since first listed

12 events — show timeline

• 2026-05-26 Listed $103,900 Dayton MLS
• 2013-09-12 Listing Removed — Dayton MLS
• 2013-03-17 Listed $63,900 Dayton MLS
• 2013-02-16 Listing Removed — Dayton MLS
• 2012-01-16 Listed $68,900 Dayton MLS
• 2011-12-09 Listing Removed — Dayton MLS
• 2011-02-08 Listed $69,900 Dayton MLS
• 2011-01-05 Listing Removed — Dayton MLS
• 2010-04-12 Listed $78,500 Dayton MLS
• 2003-12-23 Sold (Public Records) $81,000 Public Records
• 2001-09-25 Sold (Public Records) $74,500 Public Records
• 1998-06-04 Sold (Public Records) $69,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $1,480 · -0.0% YoY. Source: county tax records.