3198 White Ash Dr · Huber Heights, OH 45371

$279,900

3 bd · 3.5 ba · 3,313 sqft · SingleFamily public records · 56 Days on market

Built 2020 7,797 sqft lot $84/sqft · 35% below area Est $429k · 35% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.4/30.0
• Schools +5.8/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Potential galore! 2020 built brick and vinyl 2-story home in Tipp City location with Bethel Schools. Home is a shell with need of total rehab. needs everything. Make your own choice of what you want in the process. Priced well below market value allowing instant sweat equity and value. Contractor bid to bring back to original available at a cost of just over $122K. Finished value of similar homes in area well over $45-$500k. Inexpensive opportunity to finish home. Please note: Property is being sold strictly as is. No concessions or contingencies accepted. Proof of funds a must to make offer. Typical financing not available, only cash, rehab, construction loans possible. Full finished basement offers large rec room as well as additional bonus room which could act as a fourth bedroom. Fenced yard, deck. Close to everything. Are you up to the challenge? Then you're the one for this home! Call NOW!

Key facts

• Fenced yard
• Finished basement
• Deck

Tags

• FINISHED BASEMENT
• FENCED YARD
• DECK

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-361 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (22.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (18.4% below list).
• Recommended offer: $216k (22.8% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 3.5% in Huber Heights — 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 71/100 on livability (#436 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, health & safety F.
• Bethel Local (rural): math 63% / reading 69% proficiency, ranked #174 of 656 in OH (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Bethel Elementary School (math 72% / reading 71%, grade A-, #364 of 1,584 statewide, top 23%, 930 students, 24% FRL); Bethel Middle School (math 59% / reading 64%, grade B+, #248 of 654 statewide, top 38%, 483 students, 0% FRL); Bethel High School (math 47% / reading 82%, grade B-, #164 of 781 statewide, top 24%, 455 students, 43% FRL).
• Market conditions: 258 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 326 units permitted in Miami County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $216,172 (22.8% 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. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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: 0.82% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.52%
• DSCR: 0.75
• GRM: 10.2

CMA / ARV

• ARV (median comp): $429,163
• List price: $279,900
• Delta: -34.78%
• 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
6018 Boxelder Dr	0.05mi	4/3.0 (+1)	3,208 (-3%)	3mo	$454,000	$142	83
2145 Silver Linden Dr	0.20mi	4/2.5 (+1)	3,112 (-6%)	1mo	$490,000	$157	71
7026 Honeylocust St	0.05mi	4/2.5 (+1)	3,024 (-9%)	5mo	$384,900	$127	70
4076 Spicebush Dr	0.53mi	4/3.5 (+1)	3,346 (+1%)	1mo	$449,900	$134	68
4281 Bergamot Dr	0.58mi	3/2.0	3,322 (+0%)	1mo	$311,000	$94	66
4031 Red Bud Way	0.26mi	4/2.5 (+1)	3,024 (-9%)	0mo	$400,000	$132	64
6739 Deer Bluff Dr	0.43mi	4/3.0 (+1)	3,372 (+2%)	9mo	$325,000	$96	62
6426 River Birch St	0.71mi	3/2.5	3,256 (-2%)	2mo	$420,634	$129	58
6294 Willow Oak Dr	0.46mi	4/3.5 (+1)	3,636 (+10%)	2mo	$415,000	$114	56
4957 Country Park Dr	0.60mi	4/2.5 (+1)	3,403 (+3%)	6mo	$327,000	$96	53
6204 Willow Oak Dr	0.59mi	4/3.5 (+1)	3,080 (-7%)	9mo	$403,000	$131	48
8127 Cherry Birch Dr	0.54mi	4/3.5 (+1)	3,744 (+13%)	3mo	$429,900	$115	46

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: -25.6%
• Equity multiple: 0.13×
• Total profit: $-68,155
• Equity at exit: $41,734

10-year hold

• IRR: -21.8%
• Equity multiple: -0.13×
• Total profit: $-88,216
• Equity at exit: $24,201

Cash invested: $78,372 (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 45371

• Active inventory: 258
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,285 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$581 /mo · $6,977/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-361

Break-even live

Break-even rent $2,742

Max offer price $216,172

Occupancy floor —

Sensitivity live

Price	-10% $-202	-5% $-282	+0% $-361	+5% $-440	+10% $-519
Rent	-10% $-541	-5% $-451	+0% $-361	+5% $-270	+10% $-180
Rate	-1.0pp $-220	-0.5pp $-290	base $-361	+0.5pp $-433	+1.0pp $-507

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6353 Charlotte Ct Dayton, OH	4.0	3.5	4434	$2,950	$0.67	4d	1	0.47mi

Listing history 25 events

1. 2026-06-22
   days on market $279,900 Active 56 DOM
2. 2026-06-18
   days on market $279,900 Active 53 DOM
3. 2026-06-17
   days on market $279,900 Active 52 DOM
4. 2026-06-16
   days on market $279,900 Active 51 DOM
5. 2026-06-15
   days on market $279,900 Active 50 DOM
6. 2026-06-14
   days on market $279,900 Active 48 DOM
7. 2026-06-13
   statusdays on market $279,900 Active 47 DOM
8. 2026-05-02
   status Pending 908-char remark

   Show marketing remark (908 chars)

   Potential galore! 2020 built brick and vinyl 2-story home in Tipp City location with Bethel Schools. Home is a shell with need of total rehab. needs everything. Make your own choice of what you want in the process. Priced well below market value allowing instant sweat equity and value. Contractor bid to bring back to original available at a cost of just over $122K. Finished value of similar homes in area well over $45-$500k. Inexpensive opportunity to finish home. Please note: Property is being sold strictly as is. No concessions or contingencies accepted. Proof of funds a must to make offer. Typical financing not available, only cash, rehab, construction loans possible. Full finished basement offers large rec room as well as additional bonus room which could act as a fourth bedroom. Fenced yard, deck. Close to everything. Are you up to the challenge? Then you're the one for this home! Call NOW!

9. 2026-04-13
   price $279,900 908-char remark

   Show marketing remark (908 chars)

   Potential galore! 2020 built brick and vinyl 2-story home in Tipp City location with Bethel Schools. Home is a shell with need of total rehab. needs everything. Make your own choice of what you want in the process. Priced well below market value allowing instant sweat equity and value. Contractor bid to bring back to original available at a cost of just over $122K. Finished value of similar homes in area well over $45-$500k. Inexpensive opportunity to finish home. Please note: Property is being sold strictly as is. No concessions or contingencies accepted. Proof of funds a must to make offer. Typical financing not available, only cash, rehab, construction loans possible. Full finished basement offers large rec room as well as additional bonus room which could act as a fourth bedroom. Fenced yard, deck. Close to everything. Are you up to the challenge? Then you're the one for this home! Call NOW!

10. 2026-03-18
    listed $299,900 Active 908-char remark

    Show marketing remark (908 chars)

    Potential galore! 2020 built brick and vinyl 2-story home in Tipp City location with Bethel Schools. Home is a shell with need of total rehab. needs everything. Make your own choice of what you want in the process. Priced well below market value allowing instant sweat equity and value. Contractor bid to bring back to original available at a cost of just over $122K. Finished value of similar homes in area well over $45-$500k. Inexpensive opportunity to finish home. Please note: Property is being sold strictly as is. No concessions or contingencies accepted. Proof of funds a must to make offer. Typical financing not available, only cash, rehab, construction loans possible. Full finished basement offers large rec room as well as additional bonus room which could act as a fourth bedroom. Fenced yard, deck. Close to everything. Are you up to the challenge? Then you're the one for this home! Call NOW!

11. 2025-04-02
    historical
12. 2025-03-08
    historical ActiveUnderContract
13. 2025-03-08
    historical Contingent
14. 2025-03-08
    historical
15. 2025-02-16
    listed $399,900 Active
16. 2025-02-16
    listed $399,900 Active
17. 2024-11-20
    price $435,000
18. 2024-07-06
    historical
19. 2024-06-01
    listed $420,000 Active
20. 2022-04-25
    soldstatus $374,900
21. 2022-04-22
    soldstatus $374,900 Closed
22. 2022-04-22
    soldstatus $374,900 Sold
23. 2022-03-17
    status Pending
24. 2022-03-10
    listed $359,900 Active
25. 2020-09-02
    soldstatus $54,800

ⓘ 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: $6,977 · $581/mo
• Projected year-2 tax: $6,977 · $581/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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,420
• − Mortgage interest: −$15,679
• − Property taxes: −$6,977
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,194
• − Management: −$2,194
• − Depreciation: −$8,143
• Taxable loss: −$9,165
• Est. tax savings @ 24.0%: +$2,200
• After-tax cash flow: $-2,129/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: Bethel Local
• NCES district ID: 3904861
• Math proficiency: 63% ▼ -11.00%
• Reading proficiency: 69% ▼ -5.00%
• Median HH income: $68,702
• Composite: 57.82/100
• National rank: #1049
• State rank: #174 of 656 in OH

Livability — Huber Heights

• Score: 71/100
• State rank: #436
• US rank: #7187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huber Heights, OH
• County: Miami County · 85,667 people
• City population: 50,725
• Metro: Dayton-Kettering, OH
• Population (ZIP): 22,865
• Household income: $93,599
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 465.0

Population outlook (Miami County) Hauer SSP2

• Today (2025): 107,816 people
• By 2030: 108,896 · +1.0%
• By 2040: 109,581 · +1.6%
• By 2050: 108,110 · +0.3%
• By 2075: 101,523 · -5.8%
• By 2100: 85,787 · -20.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Asian 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Lithuanian 3% Romanian 3% Scotch-Irish 2%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Other Asian/Pacific 3% Russian/Polish/Slavic 1% Spanish 1%

Political lean MEDSL · Miami

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -16.6pp toward R · 2008: -28.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+44.3 2016: R+45.6 2012: R+35.6 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -178.63%
• Current HPI: 205.0064
• 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

+410.8% since first listed

18 events — show timeline

• 2026-05-02 Pending — Dayton MLS
• 2026-04-13 Price Changed $279,900 Dayton MLS
• 2026-03-18 Listed $299,900 Dayton MLS
• 2025-04-02 Listing Removed — Dayton MLS
• 2025-03-08 Contingent — Dayton MLS
• 2025-03-08 Contingent — CBRMLS
• 2025-03-08 Listing Removed — CBRMLS
• 2025-02-16 Listed $399,900 Dayton MLS
• 2025-02-16 Listed $399,900 CBRMLS
• 2024-11-20 Price Changed $435,000 Dayton MLS
• 2024-07-06 Listing Removed — Dayton MLS
• 2024-06-01 Listed $420,000 Dayton MLS
• 2022-04-25 Sold (Public Records) $374,900 Public Records
• 2022-04-22 Sold (MLS) $374,900 Dayton MLS
• 2022-04-22 Sold (MLS) $374,900 Dayton MLS
• 2022-03-17 Pending — Dayton MLS
• 2022-03-10 Listed $359,900 Dayton MLS
• 2020-09-02 Sold (Public Records) $54,800 Public Records

Property tax history

+39.6%/yr

Latest (2025): $6,977 · +47.0% YoY. Source: county tax records.