2790 Swigert Rd · Kettering, OH 45440

$239,900

3 bd · 2.0 ba · 1,419 sqft · SingleFamily public records · 30 Days on market

Built 1961 0.26 ac lot Est $272k · 12% under

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Why this score? — see what drove the D+ 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).

• ARV discount +12.9/15.0
• Cash flow +12.2/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• 1% rule +4.0/10.0
• DSCR +3.6/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This ranch-style residence in the Rollandia Acres subdivision features a functional floor plan including three bedrooms and one and a half bathrooms. The interior consists of a central living area, a kitchen with a dining space, and a separate laundry room. The exterior includes an attached garage and a level lot with a fenced backyard and a concrete patio. Located in the City of Kettering, the property is situated within the Kettering City School District and provides access to local parks and retail centers.

Key facts

• Central living area
• Attached garage
• Level lot

Tags

• FUNCTIONAL FLOOR PLAN
• CENTRAL LIVING AREA
• KITCHEN WITH DINING SPACE
• SEPARATE LAUNDRY ROOM
• ATTACHED GARAGE
• LEVEL LOT

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached two-car garage
• Utilities: Has heating and cooling (forced air, central air)
• Home design: One-story brick home; Slab foundation
• Construction: Brick construction
• Exterior features: Residential zoning; Lot dimensions approximately 33 x 139

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Basement: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-50 ($-604/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (10.0% below list).
• Recommended offer: $216k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: crime A+, cost of living A+, housing 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.
• Zoned schools: Kettering Fairmont High School (math 49% / reading 75%, grade B-, #202 of 781 statewide, top 29%, 2,486 students, 32% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 119 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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).
• This rent runs 31% of the median local income ($82k/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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.

Recommended offer $215,850 (10.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.90% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.90%
• DSCR: 0.96
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $272,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4813 Bonnie Rd	0.12mi	3/2.0	1,419 (0%)	0mo	$277,000	$195	94
2900 Swigert Rd	0.13mi	4/3.0 (+1)	1,506 (+6%)	5mo	$275,000	$183	70
4464 Woodner Dr	0.42mi	3/2.0	1,485 (+5%)	6mo	$285,000	$192	68
4341 Wallington Dr	0.54mi	3/2.0	1,421 (+0%)	9mo	$270,000	$190	67
3190 Marigold Ct	0.27mi	3/2.0	1,555 (+10%)	8mo	$260,000	$167	65
4533 Drayton Ct	0.30mi	4/2.0 (+1)	1,554 (+10%)	7mo	$300,000	$193	60
2579 Walford Dr	0.51mi	3/2.0	1,526 (+8%)	6mo	$330,000	$216	58
2546 Marscott Dr	0.64mi	3/2.0	1,548 (+9%)	3mo	$275,000	$178	53
4344 Timberwilde Dr	0.43mi	3/2.0	1,625 (+14%)	5mo	$321,120	$198	52
4424 Appleton Pl	0.39mi	3/2.0	1,610 (+14%)	10mo	$265,000	$165	51
3033 Glenmere Ct	0.75mi	3/1.5	1,480 (+4%)	8mo	$280,000	$189	50
2378 E Rahn Rd	0.62mi	3/2.0	1,264 (-11%)	10mo	$325,000	$257	44

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 · 4.35% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.42×
• Total profit: $-39,014
• Equity at exit: $35,770

10-year hold

• IRR: -5.4%
• Equity multiple: 0.63×
• Total profit: $-25,188
• Equity at exit: $20,742

Cash invested: $67,172 (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 45440

• Rents YoY: 4.3%
• Active inventory: 119
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,158 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$397 /mo · $4,770/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-50

Break-even live

Break-even rent $2,222

Max offer price $231,015

Occupancy floor 97%

Sensitivity live

Price	-10% $86	-5% $18	+0% $-50	+5% $-118	+10% $-186
Rent	-10% $-221	-5% $-136	+0% $-50	+5% $35	+10% $120
Rate	-1.0pp $71	-0.5pp $11	base $-50	+0.5pp $-112	+1.0pp $-176

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4838 Wilmington Pike Dayton, OH	3.0	2.0	1463	$2,650	$1.81	25d	1	0.23mi
4516 Drayton Ct Dayton, OH	3.0	2.0	1442	$2,550	$1.77	13d	1	0.31mi
4360 Wallington Dr Dayton, OH	3.0	2.0	1639	$2,500	$1.53	23d	1	0.48mi
4427 Wilmington Pike Dayton, OH	1.0–3.0	1.0–1.5	870	$1,395	$1.60	4d	17	0.60mi
3049 E Stroop Rd Dayton, OH	3.0	2.0	1440	$2,300	$1.60	4d	1	0.90mi
515 Kilkenny Ct Unit NA Sugarcreek Township, OH	3.0	2.0	1500	$2,545	$1.70	16d	1	0.97mi
340 Clover Ln Beavercreek, OH	1.0–3.0	1.0–2.0	1063	$2,075	$1.95	4d	19	1.03mi
5685 Coach Dr E Apt E Kettering, OH	3.0	2.0	1146	$1,375	$1.20	45d	1	1.32mi
3970 Parliament Pl Dayton, OH	1.0–2.0	1.0	774	$1,040	$1.34	4d	3	1.37mi
4341 Frontenac Dr Dayton, OH	3.0	2.5	1814	$2,450	$1.35	4d	1	1.38mi
4309 Chantel Dr Dayton, OH	2.0	2.5	1530	$1,400	$0.92	45d	1	1.38mi
1532 Lynnfield Dr Unit 1530 Kettering, OH	2.0	1.0	1000	$1,450	$1.45	25d	1	1.40mi
4354 Meadowcroft Rd Dayton, OH	3.0	1.5	1155	$1,600	$1.39	4d	1	1.45mi

Listing history 19 events

1. 2026-06-22
   status $239,900 Pending 30 DOM
2. 2026-06-21
   days on market $239,900 Active 30 DOM
3. 2026-06-18
   days on market $239,900 Active 27 DOM
4. 2026-06-17
   days on market $239,900 Active 26 DOM
5. 2026-06-16
   days on market $239,900 Active 25 DOM
6. 2026-06-15
   days on market $239,900 Active 24 DOM
7. 2026-06-14
   days on market $239,900 Active 22 DOM
8. 2026-06-13
   days on market $239,900 Active 21 DOM
9. 2026-06-10
   days on market $239,900 Active 19 DOM
10. 2026-06-09
    days on market $239,900 Active 18 DOM
11. 2026-06-08
    days on market $239,900 Active 17 DOM
12. 2026-06-07
    days on market $239,900 Active 16 DOM
13. 2026-06-05
    days on market $239,900 Active 13 DOM
14. 2026-06-03
    days on market $239,900 Active 12 DOM
15. 2026-06-02
    days on market $239,900 Active 11 DOM
16. 2026-06-01
    days on market $239,900 Active 10 DOM
17. 2026-05-31
    days on market $239,900 Active 9 DOM
18. 2026-05-22
    listed $239,900 Active
19. 2021-07-08
    soldstatus $1,951,400

ⓘ 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: $4,770 · $397/mo
• Projected year-2 tax: $4,770 · $397/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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $25,902
• − Mortgage interest: −$13,438
• − Property taxes: −$4,770
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,072
• − Management: −$2,072
• − Depreciation: −$6,979
• Taxable loss: −$4,629
• Est. tax savings @ 24.0%: +$1,111
• After-tax cash flow: $507/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: 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

-87.7% since first listed

2 events — show timeline

• 2026-05-22 Listed $239,900 Dayton MLS
• 2021-07-08 Sold (Public Records) $1,951,400 Public Records

Property tax history

+4.3%/yr

Latest (2025): $4,770 · -0.2% YoY. Source: county tax records.