509 Peachcreek Rd · Centerville, OH 45458

$350,000

4 bd · 2.0 ba · 2,808 sqft · MultiFamily public records · 1 Days on market

Built 1977 2,216 sqft lot Est $390k · 10% 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).

• ARV discount +12.1/15.0
• Cash flow +11.1/30.0
• Schools +5.8/10.0
• Livability +4.2/5.0
• 1% rule +4.0/10.0
• DSCR +3.2/10.0
• Rent growth +3.0/5.0
• 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

Great investment! Rented out duplex!

Key facts

• 2,216 sq ft lot
• Built 1977

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $-143 ($-2k/yr) — negative. Per door: $-72/mo.
• To cash-flow at today's rent, offer at most $325k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $316k (9.8% below list).
• Recommended offer: $316k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.9% in Centerville — 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 85/100 on livability (#45 in OH, #604 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D+, commute F.
• Centerville City (suburban): math 62% / reading 71% proficiency, ranked #163 of 656 in OH (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Centerville Primary Village South (712 students, 19% FRL); Magsig Middle School (math 54% / reading 65%, grade B, #271 of 654 statewide, top 43%, 577 students, 23% FRL); Centerville High School (math 60% / reading 84%, grade B+, #89 of 781 statewide, top 12%, 2,755 students, 15% FRL).
• Market conditions: Rents rising (+2.0%/yr); 223 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 34% of the median local income ($110k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $315,600 (9.8% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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 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: 0.90% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.75%
• DSCR: 0.92
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $390,312
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Peachcreek Rd	0.00mi	4/2.0	2,808 (0%)	2mo	$350,000	$125	98
8734 Shadycreek Dr	0.15mi	5/4.0 (+1)	2,838 (+1%)	0mo	$393,600	$139	78
8765 Meadowcreek Dr #8763	0.08mi	5/4.0 (+1)	2,706 (-4%)	16mo	$392,000	$145	64

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 · 2.04% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.30×
• Total profit: $-68,672
• Equity at exit: $52,186

10-year hold

• IRR: -15.7%
• Equity multiple: 0.15×
• Total profit: $-82,957
• Equity at exit: $30,262

Cash invested: $98,000 (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 45458

• Rents YoY: 2.0%
• Active inventory: 223
• Price-to-rent: 18.5×

Monthly cashflow live

• Estimated rent: $3,156 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$655 /mo · $7,862/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$663
• Net cashflow: $-143

Break-even live

Break-even rent $3,337

Max offer price $324,708

Occupancy floor 100%

Sensitivity live

Price	-10% $55	-5% $-44	+0% $-143	+5% $-242	+10% $-341
Rent	-10% $-392	-5% $-268	+0% $-143	+5% $-19	+10% $106
Rate	-1.0pp $33	-0.5pp $-54	base $-143	+0.5pp $-234	+1.0pp $-326

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,156
Total (2 units)			$3,156

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
96 E Franklin St #94 Washington Township, OH	3.0	1.5	2944	$1,950	$0.66	16d	1	1.26mi
96 E Franklin St Washington Township, OH	3.0	1.5	2944	$1,950	$0.66	25d	1	1.26mi

Listing history 6 events

1. 2026-04-27
   soldstatus $1,710,000
2. 2026-03-30
   status Pending
3. 2026-03-30
   listed $350,000 Active
4. 2012-01-06
   soldstatus $175,000
5. 1985-07-12
   soldstatus $116,000
6. 1985-07-12
   soldstatus $109,900

ⓘ 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: $7,862 · $655/mo
• Projected year-2 tax: $7,862 · $655/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $37,872
• − Mortgage interest: −$19,605
• − Property taxes: −$7,862
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,030
• − Management: −$3,030
• − Depreciation: −$10,182
• Taxable loss: −$7,586
• Est. tax savings @ 24.0%: +$1,821
• After-tax cash flow: $103/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: Centerville City
• NCES district ID: 3904373
• Math proficiency: 62% ▼ -12.00%
• Reading proficiency: 71% ▼ -8.00%
• Median HH income: $70,985
• Composite: 58.44/100
• National rank: #1005
• State rank: #163 of 656 in OH

Livability — Centerville

• Score: 85/100
• State rank: #45
• US rank: #604

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 459,541 people
• City population: 38,712
• Metro: Dayton-Kettering, OH
• Population (ZIP): 38,712
• Household income: $110,150
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 818.0

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% Black 7% Two or more races 7% Asian 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Slovak 3% Romanian 3% Italian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 90% English-only · Other Indo-European 2% Spanish 2% Other Asian/Pacific 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: ▼ -204.98%
• Current HPI: 193.0497
• Rent YoY: ▲ 2.04%
• 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

+1374.1% since first listed

6 events — show timeline

• 2026-04-27 Sold (Public Records) $1,710,000 Public Records
• 2026-03-30 Pending — Dayton MLS
• 2026-03-30 Listed $350,000 Dayton MLS
• 2012-01-06 Sold (Public Records) $175,000 Public Records
• 1985-07-12 Sold (Public Records) $109,900 Public Records
• 1985-07-12 Sold (Public Records) $116,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $7,862 · -0.2% YoY. Source: county tax records.