4443 Nowak Ave · Huber Heights, OH 45424

$194,900

4 bd · 2.0 ba · 1,539 sqft · SingleFamily public records · 83 Days on market

Built 1963 10,019 sqft lot $127/sqft · at area comps Est $202k · at est.

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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).

• Cash flow +13.1/30.0
• ARV discount +9.1/15.0
• DSCR +3.9/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-located home in Huber Heights! Situated on a quiet street, this property offers comfortable living spaces, a functional layout, and plenty of natural light. The spacious yard provides great potential for outdoor enjoyment, entertaining, or gardening. Conveniently located near shopping, dining, and major highways, this home is a fantastic opportunity for homeowners and investors alike.

Key facts

• Quiet street
• Spacious yard
• Natural light

Tags

• QUIET STREET
• SPACIOUS YARD
• NATURAL LIGHT
• OUTDOOR ENJOYMENT
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-7 ($-86/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (13.6% below list).
• Recommended offer: $168k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.5% in Huber Heights — 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 71/100 on livability (#436 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, health & safety F.
• Huber Heights City (suburban): math 29% / reading 47% proficiency, ranked #544 of 656 in OH (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wright Brothers Elementary School (math 38% / reading 48%, grade F, #1,023 of 1,584 statewide, top 65%, 688 students, 56% FRL); Weisenborn Junior High (math 26% / reading 46%, grade F, #541 of 654 statewide, top 83%, 937 students, 55% FRL); Wayne High School (math 14% / reading 53%, grade F, #598 of 781 statewide, top 77%, 1,743 students, 51% FRL).
• Market conditions: Rents flat; 200 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $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

• It's been on market 83 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.

Recommended offer $168,488 (13.6% 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 83 days. Have you received any prior offers? Is the seller open to a 14% 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. 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 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. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.16%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (median comp): $201,958
• List price: $194,900
• Delta: -3.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4581 Pennyston Ave	0.09mi	4/2.0	1,579 (+3%)	1mo	$256,000	$162	90
4612 Passaic Ct	0.25mi	4/2.0	1,579 (+3%)	2mo	$280,000	$177	82
4390 Mahler Dr	0.25mi	3/2.0 (-1)	1,404 (-9%)	1mo	$245,000	$175	68
4838 Pacific Ct	0.40mi	3/2.0 (-1)	1,483 (-4%)	5mo	$199,900	$135	66
4300 Lambeth Dr	0.33mi	3/2.0 (-1)	1,440 (-6%)	5mo	$134,000	$93	65
4364 Leston Ave	0.29mi	3/2.0 (-1)	1,404 (-9%)	6mo	$209,900	$150	62
4507 Longfellow Ave	0.38mi	3/2.0 (-1)	1,404 (-9%)	1mo	$210,000	$150	61
5100 Pocono Dr	0.66mi	3/2.0 (-1)	1,574 (+2%)	2mo	$225,000	$143	59
5030 Renard Dr	0.66mi	4/2.0	1,444 (-6%)	2mo	$220,000	$152	57
4420 Kitridge Rd	0.60mi	4/2.0	1,404 (-9%)	6mo	$180,000	$128	52
4678 Longfellow Ave	0.68mi	4/2.0	1,404 (-9%)	4mo	$202,000	$144	50
5004 Fishburg Rd	0.67mi	3/2.0 (-1)	1,404 (-9%)	5mo	$216,900	$154	45

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 · 0.23% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.33×
• Total profit: $-36,590
• Equity at exit: $29,060

10-year hold

• IRR: -19.8%
• Equity multiple: 0.08×
• Total profit: $-50,110
• Equity at exit: $16,851

Cash invested: $54,572 (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 45424

• Rents YoY: 0.2%
• Active inventory: 200
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,685 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$235 /mo · $2,820/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-7

Break-even live

Break-even rent $1,694

Max offer price $193,629

Occupancy floor 95%

Sensitivity live

Price	-10% $103	-5% $48	+0% $-7	+5% $-62	+10% $-118
Rent	-10% $-140	-5% $-74	+0% $-7	+5% $59	+10% $126
Rate	-1.0pp $91	-0.5pp $42	base $-7	+0.5pp $-58	+1.0pp $-109

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4506 Powell Rd Dayton, OH	3.0	2.0	1080	$1,500	$1.39	45d	1	0.28mi
5269 Harshmanville Rd Dayton, OH	3.0	2.0	1080	$1,525	$1.41	45d	1	0.33mi
4541 Kapp Dr Dayton, OH	3.0	2.0	1080	$1,800	$1.67	4d	1	0.36mi
5784 Traymore Dr Dayton, OH	3.0	2.0	1080	$1,525	$1.41	45d	1	0.51mi
5020 Packard Dr Dayton, OH	3.0	2.0	1080	$1,495	$1.38	20d	1	0.54mi
5131 Kuder Pl Dayton, OH	3.0	2.0	1080	$1,600	$1.48	4d	1	0.56mi
5896 Harshmanville Rd Dayton, OH	3.0	2.0	1068	$1,345	$1.26	13d	1	0.63mi
5225 Buckner Dr Dayton, OH	3.0	2.0	1080	$1,300	$1.20	4d	1	0.87mi
5512 Shady Oak St Dayton, OH	4.0	2.0	1404	$1,645	$1.17	45d	1	0.90mi
6208 Cruxten Dr Dayton, OH	4.0	2.0	1350	$1,800	$1.33	4d	1	0.91mi
5257 Powell Rd Dayton, OH	4.0	2.0	1155	$1,850	$1.60	45d	1	0.98mi
5595 Shady Oak St Dayton, OH	3.0	2.0	1080	$1,700	$1.57	4d	1	1.09mi
5417 Coleraine Dr Dayton, OH	3.0	2.0	1248	$1,395	$1.12	23d	1	1.12mi
4028 Hemlock Ct Dayton, OH	3.0	2.5	1312	$2,200	$1.68	4d	1	1.18mi
4034 Hemlock Ct Dayton, OH	3.0	2.5	1312	$2,200	$1.68	4d	1	1.18mi
5664 Troy Villa Blvd Huber Heights, OH	3.0	2.0	1119	$1,195	$1.07	25d	1	1.31mi
5698 Troy Villa Blvd Huber Heights, OH	3.0	2.0	1119	$1,195	$1.07	45d	1	1.36mi
6752 Hubbard Dr Dayton, OH	3.0	2.0	1376	$1,395	$1.01	45d	1	1.42mi
5648 Troy Villa Blvd Huber Heights, OH	3.0	2.0	1409	$1,195	$0.85	45d	1	1.42mi

Listing history 18 events

1. 2026-06-21
   days on market $194,900 Active 83 DOM
2. 2026-06-18
   days on market $194,900 Active 80 DOM
3. 2026-06-17
   days on market $194,900 Active 79 DOM
4. 2026-06-16
   days on market $194,900 Active 78 DOM
5. 2026-06-15
   days on market $194,900 Active 77 DOM
6. 2026-06-14
   days on market $194,900 Active 75 DOM
7. 2026-06-13
   days on market $194,900 Active 74 DOM
8. 2026-06-10
   days on market $194,900 Active 72 DOM
9. 2026-06-09
   days on market $194,900 Active 71 DOM
10. 2026-06-08
    days on market $194,900 Active 70 DOM
11. 2026-06-07
    pricedays on market $194,900 Active 69 DOM
12. 2026-06-03
    days on market $204,900 Active 65 DOM
13. 2026-06-02
    days on market $204,900 Active 64 DOM
14. 2026-06-01
    days on market $204,900 Active 63 DOM
15. 2026-05-31
    days on market $204,900 Active 62 DOM
16. 2026-05-14
    price $204,900 408-char remark

    Show marketing remark (408 chars)

    Welcome to this well-located home in Huber Heights! Situated on a quiet street, this property offers comfortable living spaces, a functional layout, and plenty of natural light. The spacious yard provides great potential for outdoor enjoyment, entertaining, or gardening. Conveniently located near shopping, dining, and major highways, this home is a fantastic opportunity for homeowners and investors alike.

17. 2026-03-31
    listed $214,900 Active 408-char remark

    Show marketing remark (408 chars)

    Welcome to this well-located home in Huber Heights! Situated on a quiet street, this property offers comfortable living spaces, a functional layout, and plenty of natural light. The spacious yard provides great potential for outdoor enjoyment, entertaining, or gardening. Conveniently located near shopping, dining, and major highways, this home is a fantastic opportunity for homeowners and investors alike.

18. 2024-12-20
    soldstatus $10,910,000

ⓘ 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: $2,820 · $235/mo
• Projected year-2 tax: $2,930 · $244/mo
• Expected delta: +$110/yr (+$9/mo · 3.9%)

ⓘ 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 ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,219
• − Mortgage interest: −$10,917
• − Property taxes: −$2,820
• − Insurance: −$974
• − Repairs & maintenance: −$1,617
• − Management: −$1,617
• − Depreciation: −$5,670
• Taxable loss: −$3,398
• Est. tax savings @ 24.0%: +$815
• After-tax cash flow: $729/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: Huber Heights City
• NCES district ID: 3904875
• Math proficiency: 29% ▼ -22.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $55,943
• Composite: 33.33/100
• National rank: #5499
• State rank: #544 of 656 in OH

Livability — Huber Heights

• Score: 71/100
• State rank: #436
• US rank: #7187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huber Heights, OH
• County: Montgomery County · 459,541 people
• City population: 50,725
• Metro: Dayton-Kettering, OH
• Population (ZIP): 50,725
• Household income: $80,605
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 911.0

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 (71%)
• Race & ethnicity: White 71% Black 15% Two or more races 8% Hispanic / Latino 5% Asian 3%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 7% · Canada, Vietnam, South Korea
• Languages at home: 91% English-only · Spanish 3% Other Asian/Pacific 2% Tagalog/Filipino 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: ▼ -228.44%
• Current HPI: 161.8116
• Rent YoY: ▲ 0.23%
• 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

-98.1% since first listed

3 events — show timeline

• 2026-05-14 Price Changed $204,900 Dayton MLS
• 2026-03-31 Listed $214,900 Dayton MLS
• 2024-12-20 Sold (Public Records) $10,910,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $2,820 · -0.0% YoY. Source: county tax records.