1100 Christi Cir

Beavercreek, OH 45434

$198,969C-

2 bd · 1.5 ba · 1,330 sqft · Built 1990 · Condo · Pending · 3 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,096/mo
• Mortgage (P&I): −$1,043
• Tax + insurance: −$400
• HOA: −$29
• Vac / Maint / Mgmt: −$440
• Net cashflow: $183/mo
• Annual: $2,201/yr
• Cap rate: 7.40%
• Cash-on-cash: 3.95%
• DSCR: 1.18
• 1% rule: 1.05%
• Cash to close: $55,711

Investor read

• This is a 2-bed/1.5-bath condo listed at $199k.
• 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).
• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• 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).
• Current owner paid $111k; list at $199k implies a 79% gain — meaningful room to come down on a strong offer.
• 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.
• 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.

Questions for listing agent

• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• 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?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.