4074 Rymark Ct · Clayton, OH 45415

$189,000

3 bd · 1.5 ba · 1,508 sqft · SingleFamily public records

Built 1978 9,775 sqft lot Est $228k · 17% under

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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 +15.3/30.0
• ARV discount +15.0/15.0
• Schools +5.0/10.0
• DSCR +4.7/10.0
• 1% rule +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own this 3 bed 2 bath bi-level property nestled close to the end of a cul-de-sac street! This Home boasts a 2 Car Garage with ample space to work on projects, an additional Storage shed, Several large closets, Large fenced in backyard, Extra large deck just in time for summer grilling and relaxing on your patio. BRAND NEW A/C UNIT and BRAND NEW FURNACE, New garbage disposal. Northmont City School district. Not even 5 minutes from several restaurants, shopping, and easy access to the interstate. This one won't last long.

Key facts

• 9,775 sq ft lot
• 2 garage spots
• Built 1978

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $68 ($822/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (5.7% below list).
• Recommended offer: $178k (5.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.4% in Clayton — 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 72/100 on livability (#363 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: 53 active listings in the ZIP; 8 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).

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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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.

Recommended offer $178,240 (5.7% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $227,708
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6781 Taywood Rd	0.33mi	3/2.0	1,545 (+2%)	4mo	$228,000	$148	75
6826 Stillmore Dr	0.52mi	3/2.0	1,463 (-3%)	2mo	$210,000	$144	67
3799 Old Salem Rd	0.28mi	3/2.0	1,336 (-11%)	1mo	$300,000	$225	65
4507 Skylark Dr	0.61mi	3/2.0	1,500 (-0%)	6mo	$249,100	$166	64
4301 Skylark Dr	0.38mi	3/2.0	1,658 (+10%)	1mo	$264,000	$159	63
3406 Northfield Rd	0.48mi	3/2.0	1,590 (+5%)	11mo	$265,000	$167	57
4400 Old Salem Rd	0.73mi	3/2.0	1,499 (-1%)	10mo	$220,000	$147	55
4250 Willow Creek Dr	0.56mi	3/2.0	1,640 (+9%)	4mo	$244,000	$149	54
4528 Sydenham Rd	0.52mi	3/2.0	1,684 (+12%)	1mo	$250,000	$148	54
4245 Satellite Ave	0.32mi	4/2.5 (+1)	1,656 (+10%)	9mo	$249,900	$151	53
3631 Greenbay Dr	0.57mi	3/2.0	1,666 (+10%)	6mo	$199,000	$119	49
3020 Old Salem Rd	0.70mi	3/1.5	1,334 (-12%)	9mo	$259,750	$195	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.50×
• Total profit: $-26,218
• Equity at exit: $28,181

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-17,023
• Equity at exit: $16,341

Cash invested: $52,920 (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 45415

• Active inventory: 53
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,782 high
• Mortgage (P&I): −$991
• Tax from tax record: −$270 /mo · $3,237/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $68

Break-even live

Break-even rent $1,696

Max offer price $189,000

Occupancy floor 91%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4564 Linchmere Dr Dayton, OH	3.0	3.0	1096	$1,595	$1.46	14d	1	0.55mi
4777 Dawnwood Dr Dayton, OH	3.0	2.5	1479	$1,900	$1.28	2d	1	0.91mi
5900 Macduff Dr Dayton, OH	1.0–4.0	1.0–2.0	1104	$1,467	$1.33	2d	17	1.24mi
5011 Scothills Dr Englewood, OH	3.0	2.0	1060	$1,595	$1.50	2d	1	1.31mi
6844 Union Rd Englewood, OH	3.0	2.0	1700	$2,100	$1.24	2d	1	1.32mi
8825 Meeker Rd Dayton, OH	4.0	1.0	2000	$2,000	$1.00	2d	1	1.36mi
416 W Wenger Rd Englewood, OH	3.0	1.5	1249	$2,000	$1.60	2d	1	1.39mi
8915 Meeker Rd Dayton, OH	3.0	1.5	1542	$1,700	$1.10	2d	1	1.39mi

Listing history 2 events

1. 2026-06-18
   remarks 693-char remark
2. 2026-06-18
   listed $189,000 Pending

ⓘ 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: $3,237 · $270/mo
• Projected year-2 tax: $3,237 · $270/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 ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,389
• − Mortgage interest: −$10,587
• − Property taxes: −$3,237
• − Insurance: −$945
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − Depreciation: −$5,498
• Taxable loss: −$2,300
• Est. tax savings @ 24.0%: +$552
• After-tax cash flow: $1,374/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 — Clayton

• Score: 72/100
• State rank: #363
• US rank: #5877

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

• Census place: Clayton, OH
• County: Montgomery · 506,435 people
• City population: 37,953
• Metro: Dayton-Kettering-Beavercreek, OH
• Population (ZIP): 12,171
• Household income: $78,864
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 9.7

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 53% Black 42% Two or more races 4%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Other Indo-European 1% Spanish 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: ▼ -151.39%
• Current HPI: 171.4122
• Rent YoY: —
• Metro: —
• 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

+243.6% since first listed

15 events — show timeline

• 2026-06-18 Listing Removed — Dayton MLS
• 2026-06-18 Listed $189,000 Dayton MLS
• 2023-04-17 Sold (MLS) $192,000 WRIST
• 2023-04-17 Sold (MLS) $192,000 Dayton MLS
• 2023-04-17 Sold (MLS) $192,000 Dayton MLS
• 2023-03-21 Pending — WRIST
• 2023-03-21 Pending — Dayton MLS
• 2023-02-28 Listed $195,000 WRIST
• 2023-02-28 Listed $195,000 Dayton MLS
• 2018-01-25 Sold (Public Records) $124,900 Public Records
• 2010-05-19 Sold (Public Records) $136,900 Public Records
• 2008-04-24 Sold (Public Records) $136,900 Public Records
• 2003-08-29 Sold (Public Records) $120,300 Public Records
• 1997-02-03 Sold (Public Records) $94,000 Public Records
• 1985-01-31 Sold (Public Records) $55,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $3,237 · +5.6% YoY. Source: county tax records.