3732 Marshall Rd · Kettering, OH 45429

$1

2 bd · 1.0 ba · 799 sqft · SingleFamily public records · 3 Days on market

Built 1940 0.33 ac lot

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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 +12.5/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Court Ordered Sale by Private Selling Officer. Auction ends on June 24, 2026. All information we have on the property is included. We have no additional information, property condition is unknown. NO SHOWINGS, NO trespassing for any reason. Information is thought to be correct but not guaranteed. 10% Buyer Premium added to the high bid, $5,000 deposit is due within 24 hours of bidding end.

Key facts

• 0.33 acre lot
• 2 garage spots
• Built 1940

Property features AI

Finance

• Financial info: Auction: Yes; Lease not considered
• HOA & community: No HOA

Exterior

• Parking: Attached garage with 2 garage spaces
• Utilities: Public water; Public sewer; Natural gas
• Home design: Cape Cod style; Single-family home; One and one-half stories; Poured foundation
• Construction: Vinyl siding construction; Poured foundation; Shingle roof
• Exterior features: Shingle roof; Vinyl siding; Windows: Other; Lot approximately 0.33 acres

Interior

• Kitchen: Kitchen about 10 x 10
• Bedrooms: 2 bedrooms total; Primary bedroom about 10 x 10 (Level: 1); Second bedroom about 10 x 10 (Level: 2)
• Bathrooms: 1 full bathroom on main level with shower
• Heating & cooling: Forced air heating; Water heating: Other
• Interior features: 4 total rooms; Crawl basement

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $171,785 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $-25 ($-297/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).
• Cap rate 6.1% 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: 81 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).

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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 257677.5% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1

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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.86% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.62%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $171,785
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3108 Oakmont Ave	0.63mi	3/1.0 (+1)	816 (+2%)	1mo	$195,400	$239	61
3128 Larue Dr	0.61mi	2/1.0	744 (-7%)	3mo	$170,000	$228	58
3316 Bulah Dr	0.57mi	3/1.0 (+1)	864 (+8%)	3mo	$210,000	$243	52
3200 Oakmont Ave	0.54mi	3/1.0 (+1)	884 (+11%)	4mo	$190,000	$215	49
3380 Harwood St	0.66mi	3/1.0 (+1)	864 (+8%)	5mo	$186,500	$216	47
3204 Bulah Dr	0.64mi	3/1.0 (+1)	864 (+8%)	6mo	$185,000	$214	46
1800 Clarissa Ave	0.67mi	3/1.0 (+1)	864 (+8%)	5mo	$108,000	$125	46
3033 Muriel Ave	0.65mi	2/1.0	728 (-9%)	10mo	$148,900	$205	46
3019 Larue Dr	0.72mi	3/1.0 (+1)	868 (+9%)	2mo	$177,400	$204	46
3387 Harwood St	0.63mi	3/1.0 (+1)	864 (+8%)	9mo	$165,000	$191	44
3525 Valleywood Dr	0.63mi	3/2.0 (+1)	864 (+8%)	7mo	$194,900	$226	42
1328 Willowdale Ave	0.66mi	1/1.0 (-1)	680 (-15%)	6mo	$105,000	$154	35

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: -17.3%
• Equity multiple: 0.39×
• Total profit: $-29,391
• Equity at exit: $25,614

10-year hold

• IRR: -9.3%
• Equity multiple: 0.43×
• Total profit: $-27,533
• Equity at exit: $14,853

Cash invested: $48,100 (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 45429

• Active inventory: 81

Monthly cashflow live

• Estimated rent: $1,471 high
• Mortgage (P&I): −$901
• Tax est. 1.5%: −$215 /mo · $2,577/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $-25

Break-even live

Break-even rent $1,503

Max offer price $168,203

Occupancy floor 97%

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: $42,946
• Closing costs: $5,154
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1532 Lynnfield Dr Unit 1530 Kettering, OH	2.0	1.0	1000	$1,450	$1.45	23d	1	0.61mi
3970 Parliament Pl Dayton, OH	1.0–2.0	1.0	774	$1,040	$1.34	2d	3	0.65mi
2820 Harvey Ave Dayton, OH	2.0	1.0	900	$1,350	$1.50	43d	1	0.94mi
508 Schuyler Dr Dayton, OH	3.0	1.0	1120	$2,075	$1.85	2d	1	0.99mi
516 Mossoak Dr Unit 520 Mossoak Kettering, OH	1.0	1.0	725	$925	$1.28	43d	1	1.08mi
4421 Grayson St Dayton, OH	3.0	1.0	1040	$1,745	$1.68	23d	1	1.31mi
2974 Woodman Dr Dayton, OH	3.0	1.0	864	$1,625	$1.88	14d	1	1.33mi
4427 Wilmington Pike Dayton, OH	1.0–3.0	1.0–1.5	870	$1,192	$1.37	2d	17	1.34mi
401 Orangewood Dr Dayton, OH	3.0	1.0	1040	$1,745	$1.68	43d	1	1.37mi
301 Henrich Dr Dayton, OH	3.0	1.0	1040	$1,745	$1.68	2d	1	1.38mi

Listing history 4 events

1. 2026-06-18
   days on market $1 Active 3 DOM
2. 2026-06-17
   days on market $1 Active 2 DOM
3. 2026-06-15
   remarks 392-char remark
4. 2026-06-15
   listed $1 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $17,657
• − Mortgage interest: −$9,623
• − Property taxes: −$2,577
• − Insurance: −$859
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$4,997
• Taxable loss: −$3,224
• Est. tax savings @ 24.0%: +$774
• After-tax cash flow: $477/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): 26,347
• Household income: $80,210
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 889.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 5% Black 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Italian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 95% English-only · Spanish 2% 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: ▼ -172.24%
• Current HPI: 274.1505
• 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

+46.3% since first listed

5 events — show timeline

• 2026-06-15 Listed $1 Cincy MLS
• 2005-06-07 Sold (Public Records) $67,000 Public Records
• 1995-03-17 Sold (Public Records) $47,500 Public Records
• 1995-03-17 Sold (Public Records) $47,500 Public Records
• 1993-12-17 Sold (Public Records) $45,800 Public Records

Property tax history

+5.1%/yr

Latest (2025): $3,517 · -71.3% YoY. Source: county tax records.