2801 Silvercliff Dr · Miamisburg, OH 45449

$179,900

3 bd · 1.0 ba · 1,255 sqft · SingleFamily public records · 61 Days on market

Built 1963 10,019 sqft lot $143/sqft · 18% below area Est $219k · 18% under ↓ 5% since listing

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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 +15.1/30.0
• ARV discount +15.0/15.0
• Schools +4.8/10.0
• 1% rule +4.6/10.0
• DSCR +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1255 sq. ft. per county. 3 bedrooms, full bath , 2 car garage. Home needs updated and is sold in as-is condition. Paint and carpet will go a long way remodeling home. One of the larger homes with corner lot. Strong conventional or cash buyers only

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1963

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 $60 ($721/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (3.9% below list).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 2.9% in Miamisburg — 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 76/100 on livability (#228 in OH, #3,550 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Miamisburg City (suburban): math 52% / reading 61% proficiency, ranked #338 of 656 in OH (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 82 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 33% of the median local income ($64k/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 $1k of loan paydown is wiped out by about $5k 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 61 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.

Recommended offer $169,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.96% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 8.7

CMA / ARV

• ARV (median comp): $219,122
• List price: $179,900
• Delta: -17.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2530 Eckley Blvd	0.09mi	3/1.0	1,255 (0%)	1mo	$250,000	$199	95
2535 Eckley Blvd	0.11mi	3/1.0	1,255 (0%)	1mo	$220,000	$175	94
2727 Pinegrove Dr	0.02mi	3/1.5	1,255 (0%)	7mo	$208,000	$166	91
6600 Rosecliff Pl	0.19mi	3/1.5	1,255 (0%)	1mo	$220,000	$175	88
2812 Pinegrove Dr	0.06mi	3/1.0	1,159 (-8%)	1mo	$215,450	$186	83
2537 Pinegrove Dr	0.18mi	3/1.0	1,159 (-8%)	4mo	$220,000	$190	76
2633 Vienna Estates Dr	0.42mi	2/2.0 (-1)	1,400 (+12%)	2mo	$272,000	$194	50
6142 Rivercliff Ln	0.50mi	3/1.5	1,080 (-14%)	4mo	$213,000	$197	48
6208 Clematis Dr	0.54mi	3/2.0	1,430 (+14%)	6mo	$185,000	$129	42
3510 Cherry Point Way	0.69mi	3/2.0	1,383 (+10%)	8mo	$235,000	$170	40
6330 Pine Cone Dr	0.60mi	3/2.0	1,422 (+13%)	7mo	$242,900	$171	40
2618 Marigold Dr	0.65mi	3/2.0	1,404 (+12%)	8mo	$229,900	$164	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.50×
• Total profit: $-25,258
• Equity at exit: $26,824

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-16,802
• Equity at exit: $15,554

Cash invested: $50,372 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,729 high
• Mortgage (P&I): −$943
• Tax from tax record: −$287 /mo · $3,447/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $60

Break-even live

Break-even rent $1,653

Max offer price $179,900

Occupancy floor 92%

Sensitivity live

Price	-10% $162	-5% $111	+0% $60	+5% $9	+10% $-42
Rent	-10% $-76	-5% $-8	+0% $60	+5% $128	+10% $197
Rate	-1.0pp $151	-0.5pp $106	base $60	+0.5pp $14	+1.0pp $-34

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2613 Rhapsody Dr Dayton, OH	4.0	3.0	1756	$2,100	$1.20	45d	1	0.13mi
1308 Camp Hill Way Dayton, OH	2.0	2.0	1000	$1,175	$1.18	4d	11	0.69mi
1735 Mars Hill Dr Dayton, OH	2.0	1.0–2.0	968	$1,162	$1.20	4d	4	0.86mi
1644 Villa South Dr Dayton, OH	2.0	1.5	1000	$1,500	$1.50	45d	1	0.89mi
1651 S Elm St Dayton, OH	1.0–2.0	1.0–2.0	908	$1,549	$1.71	4d	9	1.14mi
7477 Shady Water Ln Dayton, OH	2.0	1.0–2.0	712	$1,490	$2.09	4d	36	1.20mi
2125 W Alex Bell Rd Dayton, OH	2.0	1.0	1100	$1,975	$1.80	4d	1	1.20mi
5480 Dovetree Blvd Moraine, OH	1.0–2.0	1.0–2.0	826	$1,645	$1.99	4d	15	1.23mi
841 Gawain Cir Dayton, OH	1.0–3.0	1.0–2.0	950	$1,315	$1.38	4d	17	1.37mi
5237 Belle Isle Dr Unit 5237 Dayton, OH	2.0	1.0	960	$1,025	$1.07	45d	1	1.39mi
7385 Yankee St Washington Township, OH	3.0	2.0	1400	$1,695	$1.21	15d	1	1.41mi

Listing history 13 events

1. 2026-06-15
   days on market $179,900 Active 61 DOM
2. 2026-06-14
   days on market $179,900 Active 59 DOM
3. 2026-06-10
   days on market $179,900 Active 56 DOM
4. 2026-06-09
   days on market $179,900 Active 55 DOM
5. 2026-06-09
   remarks 353-char remark
6. 2026-06-08
   days on market $179,900 Active 54 DOM
7. 2026-06-07
   days on market $179,900 Active 53 DOM
8. 2026-06-03
   days on market $179,900 Active 49 DOM
9. 2026-06-02
   days on market $179,900 Active 48 DOM
10. 2026-06-01
    days on market $179,900 Active 47 DOM
11. 2026-05-31
    days on market $179,900 Active 46 DOM
12. 2026-04-23
    price $179,900 247-char remark

    Show marketing remark (247 chars)

    1255 sq. ft. per county. 3 bedrooms, full bath , 2 car garage. Home needs updated and is sold in as-is condition. Paint and carpet will go a long way remodeling home. One of the larger homes with corner lot. Strong conventional or cash buyers only

13. 2026-04-14
    listed $189,900 Active 247-char remark

    Show marketing remark (247 chars)

    1255 sq. ft. per county. 3 bedrooms, full bath , 2 car garage. Home needs updated and is sold in as-is condition. Paint and carpet will go a long way remodeling home. One of the larger homes with corner lot. Strong conventional or cash buyers only

ⓘ 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: $3,447 · $287/mo
• Projected year-2 tax: $3,447 · $287/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 3/10 Moderate 7 d/yr ≥101°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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,746
• − Mortgage interest: −$10,077
• − Property taxes: −$3,447
• − Insurance: −$900
• − Repairs & maintenance: −$1,660
• − Management: −$1,660
• − Depreciation: −$5,233
• Taxable loss: −$2,231
• Est. tax savings @ 24.0%: +$535
• After-tax cash flow: $1,257/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: Miamisburg City
• NCES district ID: 3904439
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 61% ▼ -7.00%
• Median HH income: $53,394
• Composite: 48.47/100
• National rank: #2128
• State rank: #338 of 656 in OH

Livability — Miamisburg

• Score: 76/100
• State rank: #228
• US rank: #3550

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 459,541 people
• City population: 36,152
• 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

-5.3% since first listed

2 events — show timeline

• 2026-04-23 Price Changed $179,900 Dayton MLS
• 2026-04-14 Listed $189,900 Dayton MLS

Property tax history

+5.7%/yr

Latest (2025): $3,447 · -0.2% YoY. Source: county tax records.