1100 Christi Cir · Beavercreek, OH 45434

$198,969

2 bd · 1.5 ba · 1,330 sqft · Condo public records · 3 Days on market

Built 1990 $29/mo HOA · 1% of rent

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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 +18.3/30.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• DSCR +5.8/10.0
• 1% rule +5.5/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into a blend of comfort and convenience in this charming condominium. Wrapped in classic brick and thoughtfully designed on a single level, this inviting home offers a peaceful retreat from the bustle of the day. A neatly maintained concrete drive and attached garage welcome you home with effortless ease. Inside, the sunlit living room steals the show with its cozy brick fireplace — the perfect spot for chilly evenings, morning coffee, or simply curling up with a good book. Just beyond, backyard access invites you to wander outside for fresh air, quiet mornings, or starlit evenings on the patio. The cheerful kitchen is bathed in natural light and features warm wood cabinetry, a p

Key facts

• Backyard access
• Warm wood cabinetry
• Cozy brick fireplace

Tags

• SUNLIT LIVING ROOM
• COZY BRICK FIREPLACE
• BACKYARD ACCESS
• CHEERFUL KITCHEN
• WARM WOOD CABINETRY
• FLEXIBLE DEN

Property features AI

Finance

• Other: Property is listed for sale
• HOA & community: Homeowners association: Beaver Vu Homeowners Association; Annual association fee of $350

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water (assessor listed lot info); Public sewer (assessor listed lot info)
• Home design: Single-story home; Entry level is 1
• Construction: Brick and vinyl siding exterior; Slab foundation
• Exterior features: Porch; Patio; Residential zoning

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Disposal; Quartz and solid surface countertops
• Bedrooms: Main level bedrooms
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Ceiling fan(s); Kitchen and family room combo; Quartz counters; Solid surface counters; Skylights; Skylight(s)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Cap rate 7.4% vs local median 3.2% in Beavercreek — 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 88/100 on livability (#26 in OH, #239 nationally) — a professional / high-income tenant draw. Strengths: employment A+, cost of living A+, housing A+; Watch: commute F.
• Beavercreek City (suburban): math 70% / reading 78% proficiency, ranked #79 of 656 in OH (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Main Elementary School (math 82% / reading 84%, grade A+, #102 of 1,584 statewide, top 7%, 665 students, 16% FRL); Jacob Coy Middle School (math 73% / reading 75%, grade A, #94 of 654 statewide, top 15%, 1,047 students, 14% FRL); Beavercreek High School (math 35% / reading 86%, grade C+, #236 of 781 statewide, top 30%, 1,637 students, 13% FRL) — zoned schools at 14% FRL track the district average.
• Market conditions: 96 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 797 units permitted in Greene County in 2024 (148 in 5+ unit buildings).
• This rent is only 18% of the median local income ($142k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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.
• Current owner paid $111k; list at $199k implies a 79% gain — meaningful room to come down on a strong offer.

Recommended offer $198,969

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 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. 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: 1.05% ✓
• Cap rate: 7.40%
• Cash-on-cash: 3.95%
• DSCR: 1.18
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -10.1%
• Equity multiple: 0.63×
• Total profit: $-20,466
• Equity at exit: $29,667

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-2,405
• Equity at exit: $17,203

Cash invested: $55,711 (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 45434

• Home prices YoY: -19.6%
• Active inventory: 96
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,096 medium
• Mortgage (P&I): −$1,043
• Tax from tax record: −$317 /mo · $3,806/yr
• Insurance: −$83
• HOA: −$29
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $183

Break-even live

Break-even rent $1,864

Max offer price $198,969

Occupancy floor 86%

Sensitivity live

Price	-10% $296	-5% $240	+0% $183	+5% $127	+10% $71
Rent	-10% $18	-5% $101	+0% $183	+5% $266	+10% $349
Rate	-1.0pp $284	-0.5pp $234	base $183	+0.5pp $132	+1.0pp $79

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: $49,742
• Closing costs: $5,969
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1605 N Fairfield Rd Unit Na Dayton, OH	3.0	3.5	1600	$1,950	$1.22	45d	1	1.05mi
3033 Stardust Dr Beavercreek, OH	3.0	2.0	1620	$2,295	$1.42	5d	1	1.41mi

HOA detail condo

• Monthly dues: $29 · $348/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-05-22
   listed $198,969 Active
2. 2000-09-29
   soldstatus $111,000
3. 1990-10-04
   soldstatus $90,129

ⓘ 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: $3,806 · $317/mo
• Projected year-2 tax: $3,806 · $317/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,153
• − Mortgage interest: −$11,145
• − Property taxes: −$3,806
• − Insurance: −$995
• − Repairs & maintenance: −$2,012
• − Management: −$2,012
• − HOA: −$348
• − Depreciation: −$5,788
• Taxable loss: −$954
• Est. tax savings @ 24.0%: +$229
• After-tax cash flow: $2,430/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: Beavercreek City
• NCES district ID: 3904724
• Math proficiency: 70% ▼ -9.00%
• Reading proficiency: 78% ▼ -1.00%
• Median HH income: $80,251
• Composite: 65.55/100
• National rank: #469
• State rank: #79 of 656 in OH

Livability — Beavercreek

• Score: 88/100
• State rank: #26
• US rank: #239

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beavercreek, OH
• County: Greene · 199,376 people
• City population: 27,951
• Metro: Dayton-Kettering-Beavercreek, OH
• Population (ZIP): 12,482
• Household income: $142,260
• Rent vs Own: 7.5% rent · 92.5% own
• Severe rent burden: 3.9

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 5% Black 4% Two or more races 3% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 6% Italian 4% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 2% German/W. Germanic 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: ▼ -57.77%
• Current HPI: 237.5864
• 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

+120.8% since first listed

3 events — show timeline

• 2026-05-22 Listed $198,969 Dayton MLS
• 2000-09-29 Sold (Public Records) $111,000 Public Records
• 1990-10-04 Sold (Public Records) $90,129 Public Records

Property tax history

+3.9%/yr

Latest (2025): $3,806 · +0.9% YoY. Source: county tax records.