1266 Westcliff Ct · Kettering, OH 45409

$400,000

28 bd · 2.0 ba · 5,106 sqft · MultiFamily public records · 8 Days on market

Built 1960 0.31 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Rent growth +5.0/5.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Four Family with large three bedroom unit with Family Room + Living Room + so much more, two-two bedroom units and one efficiency. * * * * Two units have central air and two units have window a/c

Key facts

• Shared laundry room
• One car garage
• Minimal shared walls

Tags

• SHARED LAUNDRY ROOM
• WASHER AND DRYER HOOK UPS
• ONE CAR GARAGE
• RANGE
• REFRIGERATOR
• MINIMAL SHARED WALLS

Property features AI

Finance

• Financial info: Gross rental income reported: $41,400; Tenant pays electricity and gas

Exterior

• Parking: Attached garage with 4 spaces; Four or more total parking spaces
• Security: Smoke detector(s)
• Utilities: Natural gas available; Sewer available (storm sewer)
• Home design: Brick construction; 2 stories; Zoned for multiple uses
• Construction: Brick exterior
• Exterior features: Porch; Patio; Storage; Shed(s)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: One-bedroom units; Two-bedroom units; Three-bedroom units; Efficiency units
• Bathrooms: Five full bathrooms (total across property)
• Heating & cooling: Baseboard heating; Natural gas heating; Central air conditioning; Window unit(s)
• Interior features: Full basement; Smoke detectors
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4 × 7-bed/5.0-bath units multifamily listed at $400k.

Deal economics

• At list price, monthly cash flow is $4k ($48k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $400k).
• Cap rate 18.6% vs local median 4.4% in Kettering — 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 83/100 on livability (#61 in OH, #922 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, cost of living A+; Watch: commute F.
• Kettering City School District (suburban): math 54% / reading 68% proficiency, ranked #277 of 656 in OH (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+10.8%/yr); 53 active listings in the ZIP; solid renter incomes; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• At $8,869/mo this rent would consume 122% of the median local household income ($87k/yr) (locally 185% 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 $3k of loan paydown is wiped out by about $12k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $112k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y 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 $175k; list at $400k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $400,000

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. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
8. 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.
9. 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: 2.22% ✓
• Cap rate: 18.57%
• Cash-on-cash: 43.84%
• DSCR: 2.95
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 45.8%
• Equity multiple: 3.14×
• Total profit: $239,358
• Equity at exit: $59,641

10-year hold

• IRR: 53.9%
• Equity multiple: 7.73×
• Total profit: $753,801
• Equity at exit: $34,585

Cash invested: $112,000 (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 45409

• Rents YoY: 10.8%
• Active inventory: 53
• Price-to-rent: 15.0×

Monthly cashflow live

• Estimated rent: $8,869 medium
• Mortgage (P&I): −$2,098
• Tax from tax record: −$651 /mo · $7,810/yr
• Insurance: −$167
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,862
• Net cashflow: $4,036

Break-even live

Break-even rent $3,760

Max offer price $400,000

Occupancy floor 50%

Sensitivity live

Price	-10% $4,262	-5% $4,149	+0% $4,036	+5% $3,923	+10% $3,809
Rent	-10% $3,335	-5% $3,686	+0% $4,036	+5% $4,386	+10% $4,736
Rate	-1.0pp $4,237	-0.5pp $4,138	base $4,036	+0.5pp $3,932	+1.0pp $3,827

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

Units	Beds	Baths	Est. rent
▸ 4× units	7	5	$8,868
Total (4 units)			$8,869

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   days on market $400,000 Active 8 DOM
3. 2026-06-17
   days on market $400,000 Active 7 DOM
4. 2026-06-16
   days on market $400,000 Active 6 DOM
5. 2026-06-15
   days on market $400,000 Active 5 DOM
6. 2026-06-14
   days on market $400,000 Active 3 DOM
7. 2026-06-13
   remarks 409-char remark
8. 2026-06-13
   listed $400,000 Active 2 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: $7,810 · $651/mo
• Projected year-2 tax: $7,810 · $651/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $106,428
• − Mortgage interest: −$22,406
• − Property taxes: −$7,810
• − Insurance: −$2,666
• − Repairs & maintenance: −$8,514
• − Management: −$8,514
• − Depreciation: −$11,636
• Taxable income: $44,881
• Est. tax owed @ 24.0%: −$10,771
• After-tax cash flow: $37,659/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: Kettering City School District
• NCES district ID: 3904418
• Math proficiency: 54% ▼ -21.00%
• Reading proficiency: 68% ▼ -9.00%
• Median HH income: $50,353
• Composite: 51.89/100
• National rank: #1653
• State rank: #277 of 656 in OH

Livability — Kettering

• Score: 83/100
• State rank: #61
• US rank: #922

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kettering, OH
• County: Montgomery County · 459,541 people
• City population: 73,116
• Metro: Dayton-Kettering, OH
• Population (ZIP): 15,293
• Household income: $87,283
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 185.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 6% Two or more races 5% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Romanian 4% Italian 4% Slovak 2%
• Foreign-born: 4% · China, Canada, Vietnam
• Languages at home: 92% English-only · Spanish 4% Chinese 1% Other Indo-European 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: ▼ -199.63%
• Current HPI: 225.554
• Rent YoY: ▲ 10.84%
• 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

+175.9% since first listed

10 events — show timeline

• 2026-06-10 Listed $400,000 Dayton MLS
• 2011-12-08 Sold (Public Records) $175,000 Public Records
• 2011-12-06 Sold (MLS) $175,000 Dayton MLS
• 2011-12-06 Sold (MLS) $175,000 Dayton MLS
• 2011-10-29 Listing Removed — Dayton MLS
• 2011-04-08 Listed $179,500 Dayton MLS
• 1995-01-31 Sold (Public Records) $225,500 Public Records
• 1990-09-04 Sold (Public Records) $205,000 Public Records
• 1987-09-21 Sold (Public Records) $175,000 Public Records
• 1985-11-01 Sold (Public Records) $145,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $7,810 · -0.3% YoY. Source: county tax records.