1955 Roxbury Dr · Xenia, OH 45385

$164,900

3 bd · 1.0 ba · 1,129 sqft · SingleFamily public records · 92 Days on market

Built 1969 7,194 sqft lot $146/sqft · 18% below area Est $202k · 18% 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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.1/10.0
• 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 MLS

Opportunity knocks with this 3-bedroom, 1-bath home offering great space and tons of potential! Inside, you’ll find a bright and inviting living room along with a versatile dining room that can easily function as a cozy family room, home office, or additional living area to fit your lifestyle. The layout provides flexibility and a strong foundation for customization. All three bedrooms offer comfortable living space, and the full bath has seen important plumbing updates. This home does need cosmetic TLC, making it a perfect opportunity for buyers looking to build equity while adding their own personal touches. Some improvements have already been completed, giving peace of mind on the big-ticket items. Updates include all new electrical outlets and a new HVAC system in 2010, a new roof with decking and architectural shingles in 2011, new thermostat in 2015, bathroom plumbing was updated in 2017, and in 2020, a new gas water heater was installed. Step outside to enjoy the fully fenced backyard with shed—ideal for pets, play, or entertaining—along with a 1-car garage that provides additional storage and convenience. This home is a fantastic opportunity for homeowners and investors alike. Conveniently located near everyday amenities, this property offers value, potential, and the chance to make it your own. Don’t miss out—schedule your showing today!

Key facts

• Bright living room
• New roof
• New hvac system

Tags

• BRIGHT LIVING ROOM
• VERSATILE DINING ROOM
• FULL BATH PLUMBING UPDATES
• NEW ELECTRICAL OUTLETS
• NEW HVAC SYSTEM
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $150,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.01% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.90%
• DSCR: 1.26
• GRM: 8.2

CMA / ARV

• ARV (median comp): $202,298
• List price: $164,900
• Delta: -18.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2096 Alabama Dr	0.47mi	3/1.5	1,127 (-0%)	2mo	$189,000	$168	74
1750 Roxbury Dr	0.17mi	4/1.5 (+1)	1,204 (+7%)	5mo	$225,000	$187	70
1829 Gayhart Dr	0.31mi	3/1.0	1,225 (+8%)	6mo	$200,000	$163	66
2352 Pembury Dr	0.27mi	3/1.5	1,246 (+10%)	2mo	$224,000	$180	66
1772 Pueblo Dr	0.50mi	3/1.5	1,186 (+5%)	1mo	$212,000	$179	65
1403 Texas Dr	0.29mi	3/1.0	999 (-12%)	6mo	$213,000	$213	63
1480 Texas Dr	0.34mi	3/1.0	1,263 (+12%)	5mo	$170,000	$135	61
1861 Nebraska Dr	0.48mi	3/1.0	1,015 (-10%)	1mo	$176,000	$173	60
1653 Seneca Dr	0.63mi	3/1.5	1,157 (+2%)	6mo	$169,900	$147	59
1778 Arapaho Dr	0.41mi	3/1.5	1,001 (-11%)	4mo	$180,000	$180	57
1772 Maumee Dr	0.45mi	3/1.5	999 (-12%)	4mo	$194,000	$194	54
1272 Bellbrook Ave	0.67mi	3/1.0	1,296 (+15%)	4mo	$183,000	$141	41

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-7,981
• Equity at exit: $24,587

10-year hold

• IRR: 7.8%
• Equity multiple: 1.65×
• Total profit: $30,129
• Equity at exit: $14,258

Cash invested: $46,172 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,672 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$161 /mo · $1,926/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $227

Break-even live

Break-even rent $1,385

Max offer price $164,900

Occupancy floor 81%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 Kansas Dr Xenia, OH	3.0	2.0	1100	$1,600	$1.45	3d	1	0.96mi
1414 Camden Ln Xenia, OH	3.0	2.0	1498	$2,250	$1.50	44d	1	1.25mi
341 Stelton Rd Xenia, OH	2.0–11.0	1.0	800	$910	$1.14	3d	13	1.46mi

Listing history 32 events

1. 2026-06-18
   days on market $164,900 Active 92 DOM
2. 2026-06-17
   days on market $164,900 Active 91 DOM
3. 2026-06-16
   days on market $164,900 Active 90 DOM
4. 2026-06-15
   days on market $164,900 Active 89 DOM
5. 2026-06-14
   days on market $164,900 Active 87 DOM
6. 2026-06-13
   days on market $164,900 Active 86 DOM
7. 2026-06-10
   days on market $164,900 Active 84 DOM
8. 2026-06-09
   days on market $164,900 Active 83 DOM
9. 2026-06-08
   days on market $164,900 Active 82 DOM
10. 2026-06-07
    days on market $164,900 Active 81 DOM
11. 2026-06-05
    days on market $164,900 Active 78 DOM
12. 2026-06-03
    days on market $164,900 Active 77 DOM
13. 2026-06-02
    days on market $164,900 Active 76 DOM
14. 2026-06-01
    days on market $164,900 Active 75 DOM
15. 2026-05-31
    days on market $164,900 Active 74 DOM
16. 2026-05-31
    days on market $164,900 Active 73 DOM
17. 2026-03-18
    listed $164,900 Active 1398-char remark

    Show marketing remark (1398 chars)

    Opportunity knocks with this 3-bedroom, 1-bath home offering great space and tons of potential! Inside, you’ll find a bright and inviting living room along with a versatile dining room that can easily function as a cozy family room, home office, or additional living area to fit your lifestyle. The layout provides flexibility and a strong foundation for customization. All three bedrooms offer comfortable living space, and the full bath has seen important plumbing updates. This home does need cosmetic TLC, making it a perfect opportunity for buyers looking to build equity while adding their own personal touches. Some improvements have already been completed, giving peace of mind on the big-ticket items. Updates include all new electrical outlets and a new HVAC system in 2010, a new roof with decking and architectural shingles in 2011, new thermostat in 2015, bathroom plumbing was updated in 2017, and in 2020, a new gas water heater was installed. Step outside to enjoy the fully fenced backyard with shed—ideal for pets, play, or entertaining—along with a 1-car garage that provides additional storage and convenience. This home is a fantastic opportunity for homeowners and investors alike. Conveniently located near everyday amenities, this property offers value, potential, and the chance to make it your own. Don’t miss out—schedule your showing today!

18. 2022-03-31
    soldstatus $155,000
19. 2020-11-17
    soldstatus $118,500
20. 2020-11-11
    soldstatus $118,500 Closed 282-char remark

    Show marketing remark (282 chars)

    This 3 bed 1 bath home has been lovingly maintained and includes major updates, new HVAC 2010, new roof with new decking and architectural shingles 2011, new gas water heater 2020. Only cosmetic TLC needed, come make this home yours! Property being sold as-is. Conventional or Cash

21. 2020-11-11
    soldstatus $118,500 Sold 282-char remark

    Show marketing remark (282 chars)

    This 3 bed 1 bath home has been lovingly maintained and includes major updates, new HVAC 2010, new roof with new decking and architectural shingles 2011, new gas water heater 2020. Only cosmetic TLC needed, come make this home yours! Property being sold as-is. Conventional or Cash

22. 2020-09-30
    historical Active/Pending 282-char remark

    Show marketing remark (282 chars)

    This 3 bed 1 bath home has been lovingly maintained and includes major updates, new HVAC 2010, new roof with new decking and architectural shingles 2011, new gas water heater 2020. Only cosmetic TLC needed, come make this home yours! Property being sold as-is. Conventional or Cash

23. 2020-09-26
    listed $115,000 Active 282-char remark

    Show marketing remark (282 chars)

    This 3 bed 1 bath home has been lovingly maintained and includes major updates, new HVAC 2010, new roof with new decking and architectural shingles 2011, new gas water heater 2020. Only cosmetic TLC needed, come make this home yours! Property being sold as-is. Conventional or Cash

24. 2010-04-21
    soldstatus $72,000
25. 2010-04-20
    soldstatus $72,000 Closed
26. 2010-04-20
    soldstatus $72,000
27. 2010-03-19
    historical
28. 2009-09-01
    listed $69,900
29. 2006-09-26
    soldstatus $92,000
30. 1995-03-21
    soldstatus $60,000
31. 1993-03-05
    soldstatus $60,000
32. 1991-12-03
    soldstatus $54,900

ⓘ 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: $1,926 · $161/mo
• Projected year-2 tax: $2,249 · $187/mo
• Expected delta: +$323/yr (+$27/mo · 16.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥100°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,068
• − Mortgage interest: −$9,237
• − Property taxes: −$1,926
• − Insurance: −$824
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − Depreciation: −$4,797
• Taxable income: $72
• Est. tax owed @ 24.0%: −$17
• After-tax cash flow: $2,708/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

+200.4% since first listed

16 events — show timeline

• 2026-03-18 Listed $164,900 Dayton MLS
• 2022-03-31 Sold (Public Records) $155,000 Public Records
• 2020-11-17 Sold (Public Records) $118,500 Public Records
• 2020-11-11 Sold (MLS) $118,500 Dayton MLS
• 2020-11-11 Sold (MLS) $118,500 Dayton MLS
• 2020-09-30 Contingent — Dayton MLS
• 2020-09-26 Listed $115,000 Dayton MLS
• 2010-04-21 Sold (Public Records) $72,000 Public Records
• 2010-04-20 Sold (MLS) $72,000 Dayton MLS
• 2010-04-20 Sold (MLS) $72,000 Dayton MLS
• 2010-03-19 Listing Removed — Dayton MLS
• 2009-09-01 Listed $69,900 Dayton MLS
• 2006-09-26 Sold (Public Records) $92,000 Public Records
• 1995-03-21 Sold (Public Records) $60,000 Public Records
• 1993-03-05 Sold (Public Records) $60,000 Public Records
• 1991-12-03 Sold (Public Records) $54,900 Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,926 · +1.8% YoY. Source: county tax records.