591 Kennedy St · Xenia, OH 45385

$135,000

3 bd · 1.0 ba · 1,186 sqft · SingleFamily public records · 5 Days on market

Built 1946 6,051 sqft lot Est $145k · 7% under

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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 +23.5/30.0
• ARV discount +10.5/15.0
• DSCR +7.6/10.0
• 1% rule +5.3/10.0
• Schools +4.0/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tons of potential on this 2 bedroom, 1 bath home built in 1946 and located in Xenia on a 0.13 acre lot. This home offers 1,186 sq ft of living space, a large bonus room upstairs, and an unfinished partial basement to help with extra storage. Enjoy the convenience of a fenced-in backyard, which is perfect for pets, outdoor entertaining, or relaxing evenings. If you're looking for a home to create as your own, or simply looking for an investment opportunity to expand your portfolio, schedule your showing today!

Key facts

• Large bonus room
• Fenced-in backyard
• 6,051 sq ft lot

Tags

• FENCED-IN BACKYARD
• LARGE BONUS ROOM
• UNFINISHED PARTIAL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Cap rate 8.5% vs local median 3.6% in Xenia — 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 75/100 on livability (#244 in OH, #3,892 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: amenities D+, commute F, employment F.
• Xenia Community City (suburban): math 42% / reading 53% proficiency, ranked #478 of 656 in OH (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.5%/yr); 234 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 797 units permitted in Greene County in 2024 (148 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $57k; list at $135k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.99%
• DSCR: 1.36
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $144,692
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
717 Kennedy St	0.12mi	3/1.0	1,036 (-13%)	1mo	$160,300	$155	72
252 S Collier St	0.36mi	3/1.0	1,152 (-3%)	12mo	$138,000	$120	68
422 E 3rd St	0.42mi	2/1.0 (-1)	1,144 (-4%)	8mo	$44,000	$38	63
580 E 2nd St	0.54mi	3/1.0	1,156 (-2%)	10mo	$52,000	$45	62
921 Mcdowell St	0.40mi	3/1.0	1,018 (-14%)	1mo	$215,000	$211	57
654 E 3rd St	0.51mi	3/1.5	1,100 (-7%)	6mo	$188,000	$171	57
275 S West St	0.64mi	3/1.0	1,160 (-2%)	12mo	$180,000	$155	56
758 E Main St	0.70mi	3/1.0	1,220 (+3%)	8mo	$60,000	$49	56
260 S West St	0.66mi	3/1.0	1,108 (-7%)	4mo	$145,000	$131	55
282 S West St	0.65mi	2/1.0 (-1)	1,160 (-2%)	10mo	$132,000	$114	52
317 S Miami Ave	0.67mi	2/1.0 (-1)	1,079 (-9%)	12mo	$132,000	$122	39
931 E 3rd St	0.68mi	2/1.0 (-1)	1,032 (-13%)	9mo	$38,000	$37	34

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 · 5.48% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-2,323
• Equity at exit: $20,129

10-year hold

• IRR: 10.4%
• Equity multiple: 1.89×
• Total profit: $33,821
• Equity at exit: $11,672

Cash invested: $37,800 (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 45385

• Rents YoY: 5.5%
• Active inventory: 234
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,389 high
• Mortgage (P&I): −$708
• Tax from tax record: −$81 /mo · $973/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $252

Break-even live

Break-even rent $1,070

Max offer price $135,000

Occupancy floor 77%

Sensitivity live

Price	-10% $328	-5% $290	+0% $252	+5% $214	+10% $175
Rent	-10% $142	-5% $197	+0% $252	+5% $307	+10% $361
Rate	-1.0pp $320	-0.5pp $286	base $252	+0.5pp $217	+1.0pp $181

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
655 Eavey St Xenia, OH	3.0	1.0	1040	$1,495	$1.44	12d	1	0.17mi
48 N Collier St Xenia, OH	2.0	1.0	900	$1,050	$1.17	22d	1	0.59mi
50 N Collier St Xenia, OH	4.0	1.0	1100	$1,350	$1.23	12d	1	0.60mi
52 N Collier St Xenia, OH	2.0	1.0	900	$1,050	$1.17	12d	1	0.60mi
451 Cincinnati Ave Xenia, OH	3.0	1.0	1024	$1,275	$1.25	15d	1	0.81mi
237 Park St Xenia, OH	2.0	1.0	798	$1,050	$1.32	3d	1	0.82mi
398 N Columbus St Xenia, OH	2.0	1.0	1001	$1,195	$1.19	3d	1	0.84mi
341 Stelton Rd Xenia, OH	2.0–11.0	1.0	800	$910	$1.14	3d	13	0.89mi
87 Poe Ln Xenia, OH	3.0	1.0	912	$1,400	$1.54	3d	1	1.44mi
920 N Detroit St Xenia, OH	2.0	1.0	700	$1,250	$1.79	3d	1	1.46mi

Listing history 6 events

1. 2026-04-20
   status Pending
2. 2026-04-15
   listed $135,000 Active
3. 2002-10-17
   soldstatus $57,000
4. 1999-11-23
   soldstatus $34,000
5. 1989-03-14
   soldstatus $10,000
6. 1987-10-13
   soldstatus $15,000

ⓘ 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: $973 · $81/mo
• Projected year-2 tax: $1,539 · $128/mo
• Expected delta: +$567/yr (+$47/mo · 58.2%)

ⓘ 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 ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,664
• − Mortgage interest: −$7,562
• − Property taxes: −$973
• − Insurance: −$675
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$3,927
• Taxable income: $860
• Est. tax owed @ 24.0%: −$206
• After-tax cash flow: $2,815/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: Xenia Community City
• NCES district ID: 3904515
• Math proficiency: 42% ▼ -16.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $46,206
• Composite: 40.31/100
• National rank: #3752
• State rank: #478 of 656 in OH

Livability — Xenia

• Score: 75/100
• State rank: #244
• US rank: #3892

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Xenia, OH
• County: Greene County · 132,120 people
• City population: 40,617
• Metro: Dayton-Kettering, OH
• Population (ZIP): 40,617
• Household income: $76,564
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 906.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 6% Black 6% Hispanic / Latino 2% Asian 2%
• Common ancestry: Slovak 3% Italian 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Indo-European 1% Spanish 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: ▼ -158.15%
• Current HPI: 239.0473
• Rent YoY: ▲ 5.48%
• 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

+800.0% since first listed

6 events — show timeline

• 2026-04-20 Pending — Dayton MLS
• 2026-04-15 Listed $135,000 Dayton MLS
• 2002-10-17 Sold (Public Records) $57,000 Public Records
• 1999-11-23 Sold (Public Records) $34,000 Public Records
• 1989-03-14 Sold (Public Records) $10,000 Public Records
• 1987-10-13 Sold (Public Records) $15,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $973 · +1.8% YoY. Source: county tax records.