804 Treherne Ln · Englewood, OH 45322

$215,000

3 bd · 1.5 ba · 1,449 sqft · SingleFamily public records · 1 Days on market

Built 1966 10,019 sqft lot Est $226k · at est.

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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).

• Cash flow +13.0/30.0
• ARV discount +9.7/15.0
• Schools +5.0/10.0
• DSCR +3.9/10.0
• 1% rule +3.8/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover an exceptional opportunity to embrace comfortable living in this beautifully refreshed brick ranch, conveniently located on a quiet cul-de-sac. This inviting single-family home offers 1,449 square feet of thoughtfully designed living space, providing an ideal setting for daily life and entertaining. A covered front porch graciously welcomes you into a generously sized living room, setting a tone of warmth and hospitality. The kitchen has been beautifully updated with modern colors and an attractive backsplash, creating a stylish and functional culinary space. Adjacent to the dining room, a cozy family room features a fireplace, perfect for relaxation and gatherings. All three bedro

Key facts

• Covered front porch
• Concrete patio
• Updated bathrooms

Tags

• BRICK RANCH
• COVERED FRONT PORCH
• UPDATED KITCHEN
• UPDATED BATHROOMS
• LED RECESSED LIGHTING
• CONCRETE PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-14 ($-164/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (12.3% below list).
• Recommended offer: $188k (12.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#517 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A; Watch: employment C-, amenities F, commute F.
• Northmont City (suburban): math 52% / reading 62% proficiency, ranked #318 of 656 in OH (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-0.5%/yr); 88 active listings in the ZIP; 9 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).
• This rent runs 30% of the median local income ($75k/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 $1k of loan paydown is wiped out by about $6k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 18y 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.
• Current owner paid $105k; list at $215k implies a 105% gain — meaningful room to come down on a strong offer.

Recommended offer $188,478 (12.3% 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 1966 — 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: 0.88% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.27%
• DSCR: 0.99
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $226,044
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
804 Treherne Ln	0.00mi	3/1.5	1,449 (0%)	1mo	$215,000	$148	99
1003 Heathwood Dr	0.19mi	3/2.0	1,448 (-0%)	1mo	$220,750	$152	88
1011 Hazel Ave	0.24mi	4/1.5 (+1)	1,448 (-0%)	0mo	$210,000	$145	84
104 Overla Blvd	0.38mi	3/2.0	1,440 (-1%)	1mo	$237,000	$165	78
1028 Hazel Ave	0.37mi	3/2.0	1,386 (-4%)	1mo	$227,000	$164	73
313 Highland Dr	0.27mi	3/2.0	1,568 (+8%)	2mo	$200,000	$128	70
7039 Monte Carlo Dr	0.68mi	3/1.5	1,470 (+1%)	0mo	$230,000	$156	66
806 Mcgraw Ct	0.57mi	3/1.5	1,520 (+5%)	2mo	$277,500	$183	64
189 Katy Ln	0.50mi	3/1.5	1,568 (+8%)	0mo	$210,000	$134	63
552 Unger Ave	0.63mi	3/2.0	1,486 (+3%)	4mo	$195,000	$131	61
211 Katy Ln	0.44mi	4/2.0 (+1)	1,617 (+12%)	2mo	$268,000	$166	52
2030 Northcreek Dr	0.73mi	3/2.5	1,536 (+6%)	3mo	$309,900	$202	50

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.2%
• Equity multiple: 0.32×
• Total profit: $-41,195
• Equity at exit: $32,057

10-year hold

• IRR: -21.8%
• Equity multiple: 0.03×
• Total profit: $-58,182
• Equity at exit: $18,589

Cash invested: $60,200 (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 45322

• Rents YoY: -0.5%
• Active inventory: 88
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,885 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$286 /mo · $3,427/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-14

Break-even live

Break-even rent $1,902

Max offer price $212,584

Occupancy floor 96%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
416 W Wenger Rd Englewood, OH	3.0	1.5	1249	$2,000	$1.60	2d	1	0.21mi
321 Lauren Circle Dr Englewood, OH	3.0	2.0	1400	$1,700	$1.21	14d	1	0.34mi
421 Porter Dr Englewood, OH	2.0	2.0	1371	$1,650	$1.20	14d	1	0.40mi
603 Rolice Ct Englewood, OH	3.0	2.0	1449	$2,000	$1.38	21d	1	0.49mi
778 Union Blvd Englewood, OH	1.0–2.0	1.0–1.5	833	$1,375	$1.65	2d	5	0.55mi
25 Orchard Ave Englewood, OH	3.0	1.5	989	$1,495	$1.51	2d	1	1.02mi
5011 Scothills Dr Englewood, OH	3.0	2.0	1060	$1,595	$1.50	2d	1	1.05mi
124 Chestnut St Unit 203 Englewood, OH	2.0	2.0	1125	$895	$0.80	43d	1	1.11mi
6844 Union Rd Englewood, OH	3.0	2.0	1700	$2,100	$1.24	2d	1	1.12mi

Listing history 7 events

1. 2026-04-28
   status Pending
2. 2026-04-26
   listed $215,000 Active
3. 2009-08-06
   soldstatus $105,000
4. 2009-06-14
   historical
5. 2009-03-13
   listed $105,800
6. 2009-01-25
   historical
7. 2008-07-25
   listed $119,900

ⓘ 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: $3,427 · $286/mo
• Projected year-2 tax: $3,427 · $286/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
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,617
• − Mortgage interest: −$12,043
• − Property taxes: −$3,427
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,809
• − Management: −$1,809
• − Depreciation: −$6,255
• Taxable loss: −$3,801
• Est. tax savings @ 24.0%: +$912
• After-tax cash flow: $748/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: Northmont City
• NCES district ID: 3904872
• Math proficiency: 52% ▼ -15.00%
• Reading proficiency: 62% ▼ -8.00%
• Median HH income: $60,230
• Composite: 49.53/100
• National rank: #1995
• State rank: #318 of 656 in OH

Livability — Englewood

• Score: 69/100
• State rank: #517
• US rank: #8768

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Englewood, OH
• County: Montgomery County · 459,541 people
• City population: 20,884
• Metro: Dayton-Kettering, OH
• Population (ZIP): 20,884
• Household income: $75,349
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 357.0

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 (80%)
• Race & ethnicity: White 80% Black 11% Two or more races 6% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 3% · China, Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -176.42%
• Current HPI: 218.5409
• Rent YoY: ▼ -0.45%
• 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

+79.3% since first listed

7 events — show timeline

• 2026-04-28 Pending — Dayton MLS
• 2026-04-26 Listed $215,000 Dayton MLS
• 2009-08-06 Sold (Public Records) $105,000 Public Records
• 2009-06-14 Listing Removed — WRIST
• 2009-03-13 Listed $105,800 WRIST
• 2009-01-25 Listing Removed — WRIST
• 2008-07-25 Listed $119,900 WRIST

Property tax history

+3.8%/yr

Latest (2025): $3,427 · +5.7% YoY. Source: county tax records.