324 Beckenham Rd · Englewood, OH 45322

$219,900

3 bd · 2.0 ba · 1,489 sqft · SingleFamily public records · 50 Days on market

Built 1963 0.34 ac lot $148/sqft · 18% below area Est $268k · 18% 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 +15.0/15.0
• Cash flow +9.5/30.0
• Schools +5.0/10.0
• Livability +3.5/5.0
• 1% rule +2.7/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 1963

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached two-car garage with garage door opener and storage
• Utilities: Public water and sewer (assumed from standard residential zoning)
• Home design: Single-story (one level); Brick construction; Slab foundation; Residential zoning
• Construction: Brick exterior
• Exterior features: Partial fencing; Patio; Storage; Shed(s)

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Main level bedrooms (2): 13 x 11 and 15 x 11
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Vinyl windows; Ceiling fans; Wood-burning fireplace with glass doors
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-155 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (22.9% below list).
• Recommended offer: $170k (22.9% 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+; 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.
• Zoned schools: Kleptz Early Childhood Learning Center (833 students, 34% FRL); Northmont Middle School (math 47% / reading 58%, grade C+, #378 of 654 statewide, top 59%, 777 students, 37% FRL); Northmont High School (math 37% / reading 64%, grade D+, #380 of 781 statewide, top 49%, 1,392 students, 34% FRL).
• Market conditions: Rents soft (-0.5%/yr); 90 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 50 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $103k; list at $220k implies a 113% gain — meaningful room to come down on a strong offer.

Recommended offer $169,596 (22.9% 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. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.77% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.01%
• DSCR: 0.87
• GRM: 10.8

CMA / ARV

• ARV (median comp): $267,987
• List price: $219,900
• Delta: -17.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
332 Beckenham	0.07mi	3/2.0	1,566 (+5%)	4mo	$195,000	$125	84
307 N Walnut St	0.20mi	3/2.0	1,378 (-8%)	1mo	$237,500	$172	78
408 W Herr St	0.35mi	3/2.0	1,538 (+3%)	7mo	$152,000	$99	72
322 Rankin Dr	0.15mi	3/2.5	1,664 (+12%)	5mo	$290,000	$174	67
208 S Walnut St	0.62mi	3/2.0	1,521 (+2%)	6mo	$254,900	$168	62
14 Laurelgrove Dr	0.72mi	4/2.0 (+1)	1,481 (-0%)	2mo	$222,000	$150	59
408 Westview Pl	0.33mi	3/2.0	1,664 (+12%)	10mo	$300,000	$180	57
322 Grantham Dr	0.15mi	3/2.0	1,672 (+12%)	22mo	$285,000	$170	54
515 Wolf Ave	0.56mi	4/2.0 (+1)	1,354 (-9%)	0mo	$210,000	$155	53
63 Sweet Potato Rdg	0.62mi	3/1.0	1,366 (-8%)	6mo	$250,000	$183	48
120 Overlook St	0.55mi	2/1.0 (-1)	1,416 (-5%)	13mo	$185,000	$131	47

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: -24.7%
• Equity multiple: 0.18×
• Total profit: $-50,444
• Equity at exit: $32,788

10-year hold

• IRR: -32.3%
• Equity multiple: -0.23×
• Total profit: $-75,777
• Equity at exit: $19,013

Cash invested: $61,572 (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: 90
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,696 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$250 /mo · $2,996/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-155

Break-even live

Break-even rent $1,892

Max offer price $192,578

Occupancy floor —

Sensitivity live

Price	-10% $-30	-5% $-92	+0% $-155	+5% $-217	+10% $-279
Rent	-10% $-289	-5% $-222	+0% $-155	+5% $-88	+10% $-21
Rate	-1.0pp $-44	-0.5pp $-99	base $-155	+0.5pp $-212	+1.0pp $-270

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Chestnut St Unit 203 Englewood, OH	2.0	2.0	1125	$895	$0.80	45d	1	0.52mi
25 Orchard Ave Englewood, OH	3.0	1.5	989	$1,495	$1.51	4d	1	0.68mi
603 Rolice Ct Englewood, OH	3.0	2.0	1449	$2,000	$1.38	23d	1	1.14mi
108 Candy Ln Englewood, OH	4.0	1.0	1381	$1,695	$1.23	13d	1	1.20mi
211 Butler Trl Englewood, OH	4.0	2.0	1368	$2,000	$1.46	45d	1	1.24mi
778 Union Blvd Englewood, OH	1.0–2.0	1.0–1.5	833	$1,375	$1.65	4d	5	1.24mi
204 W Boitnott Dr Englewood, OH	3.0	1.0	1064	$1,395	$1.31	45d	1	1.26mi

Listing history 18 events

1. 2026-06-21
   days on market $219,900 Active 50 DOM
2. 2026-06-18
   days on market $219,900 Active 47 DOM
3. 2026-06-17
   days on market $219,900 Active 46 DOM
4. 2026-06-16
   days on market $219,900 Active 45 DOM
5. 2026-06-15
   days on market $219,900 Active 44 DOM
6. 2026-06-14
   days on market $219,900 Active 42 DOM
7. 2026-06-10
   days on market $219,900 Active 39 DOM
8. 2026-06-09
   days on market $219,900 Active 38 DOM
9. 2026-06-08
   days on market $219,900 Active 37 DOM
10. 2026-06-07
    days on market $219,900 Active 36 DOM
11. 2026-06-05
    days on market $219,900 Active 33 DOM
12. 2026-06-03
    days on market $219,900 Active 32 DOM
13. 2026-06-02
    days on market $219,900 Active 31 DOM
14. 2026-06-01
    days on market $219,900 Active 30 DOM
15. 2026-05-31
    days on market $219,900 Active 29 DOM
16. 2026-04-30
    listed $219,900 Active
17. 1998-04-29
    soldstatus $103,000
18. 1985-08-30
    soldstatus $32,500

ⓘ 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: $2,996 · $250/mo
• Projected year-2 tax: $3,213 · $268/mo
• Expected delta: +$217/yr (+$18/mo · 7.3%)

ⓘ 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: $20,352
• − Mortgage interest: −$12,318
• − Property taxes: −$2,996
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − Depreciation: −$6,397
• Taxable loss: −$5,715
• Est. tax savings @ 24.0%: +$1,372
• After-tax cash flow: $-484/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

+576.6% since first listed

3 events — show timeline

• 2026-04-30 Listed $219,900 Dayton MLS
• 1998-04-29 Sold (Public Records) $103,000 Public Records
• 1985-08-30 Sold (Public Records) $32,500 Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,996 · +4.9% YoY. Source: county tax records.