6884 S Shiloh Rd · Clayton, OH 45383

$129,900

2 bd · 1.0 ba · 1,894 sqft · SingleFamily public records · 14 Days on market

Built 1860 4.00 ac lot ↓ 29% since listing

---

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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Schools +4.9/10.0
• 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

Great opportunity to buy this 4 acre parcel with a house and barn located in Union Township near West Milton, OH. The home has 1280 sq. ft. with 2 bedrooms, 1 bathroom plus finished attic space.

Key facts

• Finished attic space
• 4 acre parcel
• House and barn

Tags

• 4 ACRE PARCEL
• HOUSE AND BARN
• FINISHED ATTIC SPACE

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Barn
• Utilities: Has heating (forced air)
• Home design: Single-story residence; Brick and wood siding exterior
• Construction: Brick and wood siding construction
• Exterior features: Irregular 4-acre residential lot

Interior

• Bedrooms: Two bedrooms on the main level (each about 10 x 10)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/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 $123k (5.6% below list).
• Recommended offer: $123k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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.
• Milton-Union Exempted Village (rural): math 54% / reading 61% proficiency, ranked #324 of 656 in OH (top 49%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 24 active listings in the ZIP; 326 units permitted in Miami County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1860 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,586 (5.6% below list)

Questions for the listing agent

1. Built in 1860 — 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: 7.78%
• Cash-on-cash: 5.32%
• DSCR: 1.24
• GRM: 8.8

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-10,819
• Equity at exit: $19,369

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $3,649
• Equity at exit: $11,231

Cash invested: $36,372 (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 45383

• Home prices YoY: -27.8%
• Active inventory: 24
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,226 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$72 /mo · $863/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $161

Break-even live

Break-even rent $1,022

Max offer price $129,900

Occupancy floor 82%

Sensitivity live

Price	-10% $235	-5% $198	+0% $161	+5% $124	+10% $88
Rent	-10% $64	-5% $113	+0% $161	+5% $210	+10% $258
Rate	-1.0pp $227	-0.5pp $194	base $161	+0.5pp $128	+1.0pp $93

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $129,900 Active 14 DOM
2. 2026-06-17
   days on market $129,900 Active 13 DOM
3. 2026-06-16
   days on market $129,900 Active 12 DOM
4. 2026-06-15
   days on market $129,900 Active 11 DOM
5. 2026-06-14
   days on market $129,900 Active 9 DOM
6. 2026-06-13
   days on market $129,900 Active 8 DOM
7. 2026-06-10
   days on market $129,900 Active 6 DOM
8. 2026-06-09
   days on market $129,900 Active 5 DOM
9. 2026-06-08
   days on market $129,900 Active 4 DOM
10. 2026-06-07
    remarks 194-char remark
11. 2026-06-07
    listed $129,900 Active 3 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: $863 · $72/mo
• Projected year-2 tax: $1,445 · $120/mo
• Expected delta: +$582/yr (+$48/mo · 67.4%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,710
• − Mortgage interest: −$7,276
• − Property taxes: −$863
• − Insurance: −$650
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$3,779
• Taxable loss: −$211
• Est. tax savings @ 24.0%: +$51
• After-tax cash flow: $1,985/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: Milton-Union Exempted Village
• NCES district ID: 3904551
• Math proficiency: 54% ▼ -14.00%
• Reading proficiency: 61% ▼ -8.00%
• Median HH income: $51,479
• Composite: 49.12/100
• National rank: #2048
• State rank: #324 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

• County: Miami · 104,562 people
• City population: 37,953
• Metro: Dayton-Kettering-Beavercreek, OH
• Population (ZIP): 6,883
• Household income: $63,795
• Rent vs Own: 23.9% rent · 76.1% own
• Severe rent burden: 3.5

Population outlook (Miami County) Hauer SSP2

• Today (2025): 107,816 people
• By 2030: 108,896 · +1.0%
• By 2040: 109,581 · +1.6%
• By 2050: 108,110 · +0.3%
• By 2075: 101,523 · -5.8%
• By 2100: 85,787 · -20.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Lithuanian 5% Slovak 2% Romanian 2%
• Foreign-born: 0%

Political lean MEDSL · Miami

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -16.6pp toward R · 2008: -28.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+44.3 2016: R+45.6 2012: R+35.6 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -89.93%
• Current HPI: 233.9432
• 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

-29.5% since first listed

6 events — show timeline

• 2026-06-03 Listed $129,900 Dayton MLS
• 2025-09-08 Listing Removed — WRIST
• 2024-10-07 Relisted — WRIST
• 2024-09-30 Listing Removed — WRIST
• 2024-03-18 Listed $235,000 WRIST
• 1990-04-13 Sold (Public Records) $184,149 Public Records

Property tax history

-4.2%/yr

Latest (2025): $863 · -46.7% YoY. Source: county tax records.