1122 Eagle Feather Cir Unit D · West Carrollton, OH 45449

$79,900

2 bd · 1.0 ba · 757 sqft · Condo public records · 41 Days on market

Built 1974 $106/sqft · 7% above area Est $75k · 7% over $396/mo HOA · 31% 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 +22.6/30.0
• 1% rule +10.0/10.0
• DSCR +7.2/10.0
• ARV discount +4.5/15.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This second-floor condo offers maintenance-free living and has been completely updated throughout. It features two spacious bedrooms, one full bathroom, and includes all kitchen appliances plus washer|dryer combo for your convenience. Enjoy your morning coffee on the covered patio with a beautiful view! The community provides excellent amenities, including a laundry room, swimming pool, scenic pond, clubhouse, and picnic area and —perfect for relaxation and entertaining.

Key facts

• Kitchen appliances
• Scenic pond
• Laundry room

Tags

• COMPLETELY UPDATED
• KITCHEN APPLIANCES
• WASHER DRYER COMBO
• LAUNDRY ROOM
• SWIMMING POOL
• SCENIC POND

Property features AI

Finance

• Other: Lease not considered
• HOA & community: HOA fees $396 per month

Exterior

• Parking: One assigned parking space
• Utilities: Natural gas; Public sewer (and other); Other water source
• Home design: One-level unit in a 3-story building; Unit entry level: 2; Condo; Residential zoning
• Construction: Brick construction; Other foundation details
• Exterior features: Shingle roof; Brick construction; Other window features

Interior

• Kitchen: 8 x 9 kitchen; Oven/Range; Microwave; Refrigerator
• Bedrooms: Two bedrooms total; Primary bedroom 10 x 13 (level 1); Second bedroom 11 x 11 (level 1)
• Bathrooms: One full bathroom on level 1; Primary bathroom: Other
• Heating & cooling: Forced air heating (gas); Central air; Gas water heating
• Interior features: 6 total rooms; Smoke alarm
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 4.7% in West Carrollton — 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 65/100 on livability (#712 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• West Carrollton City (suburban): math 34% / reading 46% proficiency, ranked #540 of 656 in OH (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 82 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $552 of loan paydown is wiped out by about $2k 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 41 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.59% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.28%
• DSCR: 1.32
• GRM: 5.2

CMA / ARV

• ARV (median comp): $74,888
• List price: $79,900
• Delta: 13.50%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-4,090
• Equity at exit: $11,913

10-year hold

• IRR: 5.1%
• Equity multiple: 1.38×
• Total profit: $8,438
• Equity at exit: $6,908

Cash invested: $22,372 (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 45449

• Active inventory: 82
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,272 high
• Mortgage (P&I): −$419
• Tax from tax record: −$21 /mo · $253/yr
• Insurance: −$33
• HOA: −$396
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $136

Break-even live

Break-even rent $1,101

Max offer price $79,900

Occupancy floor 84%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1651 S Elm St Dayton, OH	1.0–2.0	1.0–2.0	908	$1,549	$1.71	2d	9	0.14mi
841 Gawain Cir Dayton, OH	1.0–3.0	1.0–2.0	950	$1,140	$1.20	2d	17	0.33mi
712 Green Feather Ct Unit 5 Dayton, OH	2.0	1.0	1000	$1,200	$1.20	2d	1	0.63mi
1306 Black Forest Dr Apt A Dayton, OH	1.0	1.0	830	$925	$1.11	23d	1	0.66mi
1306 Black Forest Dr Unit B Dayton, OH	2.0	1.0	830	$1,175	$1.42	2d	1	0.66mi
1308 Camp Hill Way Dayton, OH	2.0	2.0	1000	$1,175	$1.18	2d	11	0.88mi
1122 Redbluff Dr Unit B Dayton, OH	1.0	1.0	850	$900	$1.06	43d	1	0.96mi
155 Prestige Pl Miamisburg, OH	1.0	1.0	593	$1,370	$2.31	2d	9	1.00mi
1735 Mars Hill Dr Dayton, OH	2.0	1.0–2.0	968	$1,162	$1.20	2d	4	1.05mi
1130 Bishop Dr Unit 1130-C Dayton, OH	2.0	1.0	850	$880	$1.04	2d	1	1.09mi
85 N Gebhart Church Rd Unit G Miamisburg, OH	2.0	1.0	950	$895	$0.94	23d	1	1.10mi
7477 Shady Water Ln Dayton, OH	2.0	1.0–2.0	712	$1,490	$2.09	2d	36	1.11mi
2910 Knoll Ridge Dr Dayton, OH	1.0–3.0	1.0–2.0	680	$974	$1.43	2d	1	1.12mi
1644 Villa South Dr Dayton, OH	2.0	1.5	1000	$1,500	$1.50	43d	1	1.18mi
8470 Towson Blvd Miamisburg, OH	2.0	1.5	1050	$1,182	$1.13	2d	9	1.28mi
8310 Lyons Gate Way Miamisburg, OH	1.0–2.0	1.0	715	$1,455	$2.03	3d	11	1.29mi
8470 Towson Blvd Miamisburg, OH	2.0	1.5	1050	$1,188	$1.13	19d	7	1.32mi
911 S Alex Rd Dayton, OH	1.0	1.0	625	$799	$1.28	2d	5	1.35mi
2125 Maue Rd Miamisburg, OH	2.0	1.0–1.5	825	$2,048	$2.48	2d	1	1.37mi

HOA detail condo

• Monthly dues: $396 · $4,752/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $79,900 Active 41 DOM
2. 2026-06-17
   days on market $79,900 Active 40 DOM
3. 2026-06-16
   days on market $79,900 Active 39 DOM
4. 2026-06-15
   days on market $79,900 Active 38 DOM
5. 2026-06-14
   days on market $79,900 Active 36 DOM
6. 2026-06-13
   days on market $79,900 Active 35 DOM
7. 2026-06-10
   days on market $79,900 Active 33 DOM
8. 2026-06-09
   days on market $79,900 Active 32 DOM
9. 2026-06-08
   days on market $79,900 Active 31 DOM
10. 2026-06-07
    days on market $79,900 Active 30 DOM
11. 2026-06-03
    days on market $79,900 Active 26 DOM
12. 2026-06-02
    days on market $79,900 Active 25 DOM
13. 2026-06-01
    days on market $79,900 Active 24 DOM
14. 2026-05-31
    days on market $79,900 Active 23 DOM
15. 2026-05-31
    days on market $79,900 Active 22 DOM
16. 2026-05-13
    historical Contingency Pending 404-char remark

    Show marketing remark (481 chars)

    This second-floor condo offers maintenance-free living and has been completely updated throughout. It features two spacious bedrooms, one full bathroom, and includes all kitchen appliances plus washer|dryer combo for your convenience. Enjoy your morning coffee on the covered patio with a beautiful view! The community provides excellent amenities, including a laundry room, swimming pool, scenic pond, clubhouse, and picnic area and —perfect for relaxation and entertaining.

17. 2026-05-13
    status Pending 411-char remark

    Show marketing remark (481 chars)

    This second-floor condo offers maintenance-free living and has been completely updated throughout. It features two spacious bedrooms, one full bathroom, and includes all kitchen appliances plus washer|dryer combo for your convenience. Enjoy your morning coffee on the covered patio with a beautiful view! The community provides excellent amenities, including a laundry room, swimming pool, scenic pond, clubhouse, and picnic area and —perfect for relaxation and entertaining.

18. 2026-05-07
    listed $85,000 Active 404-char remark

    Show marketing remark (481 chars)

    This second-floor condo offers maintenance-free living and has been completely updated throughout. It features two spacious bedrooms, one full bathroom, and includes all kitchen appliances plus washer|dryer combo for your convenience. Enjoy your morning coffee on the covered patio with a beautiful view! The community provides excellent amenities, including a laundry room, swimming pool, scenic pond, clubhouse, and picnic area and —perfect for relaxation and entertaining.

19. 2026-05-07
    listed $85,000 Active 411-char remark

    Show marketing remark (481 chars)

    This second-floor condo offers maintenance-free living and has been completely updated throughout. It features two spacious bedrooms, one full bathroom, and includes all kitchen appliances plus washer|dryer combo for your convenience. Enjoy your morning coffee on the covered patio with a beautiful view! The community provides excellent amenities, including a laundry room, swimming pool, scenic pond, clubhouse, and picnic area and —perfect for relaxation and entertaining.

20. 2020-08-14
    soldstatus $54,900
21. 1997-09-09
    soldstatus $39,900

ⓘ 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: $253 · $21/mo
• Projected year-2 tax: $750 · $62/mo
• Expected delta: +$497/yr (+$41/mo · 196.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 19 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: $15,268
• − Mortgage interest: −$4,476
• − Property taxes: −$253
• − Insurance: −$400
• − Repairs & maintenance: −$1,221
• − Management: −$1,221
• − HOA: −$4,752
• − Depreciation: −$2,324
• Taxable income: $620
• Est. tax owed @ 24.0%: −$149
• After-tax cash flow: $1,480/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: West Carrollton City
• NCES district ID: 3904505
• Math proficiency: 34% ▼ -12.00%
• Reading proficiency: 46% ▼ -9.00%
• Median HH income: $42,209
• Composite: 33.71/100
• National rank: #5380
• State rank: #540 of 656 in OH

Livability — West Carrollton

• Score: 65/100
• State rank: #712
• US rank: #12835

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Carrollton, OH
• County: Montgomery County · 459,541 people
• City population: 19,066
• Metro: Dayton-Kettering, OH
• Population (ZIP): 19,066
• Household income: $63,800
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 745.0

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 13% Two or more races 9% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 5% Arabic 3% Chinese 2%

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: ▼ -188.64%
• Current HPI: 248.1785
• Rent YoY: —
• 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

+100.3% since first listed

10 events — show timeline

• 2026-05-28 Price Changed $79,900 Cincy MLS
• 2026-05-28 Price Changed $79,900 Dayton MLS
• 2026-05-19 Relisted — Cincy MLS
• 2026-05-19 Relisted — Dayton MLS
• 2026-05-13 Contingent — Cincy MLS
• 2026-05-13 Pending — Dayton MLS
• 2026-05-07 Listed $85,000 Dayton MLS
• 2026-05-07 Listed $85,000 Cincy MLS
• 2020-08-14 Sold (Public Records) $54,900 Public Records
• 1997-09-09 Sold (Public Records) $39,900 Public Records

Property tax history

+2.6%/yr

Latest (2025): $253 · -7.9% YoY. Source: county tax records.