1124 Case Ct · Miamisburg, OH 45342

$775,000

10 bd · 1.0 ba · 6,780 sqft · MultiFamily public records · 45 Days on market

Built 1966 1.53 ac lot $114/sqft · 19% above area Est $652k · 19% over

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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 +27.2/30.0
• DSCR +9.5/10.0
• 1% rule +7.4/10.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• 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: 10 units. confirmed

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

10-Unit Cash Flow Opportunity Near Downtown Miamisburg. Turnkey 10-unit, two-story multifamily offering immediate scale and strong tenant appeal. All units are 1 bed / 1 bath, creating a consistent, easy-to-manage layout. Each unit includes in-unit laundry hookups with washer/dryer, plus oven/range and refrigerator. A rare amenity package that supports higher rents and tenant retention. Property features on-street and off-street parking and is located just minutes from Downtown Miamisburg, providing access to dining, shopping, and local amenities that drive rental demand. Ideal for investors seeking a plug-and-play asset with immediate income and future upside. Opportunity exists to increas

Key facts

• Access to shopping
• Off-street parking
• Access to dining

Tags

• IN-UNIT LAUNDRY HOOKUPS
• OFF-STREET PARKING
• ACCESS TO DINING
• ACCESS TO SHOPPING

Property features AI

Finance

• Financial info: Gross income reported: $94,277; Property is offered for sale

Exterior

• Parking: No garage
• Home design: Two-story building; Single building containing all units
• Construction: Brick construction; Slab foundation
• Exterior features: Residential zoning; 1.53-acre lot

Interior

• Bedrooms: One-bedroom units (10 total units)
• Bathrooms: One full bathroom per unit
• Heating & cooling: Forced air heating (natural gas); Window unit cooling
• Interior features: Window cooling units; Forced air heating (natural gas)

What this means for you Summary

Snapshot

• This is a 10 × 1-bed/1-bath units multifamily listed at $775k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $222/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $775k).
• Recommended offer: $752k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 3.0% in Miamisburg — 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 76/100 on livability (#228 in OH, #3,550 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Miamisburg City (suburban): math 52% / reading 61% proficiency, ranked #338 of 656 in OH (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mark Twain Elementary School (math 62% / reading 62%, grade B, #590 of 1,584 statewide, top 41%, 331 students, 38% FRL); Miamisburg Middle School (math 53% / reading 58%, grade B-, #321 of 654 statewide, top 51%, 1,160 students, 44% FRL); Miamisburg High School (math 34% / reading 73%, grade C-, #334 of 781 statewide, top 43%, 1,557 students, 33% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: Rents rising (+3.3%/yr); 116 active listings in the ZIP; solid renter incomes; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• At $9,577/mo this rent would consume 135% of the median local household income ($85k/yr) (locally 790% 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 $23k 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 + 3.3% rent growth), your $217k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($752k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $560k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $751,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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: 1.24% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.27%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (median comp): $651,728
• List price: $775,000
• Delta: 18.91%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.29% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.09×
• Total profit: $18,668
• Equity at exit: $115,555

10-year hold

• IRR: 12.1%
• Equity multiple: 1.97×
• Total profit: $210,347
• Equity at exit: $67,008

Cash invested: $217,000 (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 45342

• Rents YoY: 3.3%
• Active inventory: 116
• Price-to-rent: 67.4×

Monthly cashflow live

• Estimated rent: $9,577 high
• Mortgage (P&I): −$4,064
• Tax from tax record: −$960 /mo · $11,520/yr
• Insurance: −$323
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,011
• Net cashflow: $2,219

Break-even live

Break-even rent $6,769

Max offer price $775,000

Occupancy floor 72%

Sensitivity live

Price	-10% $2,657	-5% $2,438	+0% $2,219	+5% $1,999	+10% $1,780
Rent	-10% $1,462	-5% $1,840	+0% $2,219	+5% $2,597	+10% $2,975
Rate	-1.0pp $2,609	-0.5pp $2,416	base $2,219	+0.5pp $2,018	+1.0pp $1,814

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

Units	Beds	Baths	Est. rent
▸ 10× units	1	1	$9,580
Total (10 units)			$9,577

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: $193,750
• Closing costs: $23,250
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   statusdays on market $775,000 Pending 45 DOM
2. 2026-06-18
   days on market $775,000 Active 44 DOM
3. 2026-06-17
   days on market $775,000 Active 43 DOM
4. 2026-06-16
   days on market $775,000 Active 42 DOM
5. 2026-06-15
   days on market $775,000 Active 41 DOM
6. 2026-06-14
   days on market $775,000 Active 39 DOM
7. 2026-06-10
   days on market $775,000 Active 36 DOM
8. 2026-06-09
   days on market $775,000 Active 35 DOM
9. 2026-06-08
   days on market $775,000 Active 34 DOM
10. 2026-06-07
    days on market $775,000 Active 33 DOM
11. 2026-06-03
    days on market $775,000 Active 29 DOM
12. 2026-06-02
    days on market $775,000 Active 28 DOM
13. 2026-06-01
    days on market $775,000 Active 27 DOM
14. 2026-06-01
    price $775,000 Active 26 DOM
15. 2026-05-31
    days on market $799,000 Active 26 DOM
16. 2026-05-14
    status Active 874-char remark
17. 2026-05-09
    historical ActiveUnderContract 874-char remark
18. 2026-05-05
    listed $799,000 Active 874-char remark
19. 2023-08-23
    soldstatus $560,000

ⓘ 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: $11,520 · $960/mo
• Projected year-2 tax: $11,805 · $984/mo
• Expected delta: +$285/yr (+$24/mo · 2.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 19 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: $114,924
• − Mortgage interest: −$43,412
• − Property taxes: −$11,520
• − Insurance: −$3,875
• − Repairs & maintenance: −$9,194
• − Management: −$9,194
• − Depreciation: −$22,545
• Taxable income: $15,183
• Est. tax owed @ 24.0%: −$3,644
• After-tax cash flow: $22,980/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: Miamisburg City
• NCES district ID: 3904439
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 61% ▼ -7.00%
• Median HH income: $53,394
• Composite: 48.47/100
• National rank: #2128
• State rank: #338 of 656 in OH

Livability — Miamisburg

• Score: 76/100
• State rank: #228
• US rank: #3550

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Miamisburg, OH
• County: Montgomery County · 459,541 people
• City population: 36,152
• Metro: Dayton-Kettering, OH
• Population (ZIP): 36,152
• Household income: $84,907
• Rent vs Own: 34.9% rent · 65.1% own
• Severe rent burden: 790.0

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 (83%)
• Race & ethnicity: White 83% Black 6% Two or more races 4% Asian 4% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 93% English-only · Other Asian/Pacific 3% Spanish 2% Other Indo-European 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: ▼ -183.01%
• Current HPI: 227.3999
• Rent YoY: ▲ 3.29%
• 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

+38.4% since first listed

6 events — show timeline

• 2026-06-19 Pending — Dayton MLS
• 2026-05-31 Price Changed $775,000 Dayton MLS
• 2026-05-14 Relisted — Dayton MLS
• 2026-05-09 Contingent — Dayton MLS
• 2026-05-05 Listed $799,000 Dayton MLS
• 2023-08-23 Sold (Public Records) $560,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $11,520 · +99.4% YoY. Source: county tax records.