1121 Far Hills Ave · Oakwood, OH 45419

$749,900

8 bd · 1.5 ba · 8,340 sqft · MultiFamily public records · 14 Days on market

Built 1952 0.51 ac lot Est $525k · 43% over

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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 +20.6/30.0
• Schools +7.8/10.0
• 1% rule +7.0/10.0
• DSCR +6.5/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

What better words to describe your new investment - Oakwood Schools, Brick building, huge units, and separate garage! Each unit is over 1,200 SF including 2 spacious bedrooms and 1 bathroom plus tons of closet space. This classic two-story brick building has front & rear security doors, a full basement for storage, and your own washer/dryer hook-up plus one garage for each unit. Each unit has been updated with new carpeting, paint, fixtures, and appliances. Schedule your tour today!

Key facts

• All brick building
• Updated windows
• 4 unit building

Tags

• 4 UNIT BUILDING
• ALL BRICK BUILDING
• FRONT AND REAR SECURITY DOORS
• FULL BASEMENT WITH STORAGE
• GAME ROOM
• UPDATED WINDOWS

Property features AI

Finance

• Financial info: Gross income: $71,940 (multi-family); Property listed for sale

Exterior

• Parking: Garage with 4 spaces; Four or more off-street parking spaces
• Utilities: Natural gas available; Public water; Sewer available; Cable available
• Home design: 2-story building; Brick construction
• Construction: Brick construction
• Exterior features: Residential zoning; Lot dimensions 144 x 147 x 168 x 132; Lot area approximately 0.515 acres

Interior

• Kitchen: Gas water heater
• Bedrooms: Two-bedroom unit type
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Full, partially finished basement
• Laundry & utility: Tenant pays electricity and gas

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $750k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $250/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $750k).
• Cap rate 7.9% vs local median 1.9% in Oakwood — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Oakwood City (suburban): math 88% / reading 88% proficiency, ranked #7 of 656 in OH (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 90 active listings in the ZIP; solid renter incomes; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• At $9,010/mo this rent would consume 117% of the median local household income ($92k/yr) (locally 359% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $22k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 19y 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 $522k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $749,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.71%
• DSCR: 1.25
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $525,420
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1121 Far Hills Ave	0.00mi	8/4.0	8,340 (0%)	20mo	$522,500	$63	73

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 · 0.57% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.63×
• Total profit: $-78,635
• Equity at exit: $111,813

10-year hold

• IRR: -5.7%
• Equity multiple: 0.68×
• Total profit: $-67,652
• Equity at exit: $64,838

Cash invested: $209,972 (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 45419

• Rents YoY: 0.6%
• Active inventory: 90
• Price-to-rent: 27.7×

Monthly cashflow live

• Estimated rent: $9,010 high
• Mortgage (P&I): −$3,933
• Tax from tax record: −$1,873 /mo · $22,477/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,892
• Net cashflow: $1,000

Break-even live

Break-even rent $7,744

Max offer price $749,900

Occupancy floor 84%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$9,012
Total (4 units)			$9,010

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: $187,475
• Closing costs: $22,497
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $749,900 Active 14 DOM
2. 2026-06-17
   days on market $749,900 Active 13 DOM
3. 2026-06-16
   days on market $749,900 Active 12 DOM
4. 2026-06-15
   days on market $749,900 Active 11 DOM
5. 2026-06-14
   days on market $749,900 Active 9 DOM
6. 2026-06-10
   days on market $749,900 Active 6 DOM
7. 2026-06-09
   days on market $749,900 Active 5 DOM
8. 2026-06-08
   days on market $749,900 Active 4 DOM
9. 2026-06-07
   days on market $749,900 Active 3 DOM
10. 2026-06-05
    remarks 671-char remark
11. 2026-06-05
    listed $749,900 Active 1 DOM

ⓘ 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: $22,477 · $1,873/mo
• Projected year-2 tax: $22,477 · $1,873/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 · 16 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $108,120
• − Mortgage interest: −$42,006
• − Property taxes: −$22,477
• − Insurance: −$3,750
• − Repairs & maintenance: −$8,650
• − Management: −$8,650
• − Depreciation: −$21,815
• Taxable income: $773
• Est. tax owed @ 24.0%: −$186
• After-tax cash flow: $11,812/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: Oakwood City
• NCES district ID: 3904458
• Math proficiency: 88% ▼ -2.00%
• Reading proficiency: 88% ▼ -2.00%
• Median HH income: $93,178
• Composite: 78.43/100
• National rank: #78
• State rank: #7 of 656 in OH

Livability — Oakwood

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Oakwood, OH
• County: Montgomery County · 459,541 people
• City population: 32,301
• Metro: Dayton-Kettering, OH
• Population (ZIP): 17,008
• Household income: $92,264
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 359.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 8% Hispanic / Latino 2% Asian 2% Black 2%
• Common ancestry: Slovak 4% Romanian 4% Lithuanian 3%
• Foreign-born: 4% · China, Canada
• Languages at home: 95% English-only · Tagalog/Filipino 1% Other Indo-European 1% Chinese 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: ▼ -259.40%
• Current HPI: 246.866
• Rent YoY: ▲ 0.57%
• 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

+200.0% since first listed

23 events — show timeline

• 2026-06-04 Listed $749,900 Dayton MLS
• 2025-05-13 Rental Removed $1,450 DAYTONMLS
• 2025-04-29 Price Changed $1,450 DAYTONMLS
• 2025-04-18 Listed for Rent $1,590 DAYTONMLS
• 2024-11-01 Sold (Public Records) $522,500 Public Records
• 2024-10-25 Sold (MLS) $522,500 Dayton MLS
• 2024-10-25 Sold (MLS) $522,500 Dayton MLS
• 2024-10-01 Pending — Dayton MLS
• 2024-10-01 Listed $539,900 Dayton MLS
• 2024-01-31 Rental Removed $1,300 DAYTONMLS
• 2023-12-12 Listed for Rent $1,300 DAYTONMLS
• 2017-04-24 Sold (Public Records) $344,000 Public Records
• 2017-02-24 Sold (MLS) $344,000 Dayton MLS
• 2017-02-24 Sold (MLS) $344,000 Dayton MLS
• 2017-01-27 Pending — Dayton MLS
• 2016-12-21 Relisted — Dayton MLS
• 2016-10-24 Contingent — Dayton MLS
• 2016-10-19 Listed $369,613 Dayton MLS
• 2011-01-25 Sold (MLS) $260,150 Dayton MLS
• 2011-01-25 Sold (MLS) $260,150 Dayton MLS
• 2010-12-27 Listing Removed — Dayton MLS
• 2007-07-27 Listed $264,900 Dayton MLS
• 2001-03-20 Sold (Public Records) $250,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $22,477 · +3.7% YoY. Source: county tax records.