239 Travis Dr · Riverside, OH 45431

$189,900

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 66 Days on market

Built 1954 7,841 sqft lot $247/sqft · 66% above area Est $219k · 13% 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).

• Cash flow +13.8/30.0
• ARV discount +13.5/15.0
• DSCR +4.2/10.0
• Rent growth +3.9/5.0
• Schools +3.5/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this fully renovated, move-in-ready home offering approximately 1,400 sq ft of finished living space in one of the most desirable, high-demand areas of the Dayton region—just minutes from Wright-Patterson Air Force Base and Wright State University. This beautifully updated 3-bedroom, 1-bath home has been completely redone from top to bottom, giving you true peace of mind. Step inside to a fresh, modern interior featuring brand-new flooring, a fully updated kitchen and bathroom, and stylish finishes throughout. The finished basement adds valuable additional living space—perfect for a second living area, home office, gym, or entertainment space. Outside, enjoy the convenience of a covered carport and easy-access parking. With quick access to I-675, plus nearby shopping, dining, and entertainment, this home is ideal for military buyers, first-time homeowners, or investors seeking a strong rental opportunity near base and campus. Homes in this location continue to see strong demand and long-term value—making this an opportunity you don’t want to miss. ? What’s New: New roof New siding New HVAC system New water heater New sump pump New flooring throughout New ceilings Brand-new kitchen Fully remodeled bathroom A great opportunity—schedule your showing today!

Key facts

• Fully renovated
• Covered carport
• Easy access parking

Tags

• FULLY RENOVATED
• UPDATED KITCHEN
• FINISHED BASEMENT
• COVERED CARPORT
• EASY ACCESS PARKING
• PRIME AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $16 ($195/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 $157k (17.6% below list).
• Recommended offer: $157k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.9% in Riverside — 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 64/100 on livability (#775 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D+, schools D.
• Mad River Local (suburban): math 34% / reading 50% proficiency, ranked #531 of 656 in OH (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.8%/yr); 124 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 66 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.
• Current owner paid $80k; list at $190k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $156,540 (17.6% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.82% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.37%
• DSCR: 1.02
• GRM: 10.1

CMA / ARV

• ARV (median comp): $218,944
• List price: $189,900
• Delta: -13.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
313 Willaston Dr	0.08mi	2/2.0	768 (0%)	13mo	$186,000	$242	82
372 Trunk Dr	0.28mi	2/1.0	768 (0%)	8mo	$159,900	$208	80
5872 Hendon Ave	0.09mi	2/1.5	768 (0%)	17mo	$175,000	$228	80
5833 Willaston Dr	0.19mi	2/1.0	768 (0%)	14mo	$120,000	$156	79
383 Travis Dr	0.22mi	2/1.0	768 (0%)	15mo	$105,000	$137	78
5798 Hendon Ave	0.16mi	2/1.0	768 (0%)	21mo	$89,900	$117	76
345 Murchison Ln	0.24mi	2/1.0	864 (+12%)	4mo	$95,000	$110	65
358 Lawver Ln	0.41mi	3/2.0 (+1)	864 (+12%)	22mo	$205,000	$237	33

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 · 5.79% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.53×
• Total profit: $-25,255
• Equity at exit: $28,315

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,167
• Equity at exit: $16,419

Cash invested: $53,172 (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 45431

• Home prices YoY: -35.0%
• Rents YoY: 5.8%
• Active inventory: 124
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,565 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$145 /mo · $1,746/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $16

Break-even live

Break-even rent $1,545

Max offer price $189,900

Occupancy floor 94%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2400 Hemlock Dr Dayton, OH	2.0–3.0	2.0–2.5	1240	$1,744	$1.41	2d	6	1.39mi

Listing history 23 events

1. 2026-06-14
   statusdays on market $189,900 Pending 66 DOM
2. 2026-06-10
   days on market $189,900 Active 65 DOM
3. 2026-06-09
   days on market $189,900 Active 64 DOM
4. 2026-06-08
   days on market $189,900 Active 63 DOM
5. 2026-06-07
   days on market $189,900 Active 62 DOM
6. 2026-06-03
   days on market $189,900 Active 58 DOM
7. 2026-06-02
   days on market $189,900 Active 57 DOM
8. 2026-06-01
   days on market $189,900 Active 56 DOM
9. 2026-05-31
   days on market $189,900 Active 55 DOM
10. 2026-05-18
    status Active 1321-char remark

    Show marketing remark (1321 chars)

    Welcome to this fully renovated, move-in-ready home offering approximately 1,400 sq ft of finished living space in one of the most desirable, high-demand areas of the Dayton region—just minutes from Wright-Patterson Air Force Base and Wright State University. This beautifully updated 3-bedroom, 1-bath home has been completely redone from top to bottom, giving you true peace of mind. Step inside to a fresh, modern interior featuring brand-new flooring, a fully updated kitchen and bathroom, and stylish finishes throughout. The finished basement adds valuable additional living space—perfect for a second living area, home office, gym, or entertainment space. Outside, enjoy the convenience of a covered carport and easy-access parking. With quick access to I-675, plus nearby shopping, dining, and entertainment, this home is ideal for military buyers, first-time homeowners, or investors seeking a strong rental opportunity near base and campus. Homes in this location continue to see strong demand and long-term value—making this an opportunity you don’t want to miss. ? What’s New: New roof New siding New HVAC system New water heater New sump pump New flooring throughout New ceilings Brand-new kitchen Fully remodeled bathroom A great opportunity—schedule your showing today!

11. 2026-05-12
    historical ActiveUnderContract 1321-char remark

    Show marketing remark (1321 chars)

    Welcome to this fully renovated, move-in-ready home offering approximately 1,400 sq ft of finished living space in one of the most desirable, high-demand areas of the Dayton region—just minutes from Wright-Patterson Air Force Base and Wright State University. This beautifully updated 3-bedroom, 1-bath home has been completely redone from top to bottom, giving you true peace of mind. Step inside to a fresh, modern interior featuring brand-new flooring, a fully updated kitchen and bathroom, and stylish finishes throughout. The finished basement adds valuable additional living space—perfect for a second living area, home office, gym, or entertainment space. Outside, enjoy the convenience of a covered carport and easy-access parking. With quick access to I-675, plus nearby shopping, dining, and entertainment, this home is ideal for military buyers, first-time homeowners, or investors seeking a strong rental opportunity near base and campus. Homes in this location continue to see strong demand and long-term value—making this an opportunity you don’t want to miss. ? What’s New: New roof New siding New HVAC system New water heater New sump pump New flooring throughout New ceilings Brand-new kitchen Fully remodeled bathroom A great opportunity—schedule your showing today!

12. 2026-05-01
    status Active 1321-char remark

    Show marketing remark (1321 chars)

    Welcome to this fully renovated, move-in-ready home offering approximately 1,400 sq ft of finished living space in one of the most desirable, high-demand areas of the Dayton region—just minutes from Wright-Patterson Air Force Base and Wright State University. This beautifully updated 3-bedroom, 1-bath home has been completely redone from top to bottom, giving you true peace of mind. Step inside to a fresh, modern interior featuring brand-new flooring, a fully updated kitchen and bathroom, and stylish finishes throughout. The finished basement adds valuable additional living space—perfect for a second living area, home office, gym, or entertainment space. Outside, enjoy the convenience of a covered carport and easy-access parking. With quick access to I-675, plus nearby shopping, dining, and entertainment, this home is ideal for military buyers, first-time homeowners, or investors seeking a strong rental opportunity near base and campus. Homes in this location continue to see strong demand and long-term value—making this an opportunity you don’t want to miss. ? What’s New: New roof New siding New HVAC system New water heater New sump pump New flooring throughout New ceilings Brand-new kitchen Fully remodeled bathroom A great opportunity—schedule your showing today!

13. 2026-05-01
    price $189,900 1321-char remark

    Show marketing remark (1321 chars)

    Welcome to this fully renovated, move-in-ready home offering approximately 1,400 sq ft of finished living space in one of the most desirable, high-demand areas of the Dayton region—just minutes from Wright-Patterson Air Force Base and Wright State University. This beautifully updated 3-bedroom, 1-bath home has been completely redone from top to bottom, giving you true peace of mind. Step inside to a fresh, modern interior featuring brand-new flooring, a fully updated kitchen and bathroom, and stylish finishes throughout. The finished basement adds valuable additional living space—perfect for a second living area, home office, gym, or entertainment space. Outside, enjoy the convenience of a covered carport and easy-access parking. With quick access to I-675, plus nearby shopping, dining, and entertainment, this home is ideal for military buyers, first-time homeowners, or investors seeking a strong rental opportunity near base and campus. Homes in this location continue to see strong demand and long-term value—making this an opportunity you don’t want to miss. ? What’s New: New roof New siding New HVAC system New water heater New sump pump New flooring throughout New ceilings Brand-new kitchen Fully remodeled bathroom A great opportunity—schedule your showing today!

14. 2026-04-24
    historical ActiveUnderContract 1321-char remark

    Show marketing remark (1321 chars)

    Welcome to this fully renovated, move-in-ready home offering approximately 1,400 sq ft of finished living space in one of the most desirable, high-demand areas of the Dayton region—just minutes from Wright-Patterson Air Force Base and Wright State University. This beautifully updated 3-bedroom, 1-bath home has been completely redone from top to bottom, giving you true peace of mind. Step inside to a fresh, modern interior featuring brand-new flooring, a fully updated kitchen and bathroom, and stylish finishes throughout. The finished basement adds valuable additional living space—perfect for a second living area, home office, gym, or entertainment space. Outside, enjoy the convenience of a covered carport and easy-access parking. With quick access to I-675, plus nearby shopping, dining, and entertainment, this home is ideal for military buyers, first-time homeowners, or investors seeking a strong rental opportunity near base and campus. Homes in this location continue to see strong demand and long-term value—making this an opportunity you don’t want to miss. ? What’s New: New roof New siding New HVAC system New water heater New sump pump New flooring throughout New ceilings Brand-new kitchen Fully remodeled bathroom A great opportunity—schedule your showing today!

15. 2026-03-28
    listed $194,000 Active 1321-char remark

    Show marketing remark (1321 chars)

    Welcome to this fully renovated, move-in-ready home offering approximately 1,400 sq ft of finished living space in one of the most desirable, high-demand areas of the Dayton region—just minutes from Wright-Patterson Air Force Base and Wright State University. This beautifully updated 3-bedroom, 1-bath home has been completely redone from top to bottom, giving you true peace of mind. Step inside to a fresh, modern interior featuring brand-new flooring, a fully updated kitchen and bathroom, and stylish finishes throughout. The finished basement adds valuable additional living space—perfect for a second living area, home office, gym, or entertainment space. Outside, enjoy the convenience of a covered carport and easy-access parking. With quick access to I-675, plus nearby shopping, dining, and entertainment, this home is ideal for military buyers, first-time homeowners, or investors seeking a strong rental opportunity near base and campus. Homes in this location continue to see strong demand and long-term value—making this an opportunity you don’t want to miss. ? What’s New: New roof New siding New HVAC system New water heater New sump pump New flooring throughout New ceilings Brand-new kitchen Fully remodeled bathroom A great opportunity—schedule your showing today!

16. 2025-01-03
    historical 253-char remark

    Show marketing remark (253 chars)

    Amazing potential for this 2 bedroom ranch on a full, unfinished basement. Attractive setting, nice yard, close to major shopping, resturants, WPAF Base, Wright State University and a short spin away from Dayton. Easy to show, don't skip this one folks.

17. 2025-01-02
    soldstatus $80,000 Closed 253-char remark

    Show marketing remark (253 chars)

    Amazing potential for this 2 bedroom ranch on a full, unfinished basement. Attractive setting, nice yard, close to major shopping, resturants, WPAF Base, Wright State University and a short spin away from Dayton. Easy to show, don't skip this one folks.

18. 2024-12-19
    status Pending 253-char remark

    Show marketing remark (253 chars)

    Amazing potential for this 2 bedroom ranch on a full, unfinished basement. Attractive setting, nice yard, close to major shopping, resturants, WPAF Base, Wright State University and a short spin away from Dayton. Easy to show, don't skip this one folks.

19. 2024-11-19
    price $83,600 253-char remark

    Show marketing remark (253 chars)

    Amazing potential for this 2 bedroom ranch on a full, unfinished basement. Attractive setting, nice yard, close to major shopping, resturants, WPAF Base, Wright State University and a short spin away from Dayton. Easy to show, don't skip this one folks.

20. 2024-10-23
    listed $93,600 Active 253-char remark

    Show marketing remark (253 chars)

    Amazing potential for this 2 bedroom ranch on a full, unfinished basement. Attractive setting, nice yard, close to major shopping, resturants, WPAF Base, Wright State University and a short spin away from Dayton. Easy to show, don't skip this one folks.

21. 1987-09-24
    soldstatus $40,500
22. 1987-02-09
    soldstatus $37,900
23. 1982-06-01
    soldstatus $30,000

ⓘ 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: $1,746 · $145/mo
• Projected year-2 tax: $2,354 · $196/mo
• Expected delta: +$608/yr (+$51/mo · 34.9%)

ⓘ 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 ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,785
• − Mortgage interest: −$10,637
• − Property taxes: −$1,746
• − Insurance: −$950
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$5,524
• Taxable loss: −$3,078
• Est. tax savings @ 24.0%: +$739
• After-tax cash flow: $933/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: Mad River Local
• NCES district ID: 3904870
• Math proficiency: 34% ▼ -23.00%
• Reading proficiency: 50% ▼ -8.00%
• Median HH income: $41,560
• Composite: 35.28/100
• National rank: #4972
• State rank: #531 of 656 in OH

Livability — Riverside

• Score: 64/100
• State rank: #775
• US rank: #14045

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverside, OH
• County: Greene County · 132,120 people
• Metro: Dayton-Kettering, OH
• Population (ZIP): 27,951
• Household income: $83,175
• Rent vs Own: 49.6% rent · 50.4% own
• Severe rent burden: 622.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 8% Hispanic / Latino 6% Asian 5% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 6% · South Korea, Canada, Jamaica
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2% Korean 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: ▼ -148.58%
• Current HPI: 276.444
• Rent YoY: ▲ 5.79%
• 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

+533.0% since first listed

14 events — show timeline

• 2026-05-18 Relisted — Dayton MLS
• 2026-05-12 Contingent — Dayton MLS
• 2026-05-01 Relisted — Dayton MLS
• 2026-05-01 Price Changed $189,900 Dayton MLS
• 2026-04-24 Contingent — Dayton MLS
• 2026-03-28 Listed $194,000 Dayton MLS
• 2025-01-03 Listing Removed — Dayton MLS
• 2025-01-02 Sold (MLS) $80,000 Dayton MLS
• 2024-12-19 Pending — Dayton MLS
• 2024-11-19 Price Changed $83,600 Dayton MLS
• 2024-10-23 Listed $93,600 Dayton MLS
• 1987-09-24 Sold (Public Records) $40,500 Public Records
• 1987-02-09 Sold (Public Records) $37,900 Public Records
• 1982-06-01 Sold (Public Records) $30,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,746 · -30.6% YoY. Source: county tax records.