20 Elm Hill Dr · Shiloh, OH 45415

$84,000

4 bd · 1.5 ba · 1,484 sqft · SingleFamily public records · 10 Days on market

Built 1954 0.90 ac lot ↓ 7% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled on a quiet street, this charming 3-4 bedroom cape cod is a must see! From the original wood floors to the arched doorways, you'll love the character this home has. With nearly 1,500 sq ft PLUS a full walkout basement, this home has a ton of space to offer. The large eat in kitchen provides plenty of cabinets for storage and newer stainless steel appliances. Just off of the kitchen is a huge bonus room that is perfect for a home office or playroom. In the basement you'll find a large rec room featuring a fireplace and a custom bar. The back deck overlooks a huge yard and is perfect for those summer barbecues. Don't miss the opportunity to make this home yours!

Key facts

• 0.9 acre lot
• 2 garage spots
• Built 1954

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached two-car garage
• Home design: Frame construction
• Construction: Frame construction
• Exterior features: Partially finished basement; Residential zoning; Approximately 0.9-acre lot

Interior

• Kitchen: Eat-in kitchen (14 x 14)
• Bedrooms: Second-level bedroom (13 x 10); Main-level bedroom (15 x 11); Main-level bedroom (14 x 11)
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Wet bar
• Laundry & utility: Basement utility room (11 x 11)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $84k).
• Cap rate 12.7% vs local median 4.7% in Shiloh — 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 66/100 on livability (#639 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Dayton City (urban): math 12% / reading 21% proficiency, ranked #641 of 656 in OH (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 53 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; 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 $581 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,000

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.80% ✓
• Cap rate: 12.67%
• Cash-on-cash: 22.79%
• DSCR: 2.01
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $172,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
145 Elm Hill Dr	0.19mi	3/2.0 (-1)	1,463 (-1%)	6mo	$150,000	$103	76
20 Elm Hill Dr	0.00mi	3/1.5 (-1)	1,649 (+11%)	0mo	$121,500	$74	76
132 Winnet Dr	0.27mi	3/1.5 (-1)	1,617 (+9%)	9mo	$210,000	$130	60
534 Elm Grove Dr	0.34mi	4/3.0	1,620 (+9%)	9mo	$275,000	$170	56
6236 Philadelphia Dr	0.65mi	3/1.5 (-1)	1,568 (+6%)	1mo	$188,000	$120	55
225 Pamela Ave	0.63mi	3/1.5 (-1)	1,437 (-3%)	9mo	$151,000	$105	53
5641 Jeannie Ct	0.46mi	3/3.0 (-1)	1,620 (+9%)	6mo	$328,000	$202	47
4553 Lansmore Dr	0.61mi	3/2.5 (-1)	1,580 (+6%)	6mo	$34,000	$22	47
5452 Cornwall Dr	0.42mi	3/1.5 (-1)	1,297 (-13%)	14mo	$210,000	$162	43
100 Minty Dr	0.54mi	3/1.0 (-1)	1,634 (+10%)	10mo	$165,000	$101	42
606 Fredericksburg Dr	0.68mi	3/2.0 (-1)	1,648 (+11%)	7mo	$170,900	$104	37
5316 Markey Rd	0.73mi	3/1.0 (-1)	1,288 (-13%)	9mo	$150,000	$116	29

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: 15.8%
• Equity multiple: 1.64×
• Total profit: $14,964
• Equity at exit: $12,525

10-year hold

• IRR: 24.5%
• Equity multiple: 3.13×
• Total profit: $50,172
• Equity at exit: $7,263

Cash invested: $23,520 (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 45415

• Active inventory: 53
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,510 medium
• Mortgage (P&I): −$441
• Tax from tax record: −$271 /mo · $3,246/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $447

Break-even live

Break-even rent $944

Max offer price $84,000

Occupancy floor 65%

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4003 Whitestone Ct Dayton, OH	3.0	1.0	1096	$1,275	$1.16	43d	1	1.11mi
4161 Mapleleaf Dr Dayton, OH	3.0	1.0	960	$1,250	$1.30	2d	1	1.13mi
5208 Brookmill Ct Dayton, OH	3.0	2.0	1800	$2,000	$1.11	2d	1	1.32mi

Listing history 20 events

1. 2026-05-18
   status Pending
2. 2026-05-13
   historical ActiveUnderContract
3. 2026-05-08
   listed $84,000 Active
4. 2023-12-19
   soldstatus $187,000
5. 2023-12-12
   soldstatus $187,000 Sold 675-char remark

   Show marketing remark (675 chars)

   Nestled on a quiet street, this charming 3-4 bedroom cape cod is a must see! From the original wood floors to the arched doorways, you'll love the character this home has. With nearly 1,500 sq ft PLUS a full walkout basement, this home has a ton of space to offer. The large eat in kitchen provides plenty of cabinets for storage and newer stainless steel appliances. Just off of the kitchen is a huge bonus room that is perfect for a home office or playroom. In the basement you'll find a large rec room featuring a fireplace and a custom bar. The back deck overlooks a huge yard and is perfect for those summer barbecues. Don't miss the opportunity to make this home yours!

6. 2023-12-12
   soldstatus $187,000 Closed 675-char remark

   Show marketing remark (675 chars)

   Nestled on a quiet street, this charming 3-4 bedroom cape cod is a must see! From the original wood floors to the arched doorways, you'll love the character this home has. With nearly 1,500 sq ft PLUS a full walkout basement, this home has a ton of space to offer. The large eat in kitchen provides plenty of cabinets for storage and newer stainless steel appliances. Just off of the kitchen is a huge bonus room that is perfect for a home office or playroom. In the basement you'll find a large rec room featuring a fireplace and a custom bar. The back deck overlooks a huge yard and is perfect for those summer barbecues. Don't miss the opportunity to make this home yours!

7. 2023-10-06
   status Pending 675-char remark

   Show marketing remark (675 chars)

   Nestled on a quiet street, this charming 3-4 bedroom cape cod is a must see! From the original wood floors to the arched doorways, you'll love the character this home has. With nearly 1,500 sq ft PLUS a full walkout basement, this home has a ton of space to offer. The large eat in kitchen provides plenty of cabinets for storage and newer stainless steel appliances. Just off of the kitchen is a huge bonus room that is perfect for a home office or playroom. In the basement you'll find a large rec room featuring a fireplace and a custom bar. The back deck overlooks a huge yard and is perfect for those summer barbecues. Don't miss the opportunity to make this home yours!

8. 2023-10-02
   status Active 675-char remark

   Show marketing remark (675 chars)

   Nestled on a quiet street, this charming 3-4 bedroom cape cod is a must see! From the original wood floors to the arched doorways, you'll love the character this home has. With nearly 1,500 sq ft PLUS a full walkout basement, this home has a ton of space to offer. The large eat in kitchen provides plenty of cabinets for storage and newer stainless steel appliances. Just off of the kitchen is a huge bonus room that is perfect for a home office or playroom. In the basement you'll find a large rec room featuring a fireplace and a custom bar. The back deck overlooks a huge yard and is perfect for those summer barbecues. Don't miss the opportunity to make this home yours!

9. 2023-10-01
   historical Active/Pending 675-char remark

   Show marketing remark (675 chars)

   Nestled on a quiet street, this charming 3-4 bedroom cape cod is a must see! From the original wood floors to the arched doorways, you'll love the character this home has. With nearly 1,500 sq ft PLUS a full walkout basement, this home has a ton of space to offer. The large eat in kitchen provides plenty of cabinets for storage and newer stainless steel appliances. Just off of the kitchen is a huge bonus room that is perfect for a home office or playroom. In the basement you'll find a large rec room featuring a fireplace and a custom bar. The back deck overlooks a huge yard and is perfect for those summer barbecues. Don't miss the opportunity to make this home yours!

10. 2023-09-27
    listed $174,900 Active 675-char remark

    Show marketing remark (675 chars)

    Nestled on a quiet street, this charming 3-4 bedroom cape cod is a must see! From the original wood floors to the arched doorways, you'll love the character this home has. With nearly 1,500 sq ft PLUS a full walkout basement, this home has a ton of space to offer. The large eat in kitchen provides plenty of cabinets for storage and newer stainless steel appliances. Just off of the kitchen is a huge bonus room that is perfect for a home office or playroom. In the basement you'll find a large rec room featuring a fireplace and a custom bar. The back deck overlooks a huge yard and is perfect for those summer barbecues. Don't miss the opportunity to make this home yours!

11. 2016-09-23
    soldstatus $71,000
12. 2016-09-09
    soldstatus $71,000 Sold 439-char remark

    Show marketing remark (439 chars)

    Cape Cod home w/ 3-4 bedrooms, 1.5 baths, Family Room, Study. Deck, fenced yard! Rec room w/ bar, breakers, block windows(basement). Home not smoked in and no pets- Updated tilt in storm windows- Roof 2014 - Gutter w/ leaf guards in 2014 - Driveway all new in 2014- Updated kitchen - Furnace 20120- Appliances stainless steel 2015- Well landscaped! 8x12 Shed- 20x12 Deck, fenced yard- Home Warranty! sq. ft. 1484 + semi finished basement-

13. 2016-09-09
    soldstatus $71,000 Closed 439-char remark

    Show marketing remark (439 chars)

    Cape Cod home w/ 3-4 bedrooms, 1.5 baths, Family Room, Study. Deck, fenced yard! Rec room w/ bar, breakers, block windows(basement). Home not smoked in and no pets- Updated tilt in storm windows- Roof 2014 - Gutter w/ leaf guards in 2014 - Driveway all new in 2014- Updated kitchen - Furnace 20120- Appliances stainless steel 2015- Well landscaped! 8x12 Shed- 20x12 Deck, fenced yard- Home Warranty! sq. ft. 1484 + semi finished basement-

14. 2016-09-09
    soldstatus $71,000

    Show marketing remark (439 chars)

    Cape Cod home w/ 3-4 bedrooms, 1.5 baths, Family Room, Study. Deck, fenced yard! Rec room w/ bar, breakers, block windows(basement). Home not smoked in and no pets- Updated tilt in storm windows- Roof 2014 - Gutter w/ leaf guards in 2014 - Driveway all new in 2014- Updated kitchen - Furnace 20120- Appliances stainless steel 2015- Well landscaped! 8x12 Shed- 20x12 Deck, fenced yard- Home Warranty! sq. ft. 1484 + semi finished basement-

15. 2016-08-23
    status Pending 439-char remark

    Show marketing remark (439 chars)

    Cape Cod home w/ 3-4 bedrooms, 1.5 baths, Family Room, Study. Deck, fenced yard! Rec room w/ bar, breakers, block windows(basement). Home not smoked in and no pets- Updated tilt in storm windows- Roof 2014 - Gutter w/ leaf guards in 2014 - Driveway all new in 2014- Updated kitchen - Furnace 20120- Appliances stainless steel 2015- Well landscaped! 8x12 Shed- 20x12 Deck, fenced yard- Home Warranty! sq. ft. 1484 + semi finished basement-

16. 2016-07-19
    historical Active/Pending 439-char remark

    Show marketing remark (439 chars)

    Cape Cod home w/ 3-4 bedrooms, 1.5 baths, Family Room, Study. Deck, fenced yard! Rec room w/ bar, breakers, block windows(basement). Home not smoked in and no pets- Updated tilt in storm windows- Roof 2014 - Gutter w/ leaf guards in 2014 - Driveway all new in 2014- Updated kitchen - Furnace 20120- Appliances stainless steel 2015- Well landscaped! 8x12 Shed- 20x12 Deck, fenced yard- Home Warranty! sq. ft. 1484 + semi finished basement-

17. 2016-07-02
    price $69,900 439-char remark

    Show marketing remark (439 chars)

    Cape Cod home w/ 3-4 bedrooms, 1.5 baths, Family Room, Study. Deck, fenced yard! Rec room w/ bar, breakers, block windows(basement). Home not smoked in and no pets- Updated tilt in storm windows- Roof 2014 - Gutter w/ leaf guards in 2014 - Driveway all new in 2014- Updated kitchen - Furnace 20120- Appliances stainless steel 2015- Well landscaped! 8x12 Shed- 20x12 Deck, fenced yard- Home Warranty! sq. ft. 1484 + semi finished basement-

18. 2016-07-01
    listed $65,900 Active 439-char remark

    Show marketing remark (439 chars)

    Cape Cod home w/ 3-4 bedrooms, 1.5 baths, Family Room, Study. Deck, fenced yard! Rec room w/ bar, breakers, block windows(basement). Home not smoked in and no pets- Updated tilt in storm windows- Roof 2014 - Gutter w/ leaf guards in 2014 - Driveway all new in 2014- Updated kitchen - Furnace 20120- Appliances stainless steel 2015- Well landscaped! 8x12 Shed- 20x12 Deck, fenced yard- Home Warranty! sq. ft. 1484 + semi finished basement-

19. 2016-06-29
    listed $69,900
20. 1998-12-04
    soldstatus $90,000

ⓘ 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: $3,246 · $271/mo
• Projected year-2 tax: $3,246 · $271/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 ≥101°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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,118
• − Mortgage interest: −$4,705
• − Property taxes: −$3,246
• − Insurance: −$420
• − Repairs & maintenance: −$1,449
• − Management: −$1,449
• − Depreciation: −$2,444
• Taxable income: $4,404
• Est. tax owed @ 24.0%: −$1,057
• After-tax cash flow: $4,304/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: Dayton City
• NCES district ID: 3904384
• Math proficiency: 12% ▼ -12.00%
• Reading proficiency: 21% ▼ -11.00%
• Median HH income: $28,688
• Composite: 12.94/100
• National rank: #9579
• State rank: #641 of 656 in OH

Livability — Shiloh

• Score: 66/100
• State rank: #639
• US rank: #11281

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shiloh, OH
• County: Montgomery · 506,435 people
• Metro: Dayton-Kettering-Beavercreek, OH
• Population (ZIP): 12,171
• Household income: $78,864
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 9.7

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 53% Black 42% Two or more races 4%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Other Indo-European 1% Spanish 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: ▼ -151.39%
• Current HPI: 171.4122
• 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

-6.7% since first listed

20 events — show timeline

• 2026-05-18 Pending — Dayton MLS
• 2026-05-13 Contingent — Dayton MLS
• 2026-05-08 Listed $84,000 Dayton MLS
• 2023-12-19 Sold (Public Records) $187,000 Public Records
• 2023-12-12 Sold (MLS) $187,000 Dayton MLS
• 2023-12-12 Sold (MLS) $187,000 Dayton MLS
• 2023-10-06 Pending — Dayton MLS
• 2023-10-02 Relisted — Dayton MLS
• 2023-10-01 Contingent — Dayton MLS
• 2023-09-27 Listed $174,900 Dayton MLS
• 2016-09-23 Sold (Public Records) $71,000 Public Records
• 2016-09-09 Sold (MLS) $71,000 WRIST
• 2016-09-09 Sold (MLS) $71,000 Dayton MLS
• 2016-09-09 Sold (MLS) $71,000 Dayton MLS
• 2016-08-23 Pending — Dayton MLS
• 2016-07-19 Contingent — Dayton MLS
• 2016-07-02 Price Changed $69,900 Dayton MLS
• 2016-07-01 Listed $65,900 Dayton MLS
• 2016-06-29 Listed $69,900 WRIST
• 1998-12-04 Sold (Public Records) $90,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $3,246 · +3.0% YoY. Source: county tax records.