75 W 2nd St · Xenia, OH 45385

$299,000

20 bd · 16.0 ba · 3,550 sqft · MultiFamily · 48 Days on market

Built 1900 8,085 sqft lot $84/sqft · 29% above area Est $233k · 29% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Schools +4.0/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• 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

This big bad Historical beast on West 2nd Street in Downtown Xenia is begging for your personal beautification. Button up your work pants and bring these Four massive 1-Bedroom units back to life. Each boasts original trims, doors and much more. Equipped with historical radiant heat that is still operational, allowing for instant availability to begin rehabbing even in the winter. With a large backyard and close proximity to local shops and parks, it's an ideal choice for anyone seeking comfort and convenience. Note, the 1st floor bathroom damage is stemming from a 2nd floor unit toilet leak that was already stopped. Outside this bathroom, you have instant ability to either fix and rent or you can gut it and fully renovate the property to seek highest and best rents. A large detached garage is on the property. The garage previously had it's own electric meter but that was removed by previous ownership. Options galore to maximize income and the units are large enough you could possible reconfigure for extra bed counts. The choice is yours!

Key facts

• Community amenities
• Refreshed bathroom
• Walkable access

Tags

• MULTI-FAMILY PROPERTY
• MODERN KITCHEN
• REFRESHED BATHROOM
• WALKABLE ACCESS
• LOCAL SHOPS
• COMMUNITY AMENITIES

Property features AI

Finance

• Financial info: For sale; Gross income reported: $40,800 (multi-unit property with 4 total units)

Exterior

• Parking: Detached garage
• Utilities: Electric cooling (window units); Radiant heating
• Home design: Frame construction; 2 stories
• Construction: Frame construction
• Exterior features: Residential historic zoning; Lot approximately 90 x 90 (0.19 acre)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Four bedrooms or more (units listed as four-bedroom units)
• Bathrooms: 4 full bathrooms
• Heating & cooling: Radiant heating; Window air conditioning units
• Interior features: Attic; Full basement

What this means for you Summary

Snapshot

• This is a 3×1bd/1ba + 1×2bd/1ba units multifamily listed at $299k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $341/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $299k).
• Recommended offer: $290k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 3.6% 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.
• Market conditions: Rents rising fast (+5.5%/yr); 234 active listings in the ZIP; solid renter incomes; 797 units permitted in Greene County in 2024 (148 in 5+ unit buildings).
• At $3,986/mo this rent would consume 62% 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 $9k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $84k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $91k; list at $299k implies a 229% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $290,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 1900 — 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. 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: 1.33% ✓
• Cap rate: 11.77%
• Cash-on-cash: 19.56%
• DSCR: 1.87
• GRM: 6.3

CMA / ARV

• ARV (median comp): $232,572
• List price: $299,000
• Delta: 28.56%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.48% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 1.58×
• Total profit: $48,562
• Equity at exit: $44,582

10-year hold

• IRR: 24.6%
• Equity multiple: 3.36×
• Total profit: $197,774
• Equity at exit: $25,852

Cash invested: $83,720 (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: 234
• Price-to-rent: 25.7×

Monthly cashflow live

• Estimated rent: $3,986 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$91 /mo · $1,097/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$837
• Net cashflow: $1,365

Break-even live

Break-even rent $2,258

Max offer price $299,000

Occupancy floor 61%

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$2,907
1× unit	2	1	$1,080
Total (4 units)			$3,986

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $299,000 Active 48 DOM
2. 2026-06-17
   days on market $299,000 Active 47 DOM
3. 2026-06-16
   days on market $299,000 Active 46 DOM
4. 2026-06-15
   days on market $299,000 Active 45 DOM
5. 2026-06-14
   days on market $299,000 Active 43 DOM
6. 2026-06-13
   days on market $299,000 Active 42 DOM
7. 2026-06-10
   days on market $299,000 Active 40 DOM
8. 2026-06-09
   days on market $299,000 Active 39 DOM
9. 2026-06-08
   days on market $299,000 Active 38 DOM
10. 2026-06-07
    days on market $299,000 Active 37 DOM
11. 2026-06-05
    days on market $299,000 Active 34 DOM
12. 2026-06-03
    days on market $299,000 Active 33 DOM
13. 2026-06-02
    days on market $299,000 Active 32 DOM
14. 2026-06-01
    days on market $299,000 Active 31 DOM
15. 2026-05-31
    days on market $299,000 Active 30 DOM
16. 2026-05-31
    days on market $299,000 Active 29 DOM
17. 2026-05-01
    listed $299,000 Active 880-char remark
18. 2025-12-03
    price $275,000
19. 2025-02-24
    soldstatus $91,000 Closed

    Show marketing remark (1054 chars)

    This big bad Historical beast on West 2nd Street in Downtown Xenia is begging for your personal beautification. Button up your work pants and bring these Four massive 1-Bedroom units back to life. Each boasts original trims, doors and much more. Equipped with historical radiant heat that is still operational, allowing for instant availability to begin rehabbing even in the winter. With a large backyard and close proximity to local shops and parks, it's an ideal choice for anyone seeking comfort and convenience. Note, the 1st floor bathroom damage is stemming from a 2nd floor unit toilet leak that was already stopped. Outside this bathroom, you have instant ability to either fix and rent or you can gut it and fully renovate the property to seek highest and best rents. A large detached garage is on the property. The garage previously had it's own electric meter but that was removed by previous ownership. Options galore to maximize income and the units are large enough you could possible reconfigure for extra bed counts. The choice is yours!

20. 2025-01-05
    historical ActiveUnderContract

    Show marketing remark (1054 chars)

    This big bad Historical beast on West 2nd Street in Downtown Xenia is begging for your personal beautification. Button up your work pants and bring these Four massive 1-Bedroom units back to life. Each boasts original trims, doors and much more. Equipped with historical radiant heat that is still operational, allowing for instant availability to begin rehabbing even in the winter. With a large backyard and close proximity to local shops and parks, it's an ideal choice for anyone seeking comfort and convenience. Note, the 1st floor bathroom damage is stemming from a 2nd floor unit toilet leak that was already stopped. Outside this bathroom, you have instant ability to either fix and rent or you can gut it and fully renovate the property to seek highest and best rents. A large detached garage is on the property. The garage previously had it's own electric meter but that was removed by previous ownership. Options galore to maximize income and the units are large enough you could possible reconfigure for extra bed counts. The choice is yours!

21. 2025-01-01
    price $114,870

    Show marketing remark (1054 chars)

    This big bad Historical beast on West 2nd Street in Downtown Xenia is begging for your personal beautification. Button up your work pants and bring these Four massive 1-Bedroom units back to life. Each boasts original trims, doors and much more. Equipped with historical radiant heat that is still operational, allowing for instant availability to begin rehabbing even in the winter. With a large backyard and close proximity to local shops and parks, it's an ideal choice for anyone seeking comfort and convenience. Note, the 1st floor bathroom damage is stemming from a 2nd floor unit toilet leak that was already stopped. Outside this bathroom, you have instant ability to either fix and rent or you can gut it and fully renovate the property to seek highest and best rents. A large detached garage is on the property. The garage previously had it's own electric meter but that was removed by previous ownership. Options galore to maximize income and the units are large enough you could possible reconfigure for extra bed counts. The choice is yours!

22. 2024-12-26
    price $119,780

    Show marketing remark (1054 chars)

    This big bad Historical beast on West 2nd Street in Downtown Xenia is begging for your personal beautification. Button up your work pants and bring these Four massive 1-Bedroom units back to life. Each boasts original trims, doors and much more. Equipped with historical radiant heat that is still operational, allowing for instant availability to begin rehabbing even in the winter. With a large backyard and close proximity to local shops and parks, it's an ideal choice for anyone seeking comfort and convenience. Note, the 1st floor bathroom damage is stemming from a 2nd floor unit toilet leak that was already stopped. Outside this bathroom, you have instant ability to either fix and rent or you can gut it and fully renovate the property to seek highest and best rents. A large detached garage is on the property. The garage previously had it's own electric meter but that was removed by previous ownership. Options galore to maximize income and the units are large enough you could possible reconfigure for extra bed counts. The choice is yours!

23. 2024-12-20
    listed $124,978 Active

    Show marketing remark (1054 chars)

    This big bad Historical beast on West 2nd Street in Downtown Xenia is begging for your personal beautification. Button up your work pants and bring these Four massive 1-Bedroom units back to life. Each boasts original trims, doors and much more. Equipped with historical radiant heat that is still operational, allowing for instant availability to begin rehabbing even in the winter. With a large backyard and close proximity to local shops and parks, it's an ideal choice for anyone seeking comfort and convenience. Note, the 1st floor bathroom damage is stemming from a 2nd floor unit toilet leak that was already stopped. Outside this bathroom, you have instant ability to either fix and rent or you can gut it and fully renovate the property to seek highest and best rents. A large detached garage is on the property. The garage previously had it's own electric meter but that was removed by previous ownership. Options galore to maximize income and the units are large enough you could possible reconfigure for extra bed counts. The choice is yours!

24. 2013-12-20
    historical
25. 2013-06-20
    listed $89,900
26. 1994-09-27
    soldstatus $63,500
27. 1994-09-27
    soldstatus $63,500

ⓘ 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: $1,097 · $91/mo
• Projected year-2 tax: $2,881 · $240/mo
• Expected delta: +$1,784/yr (+$149/mo · 162.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 19 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,832
• − Mortgage interest: −$16,749
• − Property taxes: −$1,097
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,827
• − Management: −$3,827
• − Depreciation: −$8,698
• Taxable income: $12,140
• Est. tax owed @ 24.0%: −$2,914
• After-tax cash flow: $13,466/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

+370.9% since first listed

11 events — show timeline

• 2026-05-01 Listed $299,000 Dayton MLS
• 2025-12-03 Price Changed $275,000 Dayton MLS
• 2025-02-24 Sold (MLS) $91,000 Dayton MLS
• 2025-01-05 Contingent — Dayton MLS
• 2025-01-01 Price Changed $114,870 Dayton MLS
• 2024-12-26 Price Changed $119,780 Dayton MLS
• 2024-12-20 Listed $124,978 Dayton MLS
• 2013-12-20 Listing Removed — Dayton MLS
• 2013-06-20 Listed $89,900 Dayton MLS
• 1994-09-27 Sold (Public Records) $63,500 Public Records
• 1994-09-27 Sold (Public Records) $63,500 Public Records

Property tax history

-1.2%/yr

Latest (2025): $1,097 · +1.8% YoY. Source: county tax records.