100-108-112 E Nottingham Rd · Shiloh, OH 45405

$655,000

1 bd · 3.0 ba · 1,540 sqft · MultiFamily public records · 83 Days on market

Built 1957 5,602 sqft lot $425/sqft · 433% above area

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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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Rent growth +3.6/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Nine 1-bedroom, 1-bath apartment units. This property consists of three tri-plex buildings. Each building has three 1-bedroom, 1-bath apartments. Building address are 100, 108, & 112 E. Nottingham Rd. Tenants pay for heat and electric. Owner pays water and trash. Each Unit has its own Furnace, Water Heater, and Window Air Conditioner. There is off-street parking in its own private parking lot. Parcel IDs; E20-17007-0003, E20-17007-0001, E20-17007-0296.

Key facts

• Private parking lot
• Own water heater
• Own furnace

Tags

• PRIVATE PARKING LOT
• OWN FURNACE
• OWN WATER HEATER
• OWN WINDOW AIR CONDITIONER

What this means for you Summary

Snapshot

• This is a 1-bed/3.0-bath multifamily listed at $655k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $655k).
• Recommended offer: $616k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 4.7% in Shiloh — 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 66/100 on livability (#639 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Dayton City (urban): math 12% / reading 21% proficiency, ranked #641 of 656 in OH (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.3%/yr); 134 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• At $7,037/mo this rent would consume 192% of the median local household income ($44k/yr) (locally 1475% 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 $5k of loan paydown is wiped out by about $20k 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.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $183k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($616k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $146k; list at $655k implies a 349% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $615,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 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 1957 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.07% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.94%
• DSCR: 1.49
• GRM: 7.8

CMA / ARV

• ARV (median comp): $122,792
• List price: $655,000
• Delta: 433.42%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.34% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.05×
• Total profit: $9,660
• Equity at exit: $97,663

10-year hold

• IRR: 12.1%
• Equity multiple: 2.01×
• Total profit: $184,891
• Equity at exit: $56,632

Cash invested: $183,400 (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 45405

• Rents YoY: 4.3%
• Active inventory: 134
• Price-to-rent: 69.8×

Monthly cashflow live

• Estimated rent: $7,037 high
• Mortgage (P&I): −$3,435
• Tax from tax record: −$180 /mo · $2,157/yr
• Insurance: −$273
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,478
• Net cashflow: $1,672

Break-even live

Break-even rent $4,921

Max offer price $655,000

Occupancy floor 71%

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

Units	Beds	Baths	Est. rent
▸ 9× units	1	1	$7,038
Total (9 units)			$7,037

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: $163,750
• Closing costs: $19,650
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Cromwell Pl Dayton, OH	2.0	1.0	1050	$1,100	$1.05	2d	1	0.32mi
519 Heather Dr Unit 1C Dayton, OH	2.0	2.0	1100	$1,095	$1.00	3d	1	0.32mi
4339 Riverside Dr Dayton, OH	1.0–3.0	1.0–2.0	936	$899	$0.96	2d	12	0.38mi
244 E Siebenthaler Ave Dayton, OH	2.0	1.5	1273	$1,175	$0.92	2d	1	0.62mi
202 E Bruce Ave Apt 2 Dayton, OH	2.0	1.0	1250	$800	$0.64	23d	1	0.82mi
52 Fernwood Ave Dayton, OH	2.0	1.0	1926	$925	$0.48	43d	1	0.89mi
3031 Garvin Rd Unit C Dayton, OH	2.0	2.0	1269	$1,150	$0.91	43d	1	0.94mi
38 Pointview Ave Dayton, OH	2.0	1.0	1140	$900	$0.79	14d	1	0.95mi
65 E Maplewood Ave Dayton, OH	2.0	1.0	1064	$723	$0.68	43d	1	1.01mi
147 Laura Ave Dayton, OH	2.0	1.0	1096	$975	$0.89	23d	1	1.29mi
1004 W Fairview Ave Dayton, OH	2.0	1.0	1053	$950	$0.90	23d	1	1.37mi

Listing history 8 events

1. 2026-06-03
   statusdays on market $655,000 Pending 83 DOM
2. 2026-06-02
   days on market $655,000 Active 82 DOM
3. 2026-06-01
   days on market $655,000 Active 81 DOM
4. 2026-05-31
   days on market $655,000 Active 80 DOM
5. 2026-05-07
   price $655,000 462-char remark

   Show marketing remark (462 chars)

   Nine 1-bedroom, 1-bath apartment units. This property consists of three tri-plex buildings. Each building has three 1-bedroom, 1-bath apartments. Building address are 100, 108, & 112 E. Nottingham Rd. Tenants pay for heat and electric. Owner pays water and trash. Each Unit has its own Furnace, Water Heater, and Window Air Conditioner. There is off-street parking in its own private parking lot. Parcel IDs; E20-17007-0003, E20-17007-0001, E20-17007-0296.

6. 2026-03-12
   listed $675,000 Active 462-char remark

   Show marketing remark (462 chars)

   Nine 1-bedroom, 1-bath apartment units. This property consists of three tri-plex buildings. Each building has three 1-bedroom, 1-bath apartments. Building address are 100, 108, & 112 E. Nottingham Rd. Tenants pay for heat and electric. Owner pays water and trash. Each Unit has its own Furnace, Water Heater, and Window Air Conditioner. There is off-street parking in its own private parking lot. Parcel IDs; E20-17007-0003, E20-17007-0001, E20-17007-0296.

7. 1998-06-23
   soldstatus $146,000
8. 1992-08-04
   soldstatus $115,000

ⓘ 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: $2,157 · $180/mo
• Projected year-2 tax: $6,187 · $516/mo
• Expected delta: +$4,031/yr (+$336/mo · 186.9%)

ⓘ 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 ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $84,444
• − Mortgage interest: −$36,690
• − Property taxes: −$2,157
• − Insurance: −$3,275
• − Repairs & maintenance: −$6,756
• − Management: −$6,756
• − Depreciation: −$19,055
• Taxable income: $9,757
• Est. tax owed @ 24.0%: −$2,342
• After-tax cash flow: $17,719/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: Dayton City
• NCES district ID: 3904384
• Math proficiency: 12% ▼ -12.00%
• Reading proficiency: 21% ▼ -11.00%
• Median HH income: $28,688
• Composite: 12.94/100
• National rank: #9579
• State rank: #641 of 656 in OH

Livability — Shiloh

• Score: 66/100
• State rank: #639
• US rank: #11281

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shiloh, OH
• County: Montgomery County · 459,541 people
• Metro: Dayton-Kettering, OH
• Population (ZIP): 18,955
• Household income: $43,973
• Rent vs Own: 64.0% rent · 36.0% own
• Severe rent burden: 1475.0

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 Black (68%)
• Race & ethnicity: Black 68% White 23% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -125.58%
• Current HPI: 173.4962
• Rent YoY: ▲ 4.34%
• 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

+469.6% since first listed

4 events — show timeline

• 2026-05-07 Price Changed $655,000 Dayton MLS
• 2026-03-12 Listed $675,000 Dayton MLS
• 1998-06-23 Sold (Public Records) $146,000 Public Records
• 1992-08-04 Sold (Public Records) $115,000 Public Records

Property tax history

-1.9%/yr

Latest (2025): $2,157 · -0.1% YoY. Source: county tax records.