419 Scarborough Ct · New Lebanon, OH 45345

$180,000

3 bd · 1.0 ba · 1,182 sqft · SingleFamily public records · 17 Days on market

Built 1969 Est $188k · at est.

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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).

• Cash flow +10.0/30.0
• Appreciation +10.0/10.0
• ARV discount +9.4/15.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• DSCR +2.8/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Well-maintained 3-bedroom, 1.5-bath brick ranch on a spacious corner lot in New Lebanon. This single-story home offers 1,182 sq ft of living space, an attached 1-car garage, a large yard, and a practical layout. Inside, the home features updated flooring throughout much of the home, a bright living area, and an eat-in kitchen with updated cabinets and countertops (approximately 2 years old) along with stainless appliances. The home includes both a full bath and a convenient half bath. Recent updates include 2/3 of the LVP flooring (approximately 2 years old) and brand-new bathroom vanity, medicine cabinet, and exhaust fan. The roof is approximately 5 years old. Outside, you & acirc; &am

Key facts

• Updated cabinets
• Stainless appliances
• Updated flooring

Tags

• CORNER LOT
• UPDATED FLOORING
• EAT-IN KITCHEN
• UPDATED CABINETS
• STAINLESS APPLIANCES
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-110 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (23.8% below list).
• Recommended offer: $137k (23.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#450 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, amenities F, commute F.
• New Lebanon Local (town): math 43% / reading 56% proficiency, ranked #448 of 656 in OH (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Montgomery County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $180k implies a 728% gain — meaningful room to come down on a strong offer.

Recommended offer $137,166 (23.8% 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. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 0.76% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.62%
• DSCR: 0.88
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $187,938
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
731 Homeway Dr	0.18mi	3/1.5	1,182 (0%)	2mo	$184,000	$156	88
448 Gregory Ave	0.17mi	3/1.5	1,182 (0%)	5mo	$185,000	$157	85
432 Scarborough Ct	0.04mi	3/1.5	1,299 (+10%)	5mo	$155,900	$120	75
419 Rosetta St	0.31mi	3/1.5	1,243 (+5%)	3mo	$185,500	$149	72
444 Scarborough Ct	0.07mi	3/1.5	1,350 (+14%)	0mo	$200,000	$148	71
301 Lawson Ave	0.35mi	3/1.5	1,245 (+5%)	3mo	$205,000	$165	70
712 Homeway Dr	0.18mi	3/1.5	1,286 (+9%)	8mo	$205,000	$159	68
660 Cranwood Cir	0.25mi	4/1.5 (+1)	1,286 (+9%)	6mo	$225,000	$175	61
107 Glenada Ct	0.53mi	3/1.5	1,075 (-9%)	3mo	$185,000	$172	55
336 Estonia Dr	0.69mi	3/1.5	1,102 (-7%)	1mo	$190,000	$172	54
719 S Church St	0.66mi	3/1.0	1,034 (-12%)	1mo	$160,000	$155	48
224 Drina Ave	0.74mi	3/1.5	1,080 (-9%)	5mo	$182,000	$169	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 2.81×
• Total profit: $91,020
• Equity at exit: $162,158

10-year hold

• IRR: 20.1%
• Equity multiple: 6.43×
• Total profit: $273,526
• Equity at exit: $349,700

Cash invested: $50,400 (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 45345

• Home prices YoY: 8.0%
• Active inventory: 20
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,372 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$175 /mo · $2,095/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $-110

Break-even live

Break-even rent $1,511

Max offer price $160,579

Occupancy floor —

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Clinchfield Ct New Lebanon, OH	2.0	2.0	1362	$1,600	$1.17	2d	1	0.51mi
53 Gloria Ave Unit 53 New Lebanon, OH	2.0	1.0	834	$1,000	$1.20	2d	1	0.67mi

Listing history 13 events

1. 2026-06-18
   days on market $180,000 Active 17 DOM
2. 2026-06-17
   days on market $180,000 Active 16 DOM
3. 2026-06-16
   days on market $180,000 Active 15 DOM
4. 2026-06-15
   days on market $180,000 Active 14 DOM
5. 2026-06-14
   days on market $180,000 Active 12 DOM
6. 2026-06-10
   days on market $180,000 Active 9 DOM
7. 2026-06-09
   days on market $180,000 Active 8 DOM
8. 2026-06-08
   days on market $180,000 Active 7 DOM
9. 2026-06-07
   days on market $180,000 Active 6 DOM
10. 2026-06-05
    days on market $180,000 Active 3 DOM
11. 2026-06-03
    days on market $180,000 Active 2 DOM
12. 2026-06-02
    remarks 695-char remark
13. 2026-06-02
    listed $180,000 Active 1 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: $2,095 · $175/mo
• Projected year-2 tax: $2,452 · $204/mo
• Expected delta: +$356/yr (+$30/mo · 17.0%)

ⓘ 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 ≥100°F today · 19 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: $16,460
• − Mortgage interest: −$10,083
• − Property taxes: −$2,095
• − Insurance: −$900
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − Depreciation: −$5,236
• Taxable loss: −$4,488
• Est. tax savings @ 24.0%: +$1,077
• After-tax cash flow: $-242/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: New Lebanon Local
• NCES district ID: 3904871
• Math proficiency: 43% ▼ -19.00%
• Reading proficiency: 56% ▼ -7.00%
• Median HH income: $45,363
• Composite: 41.88/100
• National rank: #3369
• State rank: #448 of 656 in OH

Livability — New Lebanon

• Score: 70/100
• State rank: #450
• US rank: #7342

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Lebanon, OH
• County: Montgomery · 506,435 people
• City population: 5,923
• Metro: Dayton-Kettering-Beavercreek, OH
• Population (ZIP): 5,923
• Household income: $77,279
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 8.9

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 (92%)
• Race & ethnicity: White 92% Two or more races 6% Black 2%
• Common ancestry: Romanian 3% Slovak 1% Scottish 1%
• Foreign-born: 0% · China
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 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: ▲ 27.56%
• Current HPI: 370.29
• 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

+727.6% since first listed

2 events — show timeline

• 2026-06-02 Listed $180,000 FSBO.com
• 1984-07-31 Sold (Public Records) $21,750 Public Records

Property tax history

+1.9%/yr

Latest (2025): $2,095 · -0.1% YoY. Source: county tax records.