4214 N Golden Clove Bnd Unit 56-102 · Bellbrook, OH 45459

$229,900

2 bd · 2.0 ba · 1,314 sqft · Condo · 323 Days on market

Built 2025 Good condition $175/sqft · 23% below area Est $298k · 23% under $79/mo HOA · 3% of rent ↓ 12% since listing

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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 +17.3/30.0
• ARV discount +15.0/15.0
• Schools +7.0/10.0
• DSCR +5.4/10.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stylish new construction in the beautiful community of Sugar Point, featuring the Monticello plan. This designer floorplan offers an open-concept kitchen with island, lots of cabinet space and premium granite countertops. Spacious family room features walk-out to covered patio. Flexible room off entry foyer could be used as a dining room or study. Owner's suite with private bath featuring walk-in shower and oversized walk-in closet. One additional bedroom, hall bath.

Key facts

• Flexible room
• New construction
• Open-concept kitchen

Tags

• NEW CONSTRUCTION
• OPEN-CONCEPT KITCHEN
• PREMIUM GRANITE COUNTERTOPS
• COVERED PATIO
• FLEXIBLE ROOM
• PRIVATE BATH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 2.2% in Bellbrook — 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 80/100 on livability (#134 in OH, #1,892 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, health & safety F.
• Bellbrook-Sugarcreek Local (suburban): math 79% / reading 78% proficiency, ranked #45 of 656 in OH (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.6%/yr); 114 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 797 units permitted in Greene County in 2024 (148 in 5+ unit buildings).
• This rent runs 31% of the median local income ($90k/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.

Negotiation context

• It's been on market 323 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $43k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $202,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 323 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.01% ✓
• Cap rate: 7.16%
• Cash-on-cash: 3.11%
• DSCR: 1.14
• GRM: 8.2

CMA / ARV

• ARV (median comp): $297,728
• List price: $229,900
• Delta: -22.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.6% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.57×
• Total profit: $-27,462
• Equity at exit: $34,279

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-13,664
• Equity at exit: $19,878

Cash invested: $64,372 (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 45459

• Rents YoY: 2.6%
• Active inventory: 114
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,323 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,448/yr
• Insurance: −$96
• HOA: −$79
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $167

Break-even live

Break-even rent $2,111

Max offer price $229,900

Occupancy floor 88%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1635 Autumn Spice Pl Unit NA Dayton, OH	3.0	2.5	1651	$2,725	$1.65	3d	1	0.10mi
1635 Autumn Spice Pl Dayton, OH	3.0	2.5	1651	$2,850	$1.73	23d	1	0.10mi
4500 Dogwood Cir E Centerville, OH	1.0	1.5	1213	$2,668	$2.20	44d	2	1.17mi
515 Kilkenny Ct Unit NA Sugarcreek Township, OH	3.0	2.0	1500	$2,545	$1.70	14d	1	1.25mi
6591 Brigham Sq #7 Dayton, OH	2.0	2.0	1077	$1,500	$1.39	21d	1	1.27mi
4208 Bellemead Dr Bellbrook, OH	3.0	1.5	1416	$1,995	$1.41	3d	1	1.30mi
5685 Coach Dr E Apt E Kettering, OH	3.0	2.0	1146	$1,375	$1.20	44d	1	1.49mi

HOA detail condo

• Monthly dues: $79 · $948/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-18
   days on market $229,900 Active 323 DOM
2. 2026-06-17
   days on market $229,900 Active 322 DOM
3. 2026-06-16
   days on market $229,900 Active 321 DOM
4. 2026-06-15
   days on market $229,900 Active 320 DOM
5. 2026-06-14
   days on market $229,900 Active 318 DOM
6. 2026-06-13
   pricedays on market $229,900 Active 317 DOM
7. 2026-06-10
   days on market $239,900 Active 315 DOM
8. 2026-06-09
   days on market $239,900 Active 314 DOM
9. 2026-06-08
   days on market $239,900 Active 313 DOM
10. 2026-06-07
    days on market $239,900 Active 312 DOM
11. 2026-06-05
    days on market $239,900 Active 309 DOM
12. 2026-06-03
    days on market $239,900 Active 308 DOM
13. 2026-06-03
    days on market $239,900 Active 307 DOM
14. 2026-06-01
    days on market $239,900 Active 306 DOM
15. 2026-05-31
    days on market $239,900 Active 305 DOM
16. 2026-05-12
    price $239,900 471-char remark

    Show marketing remark (471 chars)

    Stylish new construction in the beautiful community of Sugar Point, featuring the Monticello plan. This designer floorplan offers an open-concept kitchen with island, lots of cabinet space and premium granite countertops. Spacious family room features walk-out to covered patio. Flexible room off entry foyer could be used as a dining room or study. Owner's suite with private bath featuring walk-in shower and oversized walk-in closet. One additional bedroom, hall bath.

17. 2026-05-11
    price $239,900 471-char remark

    Show marketing remark (471 chars)

    Stylish new construction in the beautiful community of Sugar Point, featuring the Monticello plan. This designer floorplan offers an open-concept kitchen with island, lots of cabinet space and premium granite countertops. Spacious family room features walk-out to covered patio. Flexible room off entry foyer could be used as a dining room or study. Owner's suite with private bath featuring walk-in shower and oversized walk-in closet. One additional bedroom, hall bath.

18. 2026-03-28
    status Active 471-char remark

    Show marketing remark (471 chars)

    Stylish new construction in the beautiful community of Sugar Point, featuring the Monticello plan. This designer floorplan offers an open-concept kitchen with island, lots of cabinet space and premium granite countertops. Spacious family room features walk-out to covered patio. Flexible room off entry foyer could be used as a dining room or study. Owner's suite with private bath featuring walk-in shower and oversized walk-in closet. One additional bedroom, hall bath.

19. 2026-03-28
    price $234,900 471-char remark

    Show marketing remark (471 chars)

    Stylish new construction in the beautiful community of Sugar Point, featuring the Monticello plan. This designer floorplan offers an open-concept kitchen with island, lots of cabinet space and premium granite countertops. Spacious family room features walk-out to covered patio. Flexible room off entry foyer could be used as a dining room or study. Owner's suite with private bath featuring walk-in shower and oversized walk-in closet. One additional bedroom, hall bath.

20. 2026-03-20
    price $234,900 471-char remark

    Show marketing remark (471 chars)

    Stylish new construction in the beautiful community of Sugar Point, featuring the Monticello plan. This designer floorplan offers an open-concept kitchen with island, lots of cabinet space and premium granite countertops. Spacious family room features walk-out to covered patio. Flexible room off entry foyer could be used as a dining room or study. Owner's suite with private bath featuring walk-in shower and oversized walk-in closet. One additional bedroom, hall bath.

21. 2026-02-18
    price $239,900 471-char remark

    Show marketing remark (471 chars)

    Stylish new construction in the beautiful community of Sugar Point, featuring the Monticello plan. This designer floorplan offers an open-concept kitchen with island, lots of cabinet space and premium granite countertops. Spacious family room features walk-out to covered patio. Flexible room off entry foyer could be used as a dining room or study. Owner's suite with private bath featuring walk-in shower and oversized walk-in closet. One additional bedroom, hall bath.

22. 2025-10-22
    historical 471-char remark

    Show marketing remark (471 chars)

    Stylish new construction in the beautiful community of Sugar Point, featuring the Monticello plan. This designer floorplan offers an open-concept kitchen with island, lots of cabinet space and premium granite countertops. Spacious family room features walk-out to covered patio. Flexible room off entry foyer could be used as a dining room or study. Owner's suite with private bath featuring walk-in shower and oversized walk-in closet. One additional bedroom, hall bath.

23. 2025-10-14
    price $249,900 471-char remark

    Show marketing remark (471 chars)

    Stylish new construction in the beautiful community of Sugar Point, featuring the Monticello plan. This designer floorplan offers an open-concept kitchen with island, lots of cabinet space and premium granite countertops. Spacious family room features walk-out to covered patio. Flexible room off entry foyer could be used as a dining room or study. Owner's suite with private bath featuring walk-in shower and oversized walk-in closet. One additional bedroom, hall bath.

24. 2025-10-13
    price $249,900 471-char remark

    Show marketing remark (471 chars)

    Stylish new construction in the beautiful community of Sugar Point, featuring the Monticello plan. This designer floorplan offers an open-concept kitchen with island, lots of cabinet space and premium granite countertops. Spacious family room features walk-out to covered patio. Flexible room off entry foyer could be used as a dining room or study. Owner's suite with private bath featuring walk-in shower and oversized walk-in closet. One additional bedroom, hall bath.

25. 2025-10-03
    price $259,900 471-char remark

    Show marketing remark (471 chars)

    Stylish new construction in the beautiful community of Sugar Point, featuring the Monticello plan. This designer floorplan offers an open-concept kitchen with island, lots of cabinet space and premium granite countertops. Spacious family room features walk-out to covered patio. Flexible room off entry foyer could be used as a dining room or study. Owner's suite with private bath featuring walk-in shower and oversized walk-in closet. One additional bedroom, hall bath.

26. 2025-10-01
    price $259,900 471-char remark

    Show marketing remark (471 chars)

    Stylish new construction in the beautiful community of Sugar Point, featuring the Monticello plan. This designer floorplan offers an open-concept kitchen with island, lots of cabinet space and premium granite countertops. Spacious family room features walk-out to covered patio. Flexible room off entry foyer could be used as a dining room or study. Owner's suite with private bath featuring walk-in shower and oversized walk-in closet. One additional bedroom, hall bath.

27. 2025-09-26
    status Active 471-char remark

    Show marketing remark (471 chars)

    Stylish new construction in the beautiful community of Sugar Point, featuring the Monticello plan. This designer floorplan offers an open-concept kitchen with island, lots of cabinet space and premium granite countertops. Spacious family room features walk-out to covered patio. Flexible room off entry foyer could be used as a dining room or study. Owner's suite with private bath featuring walk-in shower and oversized walk-in closet. One additional bedroom, hall bath.

28. 2025-09-26
    historical 471-char remark

    Show marketing remark (471 chars)

    Stylish new construction in the beautiful community of Sugar Point, featuring the Monticello plan. This designer floorplan offers an open-concept kitchen with island, lots of cabinet space and premium granite countertops. Spacious family room features walk-out to covered patio. Flexible room off entry foyer could be used as a dining room or study. Owner's suite with private bath featuring walk-in shower and oversized walk-in closet. One additional bedroom, hall bath.

29. 2025-09-11
    price $269,900 471-char remark

    Show marketing remark (471 chars)

    Stylish new construction in the beautiful community of Sugar Point, featuring the Monticello plan. This designer floorplan offers an open-concept kitchen with island, lots of cabinet space and premium granite countertops. Spacious family room features walk-out to covered patio. Flexible room off entry foyer could be used as a dining room or study. Owner's suite with private bath featuring walk-in shower and oversized walk-in closet. One additional bedroom, hall bath.

30. 2025-09-09
    price $269,900 471-char remark

    Show marketing remark (471 chars)

    Stylish new construction in the beautiful community of Sugar Point, featuring the Monticello plan. This designer floorplan offers an open-concept kitchen with island, lots of cabinet space and premium granite countertops. Spacious family room features walk-out to covered patio. Flexible room off entry foyer could be used as a dining room or study. Owner's suite with private bath featuring walk-in shower and oversized walk-in closet. One additional bedroom, hall bath.

31. 2025-08-23
    status Active 471-char remark

    Show marketing remark (471 chars)

    Stylish new construction in the beautiful community of Sugar Point, featuring the Monticello plan. This designer floorplan offers an open-concept kitchen with island, lots of cabinet space and premium granite countertops. Spacious family room features walk-out to covered patio. Flexible room off entry foyer could be used as a dining room or study. Owner's suite with private bath featuring walk-in shower and oversized walk-in closet. One additional bedroom, hall bath.

32. 2025-08-22
    historical 471-char remark

    Show marketing remark (471 chars)

    Stylish new construction in the beautiful community of Sugar Point, featuring the Monticello plan. This designer floorplan offers an open-concept kitchen with island, lots of cabinet space and premium granite countertops. Spacious family room features walk-out to covered patio. Flexible room off entry foyer could be used as a dining room or study. Owner's suite with private bath featuring walk-in shower and oversized walk-in closet. One additional bedroom, hall bath.

33. 2025-07-31
    listed $272,900 Active 471-char remark

    Show marketing remark (471 chars)

    Stylish new construction in the beautiful community of Sugar Point, featuring the Monticello plan. This designer floorplan offers an open-concept kitchen with island, lots of cabinet space and premium granite countertops. Spacious family room features walk-out to covered patio. Flexible room off entry foyer could be used as a dining room or study. Owner's suite with private bath featuring walk-in shower and oversized walk-in closet. One additional bedroom, hall bath.

34. 2025-07-30
    listed $272,900 Active 471-char remark

    Show marketing remark (471 chars)

    Stylish new construction in the beautiful community of Sugar Point, featuring the Monticello plan. This designer floorplan offers an open-concept kitchen with island, lots of cabinet space and premium granite countertops. Spacious family room features walk-out to covered patio. Flexible room off entry foyer could be used as a dining room or study. Owner's suite with private bath featuring walk-in shower and oversized walk-in closet. One additional bedroom, hall bath.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,871
• − Mortgage interest: −$12,878
• − Property taxes: −$3,448
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,230
• − Management: −$2,230
• − HOA: −$948
• − Depreciation: −$6,688
• Taxable loss: −$1,700
• Est. tax savings @ 24.0%: +$408
• After-tax cash flow: $2,413/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This new construction condo is in excellent condition with modern finishes and ample space. Minor updates to the exterior and interior can further enhance its appeal and value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers or renters.
• Both Flooring replacement (if carpet is worn) — New flooring can improve both resale and rental value.
• Both Kitchen backsplash installation — A backsplash can add value and functionality to the kitchen space.
• Both Bathroom updates (if needed) — Modernizing bathrooms can significantly increase value for both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers or renters. ↑
• Both Flooring replacement (if carpet is worn) — New flooring can improve both resale and rental value. ↑
• Both Kitchen backsplash installation — A backsplash can add value and functionality to the kitchen space. ↑
• Both Bathroom updates (if needed) — Modernizing bathrooms can significantly increase value for both buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Bellbrook-Sugarcreek Local
• NCES district ID: 3904727
• Math proficiency: 79% ▼ -6.00%
• Reading proficiency: 78% ▼ -4.00%
• Median HH income: $87,482
• Composite: 70.01/100
• National rank: #280
• State rank: #45 of 656 in OH

Livability — Bellbrook

• Score: 80/100
• State rank: #134
• US rank: #1892

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 459,541 people
• City population: 11,597
• Metro: Dayton-Kettering, OH
• Population (ZIP): 28,553
• Household income: $89,592
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 1095.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 5% Hispanic / Latino 4% Black 4% Asian 2%
• Common ancestry: Romanian 3% Italian 3% Slovak 2%
• Foreign-born: 7% · Canada, South Korea, Vietnam
• Languages at home: 92% English-only · Spanish 2% German/W. Germanic 2% Other Indo-European 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: ▼ -167.27%
• Current HPI: 254.7793
• Rent YoY: ▲ 2.60%
• 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

-12.1% since first listed

19 events — show timeline

• 2026-05-12 Price Changed $239,900 Zillow
• 2026-05-11 Price Changed $239,900 Dayton MLS
• 2026-03-28 Relisted — Zillow
• 2026-03-28 Price Changed $234,900 Zillow
• 2026-03-20 Price Changed $234,900 Dayton MLS
• 2026-02-18 Price Changed $239,900 Dayton MLS
• 2025-10-22 Delisted — Zillow
• 2025-10-14 Price Changed $249,900 Zillow
• 2025-10-13 Price Changed $249,900 Dayton MLS
• 2025-10-03 Price Changed $259,900 Zillow
• 2025-10-01 Price Changed $259,900 Dayton MLS
• 2025-09-26 Relisted — Zillow
• 2025-09-26 Delisted — Zillow
• 2025-09-11 Price Changed $269,900 Zillow
• 2025-09-09 Price Changed $269,900 Dayton MLS
• 2025-08-23 Relisted — Zillow
• 2025-08-22 Delisted — Zillow
• 2025-07-31 Listed $272,900 Zillow
• 2025-07-30 Listed $272,900 Dayton MLS