3151 Kerry Dr · Beavercreek, OH 45434

$199,900

2 bd · 1.5 ba · 1,198 sqft · Condo public records · 3 Days on market

Built 1985 $29/mo HOA · 1% of rent

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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 +18.9/30.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• DSCR +5.9/10.0
• 1% rule +5.5/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this adorable, 2 bedroom landominium in Beaver Vu Terrace! As you enter the home, you will be greeted with beautiful hard wood flooring that runs throughout this home. Accompanied with a spacious eat in kitchen and living room, this home also sports renovated bathrooms (2019), a newer water heater (2016), water softener (2017), Dishwasher (2019) and a Florida room addition to the back of the house. The owner is responsible for maintaining the yard. Close to highway, shopping and restaurants and more!

Key facts

• Updated hvac system
• Open-concept layout
• $29 HOA

Tags

• OPEN-CONCEPT LAYOUT
• EXPANSIVE ENCLOSED SUNROOM
• UPDATED HVAC SYSTEM
• NEW GARAGE DOOR OPENER
• EXTRA PULL-DOWN STORAGE

Property features AI

Finance

• Other: Offered for sale
• HOA & community: Homeowners association (Towne Properties) with an annual fee of $350 covering association management

Exterior

• Parking: One-car detached or attached garage (garage present)
• Home design: Single-story home; Entry level is main
• Construction: Brick and frame construction with shingle siding; Slab foundation
• Exterior features: Florida room (16 x 9); Entry/foyer (13 x 6); Living room (17 x 14); Residential zoning; Lot dimensions about 115 x 30

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: Two main-level bedrooms (14 x 12; 12 x 10)
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); High-speed internet; Kitchen/family room combo; Laminate counters
• Laundry & utility: Main-level laundry (9 x 6)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 7.5% vs local median 3.2% in Beavercreek — 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 88/100 on livability (#26 in OH, #239 nationally) — a professional / high-income tenant draw. Strengths: schools A+, employment A+, cost of living A+; Watch: commute F.
• Beavercreek City (suburban): math 70% / reading 78% proficiency, ranked #79 of 656 in OH (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 96 active listings in the ZIP; high-income renter base; 797 units permitted in Greene County in 2024 (148 in 5+ unit buildings).
• This rent is only 18% of the median local income ($142k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $199,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.38%
• DSCR: 1.19
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-19,305
• Equity at exit: $29,806

10-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $249
• Equity at exit: $17,284

Cash invested: $55,972 (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 45434

• Home prices YoY: -19.6%
• Active inventory: 96
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,096 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$291 /mo · $3,489/yr
• Insurance: −$83
• HOA: −$29
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $204

Break-even live

Break-even rent $1,837

Max offer price $199,900

Occupancy floor 85%

Sensitivity live

Price	-10% $317	-5% $261	+0% $204	+5% $148	+10% $91
Rent	-10% $39	-5% $122	+0% $204	+5% $287	+10% $370
Rate	-1.0pp $305	-0.5pp $255	base $204	+0.5pp $153	+1.0pp $100

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $29 · $348/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-14
   statusdays on market $199,900 Pending 3 DOM
2. 2026-06-10
   remarks 699-char remark
3. 2026-06-10
   listed $199,900 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: $3,489 · $291/mo
• Projected year-2 tax: $3,489 · $291/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,150
• − Mortgage interest: −$11,198
• − Property taxes: −$3,489
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,012
• − Management: −$2,012
• − HOA: −$348
• − Depreciation: −$5,815
• Taxable loss: −$724
• Est. tax savings @ 24.0%: +$174
• After-tax cash flow: $2,626/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: Beavercreek City
• NCES district ID: 3904724
• Math proficiency: 70% ▼ -9.00%
• Reading proficiency: 78% ▼ -1.00%
• Median HH income: $80,251
• Composite: 65.55/100
• National rank: #469
• State rank: #79 of 656 in OH

Livability — Beavercreek

• Score: 88/100
• State rank: #26
• US rank: #239

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beavercreek, OH
• County: Greene · 199,376 people
• City population: 27,951
• Metro: Dayton-Kettering-Beavercreek, OH
• Population (ZIP): 12,482
• Household income: $142,260
• Rent vs Own: 7.5% rent · 92.5% own
• Severe rent burden: 3.9

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 5% Black 4% Two or more races 3% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 6% Italian 4% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 2% German/W. Germanic 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: ▼ -57.77%
• Current HPI: 237.5864
• 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

+209.9% since first listed

12 events — show timeline

• 2026-06-09 Listed $199,900 Dayton MLS
• 2023-06-20 Sold (Public Records) $182,000 Public Records
• 2022-03-09 Sold (Public Records) $169,250 Public Records
• 2022-03-01 Listing Removed — Dayton MLS
• 2022-02-28 Sold (MLS) $169,250 Dayton MLS
• 2022-02-28 Sold (MLS) $169,250 Dayton MLS
• 2022-02-16 Contingent — Dayton MLS
• 2022-02-07 Listed $176,900 Dayton MLS
• 2004-03-11 Sold (Public Records) $110,000 Public Records
• 1997-03-21 Sold (Public Records) $92,000 Public Records
• 1989-08-31 Sold (Public Records) $72,900 Public Records
• 1986-06-06 Sold (Public Records) $64,500 Public Records

Property tax history

+3.3%/yr

Latest (2025): $3,489 · +1.0% YoY. Source: county tax records.