12-14 Columbia St · Brookville, OH 45309

$115,000

4 bd · 2.0 ba · 1,920 sqft · MultiFamily public records · 21 Days on market

Built 1919 2,613 sqft lot Est $134k · 14% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +14.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Duplex w/ 2-Bedrooms, 1-Bath on each side * * * 1-car garage * * * Covered front porch * * * Brings in $1,200 month rent * * * Month to Month leases * * * 1920 Sq Ft .

Key facts

• Covered front porch
• 2,613 sq ft lot
• Built 1919

Tags

• COVERED FRONT PORCH

Property features AI

Finance

• Financial info: Offered for sale; Gross income approximately $14,400

Exterior

• Parking: No garage
• Utilities: Distance to bus: 1 block
• Home design: Two-story building; Single building containing multiple units
• Construction: Cedar exterior
• Exterior features: Lot approximately 0.06 acres (43 x 66); Multiple zoning

Interior

• Bedrooms: Two-bedroom units (2 total units)
• Bathrooms: Two full bathrooms (total across property)
• Heating & cooling: Natural gas heating; Has heating
• Interior features: Unfinished basement; Has basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $115k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $602/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.9% vs local median 4.4% in Brookville — 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 78/100 on livability (#179 in OH, #2,767 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, commute F.
• Brookville Local (suburban): math 70% / reading 80% proficiency, ranked #102 of 656 in OH (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 76 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 43% of the median local income ($73k/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 $795 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; list at $115k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 2.26% ✓
• Cap rate: 18.85%
• Cash-on-cash: 44.86%
• DSCR: 3.00
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $134,400
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 Main St	0.02mi	4/—	2,030 (+6%)	4mo	$48,510	$24	86
637-639 Salem St	0.19mi	3/2.0 (-1)	1,936 (+1%)	18mo	$135,000	$70	70

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: 41.9%
• Equity multiple: 2.80×
• Total profit: $58,098
• Equity at exit: $17,147

10-year hold

• IRR: 48.1%
• Equity multiple: 5.65×
• Total profit: $149,596
• Equity at exit: $9,943

Cash invested: $32,200 (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 45309

• Home prices YoY: -27.3%
• Active inventory: 76
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,597 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$197 /mo · $2,364/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $1,204

Break-even live

Break-even rent $1,073

Max offer price $115,000

Occupancy floor 49%

Sensitivity live

Price	-10% $1,269	-5% $1,236	+0% $1,204	+5% $1,171	+10% $1,139
Rent	-10% $998	-5% $1,101	+0% $1,204	+5% $1,306	+10% $1,409
Rate	-1.0pp $1,262	-0.5pp $1,233	base $1,204	+0.5pp $1,174	+1.0pp $1,144

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,596
Total (2 units)			$2,597

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
278 Quail Hollow Dr Brookville, OH	3.0	2.5	1856	$2,300	$1.24	4d	1	0.29mi
49 S Clay St Brookville, OH	3.0	2.0	1560	$1,750	$1.12	4d	1	0.52mi
520 Adrian Ct Unit 520 Brookville, OH	3.0	1.5	1260	$1,475	$1.17	4d	1	0.89mi
482 E Westbrook Rd Brookville, OH	4.0	2.5	2258	$2,250	$1.00	4d	1	1.15mi

Listing history 11 events

1. 2026-06-13
   status $115,000 Pending 21 DOM
2. 2026-06-10
   days on market $115,000 Active 21 DOM
3. 2026-06-09
   days on market $115,000 Active 20 DOM
4. 2026-06-08
   days on market $115,000 Active 19 DOM
5. 2026-06-07
   days on market $115,000 Active 18 DOM
6. 2026-06-03
   days on market $115,000 Active 14 DOM
7. 2026-06-02
   days on market $115,000 Active 13 DOM
8. 2026-06-01
   days on market $115,000 Active 12 DOM
9. 2026-05-31
   days on market $115,000 Active 11 DOM
10. 2026-05-20
    listed $115,000 Active
11. 2001-10-11
    soldstatus $48,000

ⓘ 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: $2,364 · $197/mo
• Projected year-2 tax: $2,364 · $197/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 3/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,164
• − Mortgage interest: −$6,442
• − Property taxes: −$2,364
• − Insurance: −$575
• − Repairs & maintenance: −$2,493
• − Management: −$2,493
• − Depreciation: −$3,345
• Taxable income: $13,452
• Est. tax owed @ 24.0%: −$3,228
• After-tax cash flow: $11,215/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: Brookville Local
• NCES district ID: 3904867
• Math proficiency: 70% ▼ -8.00%
• Reading proficiency: 80% ▼ -3.00%
• Median HH income: $50,056
• Composite: 63.48/100
• National rank: #612
• State rank: #102 of 656 in OH

Livability — Brookville

• Score: 78/100
• State rank: #179
• US rank: #2767

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brookville, OH
• County: Montgomery · 506,435 people
• City population: 11,905
• Metro: Dayton-Kettering-Beavercreek, OH
• Population (ZIP): 11,905
• Household income: $72,570
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 2.5

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Asian 2%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Indo-European 2% Other Asian/Pacific 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: ▼ -80.25%
• Current HPI: 213.4326
• 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

+139.6% since first listed

2 events — show timeline

• 2026-05-20 Listed $115,000 Dayton MLS
• 2001-10-11 Sold (Public Records) $48,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,364 · +1.5% YoY. Source: county tax records.