5675 Coach Dr Unit D · Kettering, OH 45440

$90,000

3 bd · 2.0 ba · 1,150 sqft · Condo · 63 Days on market

Built 1969 Poor condition $78/sqft · at area comps Est $95k · at est. $330/mo HOA · 23% of rent ↓ 5% since listing

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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 +25.0/30.0
• 1% rule +10.0/10.0
• ARV discount +9.7/15.0
• DSCR +8.1/10.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 5675 E Coach Drive Unit D, a hidden opportunity in the heart of Kettering offering approximately 1,150 sqft of living space ready to be reimagined. This 3-bedroom, 2-bath condo presents the perfect canvas for investors or buyers looking to create something truly their own. Step inside and imagine the possibilities as the layout unfolds. The spacious living area welcomes natural light and opens to a private balcony, creating a peaceful extension of the home and a future space for relaxation or entertaining. The kitchen area offers a functional layout ready for transformation into a modern and efficient space tailored to your vision. Just beyond, three well-proportioned bedrooms provide flexibility for comfortable living, guest space, or a home office. The primary suite features its own private bathroom, offering the opportunity to design a personalized retreat. A second full bath supports the remaining bedrooms, completing a practical layout. With great bones and endless potential, this property is a true blank canvas. Conveniently located near shopping, dining, and everyday essentials, this is your chance to unlock value and bring your vision to life. Schedule your private showing today! Photos are digitally enhanced. Being sold AS IS, WHERE IS, Buyer is responsible for all required inspections & certifications (if applicable). All info & property details set forth in this listing, including all utilities & all room dimensions which are approximate, are deemed reliable but not guaranteed & should be independently verified if any person intends to engage in a transaction based upon it. Seller/current owner does not represent and/or guarantee that all property info & details have been provided in this MLS listing.

Key facts

• Private balcony
• Functional layout
• $330 HOA

Tags

• PRIVATE BALCONY
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $90k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: schools A+, crime A+, cost of living 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.
• Market conditions: Rents rising fast (+4.3%/yr); 119 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 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 $622 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 + 4.3% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.61% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.27%
• DSCR: 1.41
• GRM: 5.2

CMA / ARV

• ARV (median comp): $94,580
• List price: $90,000
• Delta: -4.84%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.35% rent growth · sell at horizon

5-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $43
• Equity at exit: $13,419

10-year hold

• IRR: 11.7%
• Equity multiple: 2.01×
• Total profit: $25,352
• Equity at exit: $7,782

Cash invested: $25,200 (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 45440

• Rents YoY: 4.3%
• Active inventory: 119
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,452 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$330
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $195

Break-even live

Break-even rent $1,205

Max offer price $90,000

Occupancy floor 82%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5685 Coach Dr E Apt E Kettering, OH	3.0	2.0	1146	$1,375	$1.20	43d	1	0.04mi
5605 Coach Dr E Unit H Dayton, OH	2.0	2.0	827	$1,100	$1.33	11d	1	0.08mi
5605 Coach Dr E Unit B Dayton, OH	2.0	2.0	827	$1,150	$1.39	2d	1	0.08mi
1848 Chimney Ln Kettering, OH	2.0	1.0	956	$1,195	$1.25	2d	1	0.53mi
6620 Green Branch Dr #4 Centerville, OH	2.0	2.0	987	$1,375	$1.39	2d	1	0.73mi
6591 Brigham Sq #7 Dayton, OH	2.0	2.0	1077	$1,500	$1.39	21d	1	0.75mi
4838 Wilmington Pike Dayton, OH	3.0	2.0	1463	$2,650	$1.81	23d	1	1.13mi
515 Kilkenny Ct Unit NA Sugarcreek Township, OH	3.0	2.0	1500	$2,545	$1.70	14d	1	1.40mi
4516 Drayton Ct Dayton, OH	3.0	2.0	1442	$2,550	$1.77	11d	1	1.43mi

HOA detail condo

• Monthly dues: $330 · $3,960/yr
• Likely covers: cable
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $90,000 Active 63 DOM
2. 2026-06-17
   days on market $90,000 Active 62 DOM
3. 2026-06-16
   days on market $90,000 Active 61 DOM
4. 2026-06-15
   days on market $90,000 Active 60 DOM
5. 2026-06-14
   days on market $90,000 Active 58 DOM
6. 2026-06-13
   days on market $90,000 Active 57 DOM
7. 2026-06-10
   days on market $90,000 Active 55 DOM
8. 2026-06-09
   days on market $90,000 Active 54 DOM
9. 2026-06-08
   days on market $90,000 Active 53 DOM
10. 2026-06-07
    days on market $90,000 Active 52 DOM
11. 2026-06-05
    days on market $90,000 Active 49 DOM
12. 2026-06-03
    days on market $90,000 Active 48 DOM
13. 2026-06-02
    days on market $90,000 Active 47 DOM
14. 2026-06-01
    days on market $90,000 Active 46 DOM
15. 2026-05-31
    days on market $90,000 Active 45 DOM
16. 2026-05-18
    price $90,000 1782-char remark

    Show marketing remark (1782 chars)

    Welcome to 5675 E Coach Drive Unit D, a hidden opportunity in the heart of Kettering offering approximately 1,150 sqft of living space ready to be reimagined. This 3-bedroom, 2-bath condo presents the perfect canvas for investors or buyers looking to create something truly their own. Step inside and imagine the possibilities as the layout unfolds. The spacious living area welcomes natural light and opens to a private balcony, creating a peaceful extension of the home and a future space for relaxation or entertaining. The kitchen area offers a functional layout ready for transformation into a modern and efficient space tailored to your vision. Just beyond, three well-proportioned bedrooms provide flexibility for comfortable living, guest space, or a home office. The primary suite features its own private bathroom, offering the opportunity to design a personalized retreat. A second full bath supports the remaining bedrooms, completing a practical layout. With great bones and endless potential, this property is a true blank canvas. Conveniently located near shopping, dining, and everyday essentials, this is your chance to unlock value and bring your vision to life. Schedule your private showing today! Photos are digitally enhanced. Being sold AS IS, WHERE IS, Buyer is responsible for all required inspections & certifications (if applicable). All info & property details set forth in this listing, including all utilities & all room dimensions which are approximate, are deemed reliable but not guaranteed & should be independently verified if any person intends to engage in a transaction based upon it. Seller/current owner does not represent and/or guarantee that all property info & details have been provided in this MLS listing.

17. 2026-04-16
    listed $95,000 Active 1782-char remark

    Show marketing remark (1782 chars)

    Welcome to 5675 E Coach Drive Unit D, a hidden opportunity in the heart of Kettering offering approximately 1,150 sqft of living space ready to be reimagined. This 3-bedroom, 2-bath condo presents the perfect canvas for investors or buyers looking to create something truly their own. Step inside and imagine the possibilities as the layout unfolds. The spacious living area welcomes natural light and opens to a private balcony, creating a peaceful extension of the home and a future space for relaxation or entertaining. The kitchen area offers a functional layout ready for transformation into a modern and efficient space tailored to your vision. Just beyond, three well-proportioned bedrooms provide flexibility for comfortable living, guest space, or a home office. The primary suite features its own private bathroom, offering the opportunity to design a personalized retreat. A second full bath supports the remaining bedrooms, completing a practical layout. With great bones and endless potential, this property is a true blank canvas. Conveniently located near shopping, dining, and everyday essentials, this is your chance to unlock value and bring your vision to life. Schedule your private showing today! Photos are digitally enhanced. Being sold AS IS, WHERE IS, Buyer is responsible for all required inspections & certifications (if applicable). All info & property details set forth in this listing, including all utilities & all room dimensions which are approximate, are deemed reliable but not guaranteed & should be independently verified if any person intends to engage in a transaction based upon it. Seller/current owner does not represent and/or guarantee that all property info & details have been provided in this MLS listing.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 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: $17,419
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − HOA: −$3,960
• − Depreciation: −$2,618
• Taxable income: $1,212
• Est. tax owed @ 24.0%: −$291
• After-tax cash flow: $2,046/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations to bring it up to modern standards, significantly increasing its resale and rental value.

Repairs flagged

• Major kitchen cabinets — Old and worn
• Major bathroom fixtures — Missing and exposed
• Major flooring — Exposed subflooring
• Major interior walls — Paint peeling
• Major exterior siding — Exposed
• Major windows — Exposed frames
• Major HVAC components — Exposed and missing

Value-add opportunities

• Both kitchen renovation — Modern kitchen increases both resale and rental value
• Both bathroom renovation — Modern bathrooms increase both resale and rental value
• Both exterior siding and landscaping — Modern exterior and landscaping increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Old and worn	Major	$15,000–50,000
bathroom fixtures · Missing and exposed	Major	$15,000–50,000
flooring · Exposed subflooring	Major	$15,000–50,000
interior walls · Paint peeling	Major	$15,000–50,000
exterior siding · Exposed	Major	$15,000–50,000
windows · Exposed frames	Major	$15,000–50,000
HVAC components · Exposed and missing	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both kitchen renovation — Modern kitchen increases both resale and rental value ↑
• Both bathroom renovation — Modern bathrooms increase both resale and rental value ↑
• Both exterior siding and landscaping — Modern exterior and landscaping increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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: Greene County · 132,120 people
• City population: 73,116
• Metro: Dayton-Kettering, OH
• Population (ZIP): 22,358
• Household income: $82,383
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 626.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 9% Black 5% Hispanic / Latino 5% Asian 2%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 3% French/Haitian/Cajun 1% Arabic 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: ▼ -168.53%
• Current HPI: 217.1026
• Rent YoY: ▲ 4.35%
• 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

-5.3% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $90,000 Dayton MLS
• 2026-04-16 Listed $95,000 Dayton MLS