1326-1328 Seneca Dr · Xenia, OH 45385

$275,000

4 bd · 2.0 ba · 2,137 sqft · MultiFamily public records · 1 Days on market

Built 1980 0.29 ac lot Est $269k · at est.

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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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +6.5/15.0
• 1% rule +5.9/10.0
• Schools +4.0/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Discover an exceptional investment opportunity in Xenia, where this multi-family property offers versatile living arrangements. This appealing duplex, featuring two units, is ideally suited for generating rental income or accommodating multi-generational living. Each unit is thoughtfully designed to maximize comfort and functionality, providing a seamless living experience for residents. The property's single-story design ensures easy accessibility, catering to a diverse range of needs. With a total of five bedrooms and three full bathrooms across both units, it presents ample space for occupants. The inviting exterior includes a patio, offering a private outdoor retreat for relaxation or e

Key facts

• Single-story design
• Rental income
• Easy accessibility

Tags

• MULTI-FAMILY PROPERTY
• VERSATILE LIVING ARRANGEMENTS
• RENTAL INCOME
• MULTI-GENERATIONAL LIVING
• SINGLE-STORY DESIGN
• EASY ACCESSIBILITY

Property features AI

Finance

• Financial info: Property listed for sale; Gross rental income reported: $27,000 (multi-unit); Two-unit building (one building total)

Exterior

• Parking: Attached two-car garage
• Utilities: Central air; Natural gas
• Home design: Single-story property; Brick and vinyl siding exterior
• Construction: Brick and vinyl siding construction
• Exterior features: Residential lot (approximately 0.29 acres)

Interior

• Bathrooms: Three full bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Finished and unfinished basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $537 ($6k/yr) — positive. Per door: $269/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Cap rate 8.6% vs local median 3.7% in Xenia — 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 75/100 on livability (#244 in OH, #3,892 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: amenities D+, commute F, employment F.
• Xenia Community City (suburban): math 42% / reading 53% proficiency, ranked #478 of 656 in OH (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Arrowood Elementary (math 55% / reading 50%, grade C-, #846 of 1,584 statewide, top 54%, 419 students, 0% FRL); Warner Middle School (math 35% / reading 45%, grade F, #511 of 654 statewide, top 79%, 848 students, 0% FRL); Xenia High School (math 25% / reading 63%, grade F, #489 of 781 statewide, top 63%, 985 students, 48% FRL) — zoned schools average 16% FRL vs 50% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.5%/yr); 240 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 797 units permitted in Greene County in 2024 (148 in 5+ unit buildings).
• At $3,010/mo this rent would consume 47% of the median local household income ($77k/yr) (locally 906% 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $77k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $160k; list at $275k implies a 72% gain — meaningful room to come down on a strong offer.

Recommended offer $275,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.09% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.37%
• DSCR: 1.37
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $269,262
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1326-1328 Seneca Dr	0.00mi	5/3.0 (+1)	2,137 (0%)	1mo	$270,000	$126	90

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 · 5.48% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-2,654
• Equity at exit: $41,003

10-year hold

• IRR: 11.2%
• Equity multiple: 1.97×
• Total profit: $74,997
• Equity at exit: $23,777

Cash invested: $77,000 (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 45385

• Rents YoY: 5.5%
• Active inventory: 240
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $3,010 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$284 /mo · $3,410/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$632
• Net cashflow: $537

Break-even live

Break-even rent $2,330

Max offer price $275,000

Occupancy floor 77%

Sensitivity live

Price	-10% $693	-5% $615	+0% $537	+5% $459	+10% $381
Rent	-10% $299	-5% $418	+0% $537	+5% $656	+10% $775
Rate	-1.0pp $676	-0.5pp $607	base $537	+0.5pp $466	+1.0pp $393

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$3,010
Total (2 units)			$3,010

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
329 Cincinnati Ave Xenia, OH	3.0	1.5	1866	$2,300	$1.23	25d	1	1.50mi

Listing history 8 events

1. 2026-05-13
   status Pending
2. 2026-05-13
   listed $275,000 Active
3. 2019-11-19
   soldstatus $159,600
4. 2018-07-06
   soldstatus $160,000
5. 2005-08-15
   soldstatus $165,000
6. 2005-05-17
   soldstatus $155,000
7. 2005-05-16
   soldstatus $155,100
8. 1986-03-03
   soldstatus $76,000

ⓘ 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: $3,410 · $284/mo
• Projected year-2 tax: $3,850 · $321/mo
• Expected delta: +$440/yr (+$37/mo · 12.9%)

ⓘ 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 ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $36,120
• − Mortgage interest: −$15,404
• − Property taxes: −$3,410
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,890
• − Management: −$2,890
• − Depreciation: −$8,000
• Taxable income: $2,151
• Est. tax owed @ 24.0%: −$516
• After-tax cash flow: $5,928/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: Xenia Community City
• NCES district ID: 3904515
• Math proficiency: 42% ▼ -16.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $46,206
• Composite: 40.31/100
• National rank: #3752
• State rank: #478 of 656 in OH

Livability — Xenia

• Score: 75/100
• State rank: #244
• US rank: #3892

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Xenia, OH
• County: Greene County · 132,120 people
• City population: 40,617
• Metro: Dayton-Kettering, OH
• Population (ZIP): 40,617
• Household income: $76,564
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 906.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 6% Black 6% Hispanic / Latino 2% Asian 2%
• Common ancestry: Slovak 3% Italian 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Indo-European 1% Spanish 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: ▼ -158.15%
• Current HPI: 239.0473
• Rent YoY: ▲ 5.48%
• 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

+261.8% since first listed

8 events — show timeline

• 2026-05-13 Pending — Dayton MLS
• 2026-05-13 Listed $275,000 Dayton MLS
• 2019-11-19 Sold (Public Records) $159,600 Public Records
• 2018-07-06 Sold (Public Records) $160,000 Public Records
• 2005-08-15 Sold (Public Records) $165,000 Public Records
• 2005-05-17 Sold (Public Records) $155,000 Public Records
• 2005-05-16 Sold (Public Records) $155,100 Public Records
• 1986-03-03 Sold (Public Records) $76,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $3,410 · +1.8% YoY. Source: county tax records.