2225 Coach Dr Unit F · Kettering, OH 45440

$79,000

2 bd · 2.0 ba · 827 sqft · Condo public records · 92 Days on market

Built 1969 $96/sqft · at area comps Est $79k · at est. $359/mo HOA · 29% of rent

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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 +17.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.3/15.0
• DSCR +5.4/10.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover unparalleled comfort in this inviting condominium with private balcony, updated bathrooms and new furnace installed January 2026. The bright living area with expansive windows offers an airy ambiance. This versatile layout effortlessly connects living and dining areas ideal for relaxation and entertaining. The functional kitchen is well-appointed with a refrigerator, microwave, and range. This charming residence encompasses two thoughtfully designed bedrooms and two full bathrooms. The primary bedroom features abundant natural light and an attached updated bathroom with modern fixtures, stylish tile accents, and a sleek vanity. The second bathroom, also updated, includes a functional shower space with clean, streamlined lines. Included with this condo is a carport providing convenient covered parking. Community amenities include meticulously maintained surroundings, peaceful pathways, a playground area, a charming gazebo, a courtyard, a community clubhouse and an indoor swimming pool. The HOA fee covers Association Dues, Clubhouse, Gas, Hazard Insurance, Heat, Landscaping, Play Area, Pool, Professional Management, Snow Removal, Trash Removal and Water. Occupancy is available at closing. Please note that the dishwasher is inoperable.

Key facts

• Functional kitchen
• New furnace
• Private balcony

Tags

• PRIVATE BALCONY
• UPDATED BATHROOMS
• NEW FURNACE
• EXPANSIVE WINDOWS
• FUNCTIONAL KITCHEN
• ATTACHED UPDATED BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $79k.

Deal economics

• At list price, monthly cash flow is $57 ($680/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $72k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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 (+4.3%/yr); 119 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent is only 18% of the median local income ($82k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k 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 92 days — a 9% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $71,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.54% ✓
• Cap rate: 7.15%
• Cash-on-cash: 3.07%
• DSCR: 1.14
• GRM: 5.4

CMA / ARV

• ARV (median comp): $78,643
• List price: $79,000
• Delta: 0.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.35% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.67×
• Total profit: $-7,272
• Equity at exit: $11,779

10-year hold

• IRR: 3.6%
• Equity multiple: 1.29×
• Total profit: $6,374
• Equity at exit: $6,830

Cash invested: $22,120 (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 45440

• Rents YoY: 4.3%
• Active inventory: 119
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,220 high
• Mortgage (P&I): −$414
• Tax from tax record: −$101 /mo · $1,209/yr
• Insurance: −$33
• HOA: −$359
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $57

Break-even live

Break-even rent $1,148

Max offer price $79,000

Occupancy floor 90%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5605 Coach Dr E Unit B Dayton, OH	2.0	2.0	827	$1,150	$1.39	2d	1	0.02mi
5605 Coach Dr E Unit H Dayton, OH	2.0	2.0	827	$1,100	$1.33	11d	1	0.02mi
1848 Chimney Ln Kettering, OH	2.0	1.0	956	$1,195	$1.25	2d	1	0.53mi
6620 Green Branch Dr #4 Centerville, OH	2.0	2.0	987	$1,375	$1.39	2d	1	0.80mi
6591 Brigham Sq #7 Dayton, OH	2.0	2.0	1077	$1,500	$1.39	21d	1	0.81mi
4427 Wilmington Pike Dayton, OH	1.0–3.0	1.0–1.5	870	$1,192	$1.37	2d	17	1.45mi

HOA detail condo

• Monthly dues: $359 · $4,308/yr
• Likely covers: watertrashgaslandscapingsnow removalinsurancepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-18
   days on market $79,000 Active 92 DOM
2. 2026-06-17
   days on market $79,000 Active 91 DOM
3. 2026-06-16
   days on market $79,000 Active 90 DOM
4. 2026-06-15
   days on market $79,000 Active 89 DOM
5. 2026-06-14
   days on market $79,000 Active 87 DOM
6. 2026-06-13
   days on market $79,000 Active 86 DOM
7. 2026-06-10
   days on market $79,000 Active 84 DOM
8. 2026-06-09
   days on market $79,000 Active 83 DOM
9. 2026-06-08
   days on market $79,000 Active 82 DOM
10. 2026-06-07
    days on market $79,000 Active 81 DOM
11. 2026-06-05
    days on market $79,000 Active 78 DOM
12. 2026-06-03
    days on market $79,000 Active 77 DOM
13. 2026-06-02
    days on market $79,000 Active 76 DOM
14. 2026-06-01
    days on market $79,000 Active 75 DOM
15. 2026-05-31
    days on market $79,000 Active 74 DOM
16. 2026-05-08
    price $79,000 1261-char remark

    Show marketing remark (1261 chars)

    Discover unparalleled comfort in this inviting condominium with private balcony, updated bathrooms and new furnace installed January 2026. The bright living area with expansive windows offers an airy ambiance. This versatile layout effortlessly connects living and dining areas ideal for relaxation and entertaining. The functional kitchen is well-appointed with a refrigerator, microwave, and range. This charming residence encompasses two thoughtfully designed bedrooms and two full bathrooms. The primary bedroom features abundant natural light and an attached updated bathroom with modern fixtures, stylish tile accents, and a sleek vanity. The second bathroom, also updated, includes a functional shower space with clean, streamlined lines. Included with this condo is a carport providing convenient covered parking. Community amenities include meticulously maintained surroundings, peaceful pathways, a playground area, a charming gazebo, a courtyard, a community clubhouse and an indoor swimming pool. The HOA fee covers Association Dues, Clubhouse, Gas, Hazard Insurance, Heat, Landscaping, Play Area, Pool, Professional Management, Snow Removal, Trash Removal and Water. Occupancy is available at closing. Please note that the dishwasher is inoperable.

17. 2026-04-21
    price $80,000 1261-char remark

    Show marketing remark (1261 chars)

    Discover unparalleled comfort in this inviting condominium with private balcony, updated bathrooms and new furnace installed January 2026. The bright living area with expansive windows offers an airy ambiance. This versatile layout effortlessly connects living and dining areas ideal for relaxation and entertaining. The functional kitchen is well-appointed with a refrigerator, microwave, and range. This charming residence encompasses two thoughtfully designed bedrooms and two full bathrooms. The primary bedroom features abundant natural light and an attached updated bathroom with modern fixtures, stylish tile accents, and a sleek vanity. The second bathroom, also updated, includes a functional shower space with clean, streamlined lines. Included with this condo is a carport providing convenient covered parking. Community amenities include meticulously maintained surroundings, peaceful pathways, a playground area, a charming gazebo, a courtyard, a community clubhouse and an indoor swimming pool. The HOA fee covers Association Dues, Clubhouse, Gas, Hazard Insurance, Heat, Landscaping, Play Area, Pool, Professional Management, Snow Removal, Trash Removal and Water. Occupancy is available at closing. Please note that the dishwasher is inoperable.

18. 2026-03-17
    listed $85,000 Active 1261-char remark

    Show marketing remark (1261 chars)

    Discover unparalleled comfort in this inviting condominium with private balcony, updated bathrooms and new furnace installed January 2026. The bright living area with expansive windows offers an airy ambiance. This versatile layout effortlessly connects living and dining areas ideal for relaxation and entertaining. The functional kitchen is well-appointed with a refrigerator, microwave, and range. This charming residence encompasses two thoughtfully designed bedrooms and two full bathrooms. The primary bedroom features abundant natural light and an attached updated bathroom with modern fixtures, stylish tile accents, and a sleek vanity. The second bathroom, also updated, includes a functional shower space with clean, streamlined lines. Included with this condo is a carport providing convenient covered parking. Community amenities include meticulously maintained surroundings, peaceful pathways, a playground area, a charming gazebo, a courtyard, a community clubhouse and an indoor swimming pool. The HOA fee covers Association Dues, Clubhouse, Gas, Hazard Insurance, Heat, Landscaping, Play Area, Pool, Professional Management, Snow Removal, Trash Removal and Water. Occupancy is available at closing. Please note that the dishwasher is inoperable.

19. 2026-01-12
    soldstatus $72,500
20. 2025-12-18
    soldstatus $72,500 Closed 177-char remark

    Show marketing remark (177 chars)

    This top floor unit features a spacious balcony. The condo complex offers an indoor pool, clubhouse, outdoor play area, and basketball court. It has updated baths and a carport.

21. 2025-12-11
    status Pending 177-char remark

    Show marketing remark (177 chars)

    This top floor unit features a spacious balcony. The condo complex offers an indoor pool, clubhouse, outdoor play area, and basketball court. It has updated baths and a carport.

22. 2025-10-19
    listed $75,000 Active 177-char remark

    Show marketing remark (177 chars)

    This top floor unit features a spacious balcony. The condo complex offers an indoor pool, clubhouse, outdoor play area, and basketball court. It has updated baths and a carport.

23. 2017-09-19
    soldstatus $31,000
24. 2016-08-25
    soldstatus $31,500
25. 2016-08-23
    soldstatus $31,500 Sold
26. 2016-08-23
    soldstatus $31,500 Closed
27. 2016-08-19
    status Pending
28. 2016-07-27
    price $34,900
29. 2016-05-27
    listed $36,900 Active
30. 2016-03-25
    soldstatus $24,000 Sold
31. 2015-12-04
    soldstatus $24,000
32. 2015-11-18
    soldstatus $24,000 Closed
33. 2015-11-16
    status Pending
34. 2015-10-07
    listed $29,700 Active
35. 1989-08-02
    soldstatus $33,500
36. 1987-04-08
    soldstatus $32,500

ⓘ 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: $1,209 · $101/mo
• Projected year-2 tax: $1,221 · $102/mo
• Expected delta: +$12/yr (+$1/mo · 1.0%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,637
• − Mortgage interest: −$4,425
• − Property taxes: −$1,209
• − Insurance: −$395
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − HOA: −$4,308
• − Depreciation: −$2,298
• Taxable loss: −$340
• Est. tax savings @ 24.0%: +$82
• After-tax cash flow: $762/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: Greene County · 132,120 people
• City population: 73,116
• Metro: Dayton-Kettering, OH
• Population (ZIP): 22,358
• Household income: $82,383
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 626.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 9% Black 5% Hispanic / Latino 5% Asian 2%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 3% French/Haitian/Cajun 1% Arabic 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: ▼ -168.53%
• Current HPI: 217.1026
• Rent YoY: ▲ 4.35%
• 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

+143.1% since first listed

21 events — show timeline

• 2026-05-08 Price Changed $79,000 Dayton MLS
• 2026-04-21 Price Changed $80,000 Dayton MLS
• 2026-03-17 Listed $85,000 Dayton MLS
• 2026-01-12 Sold (Public Records) $72,500 Public Records
• 2025-12-18 Sold (MLS) $72,500 Dayton MLS
• 2025-12-11 Pending — Dayton MLS
• 2025-10-19 Listed $75,000 Dayton MLS
• 2017-09-19 Sold (Public Records) $31,000 Public Records
• 2016-08-25 Sold (Public Records) $31,500 Public Records
• 2016-08-23 Sold (MLS) $31,500 Dayton MLS
• 2016-08-23 Sold (MLS) $31,500 Dayton MLS
• 2016-08-19 Pending — Dayton MLS
• 2016-07-27 Price Changed $34,900 Dayton MLS
• 2016-05-27 Listed $36,900 Dayton MLS
• 2016-03-25 Sold (MLS) $24,000 Dayton MLS
• 2015-12-04 Sold (Public Records) $24,000 Public Records
• 2015-11-18 Sold (MLS) $24,000 Dayton MLS
• 2015-11-16 Pending — Dayton MLS
• 2015-10-07 Listed $29,700 Dayton MLS
• 1989-08-02 Sold (Public Records) $33,500 Public Records
• 1987-04-08 Sold (Public Records) $32,500 Public Records

Property tax history

+10.1%/yr

Latest (2025): $1,209 · -0.2% YoY. Source: county tax records.