7040 S County Road 25a · Tipp City, OH 45371

$170,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 16 Days on market

Built 1953 0.51 ac lot

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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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This one won’t last long! Newly remodeled 3 bedroom, 1 bath in a country setting is an absolute gem! Gorgeous modern farmhouse interiors: new gray/white paint throughout, new luxury vinyl plank flooring, and brand new windows, roof, gutters, and fascia. Complete kitchen and bathroom remodel with brand new stainless steel dishwasher and range. A laundry/mud room was added increasing sq footage and features a beautiful wood ceiling which contributes to the home’s authenticity and charm. 2-car attached garage offers plenty of space and possibility. This would make an adorable first home, or a fantastic home for those downsizing or a small family. No rear neighbors to be seen, the property sits on half acre that backs up to an open field – perfect for outdoor recreation or family gathering. An ideal yard for a fire pit and fun fall nights. Easy access to I75. Schedule a showing today!

Key facts

• 0.51 acre lot
• 2 garage spots
• Built 1953

Tags

• BACKS UP TO A FARM FIELD

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached two-car garage
• Utilities: Natural gas heating
• Home design: Single-story home
• Construction: Aluminum siding, vinyl siding and frame construction
• Exterior features: Half-acre residential lot (approximately 0.51 acres); Lot dimensions approximately 120 x 199

Interior

• Kitchen: Kitchen on main level (10 x 12); Dishwasher
• Bedrooms: Main level bedrooms (three): 11 x 13, 9 x 11, 10 x 10
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Crawl space basement
• Laundry & utility: Mud room on main level (6 x 8)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.1% in Tipp City — 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 80/100 on livability (#125 in OH, #1,827 nationally) — a professional / high-income tenant draw. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Tipp City Exempted Village (suburban): math 70% / reading 76% proficiency, ranked #108 of 656 in OH (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 250 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $142k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $167,450 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.05%
• DSCR: 1.36
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-7,261
• Equity at exit: $25,348

10-year hold

• IRR: 5.6%
• Equity multiple: 1.41×
• Total profit: $19,635
• Equity at exit: $14,698

Cash invested: $47,600 (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: 250
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,716 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$74 /mo · $886/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $319

Break-even live

Break-even rent $1,312

Max offer price $170,000

Occupancy floor 76%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
550 Kitrina Ave Unit 1 Tipp City, OH	2.0	1.0	950	$1,200	$1.26	3d	1	0.61mi

Listing history 11 events

1. 2026-06-18
   days on market $170,000 Active 16 DOM
2. 2026-06-17
   days on market $170,000 Active 15 DOM
3. 2026-06-16
   statusdays on market $170,000 Active 14 DOM
4. 2026-06-15
   days on market $170,000 ActiveUnderContract 13 DOM
5. 2026-06-14
   days on market $170,000 ActiveUnderContract 11 DOM
6. 2026-06-10
   days on market $170,000 ActiveUnderContract 8 DOM
7. 2026-06-09
   days on market $170,000 ActiveUnderContract 7 DOM
8. 2026-06-08
   days on market $170,000 ActiveUnderContract 6 DOM
9. 2026-06-07
   statusdays on market $170,000 ActiveUnderContract 5 DOM
10. 2026-06-03
    remarks 163-char remark
11. 2026-06-03
    listed $170,000 Active 1 DOM

ⓘ 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: $886 · $74/mo
• Projected year-2 tax: $1,769 · $147/mo
• Expected delta: +$883/yr (+$74/mo · 99.7%)

ⓘ 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 · 17 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: $20,591
• − Mortgage interest: −$9,523
• − Property taxes: −$886
• − Insurance: −$850
• − Repairs & maintenance: −$1,647
• − Management: −$1,647
• − Depreciation: −$4,945
• Taxable income: $1,093
• Est. tax owed @ 24.0%: −$262
• After-tax cash flow: $3,571/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: Tipp City Exempted Village
• NCES district ID: 3904561
• Math proficiency: 70% ▼ -9.00%
• Reading proficiency: 76% ▼ -5.00%
• Median HH income: $63,580
• Composite: 63.13/100
• National rank: #642
• State rank: #108 of 656 in OH

Livability — Tipp City

• Score: 80/100
• State rank: #125
• US rank: #1827

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Miami County · 85,667 people
• 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

+161.9% since first listed

13 events — show timeline

• 2026-06-02 Listed $170,000 Dayton MLS
• 2020-12-02 Sold (Public Records) $141,500 Public Records
• 2020-11-30 Sold (MLS) $141,500 WRIST
• 2020-11-30 Sold (MLS) $141,500 Dayton MLS
• 2020-11-30 Sold (MLS) $141,500 Dayton MLS
• 2020-10-30 Pending — Dayton MLS
• 2020-10-27 Listed $137,000 WRIST
• 2020-10-26 Listed $137,000 Dayton MLS
• 2020-08-05 Sold (Public Records) $60,400 Public Records
• 2020-08-03 Sold (MLS) $60,400 Dayton MLS
• 2020-08-03 Sold (MLS) $60,400 Dayton MLS
• 2020-07-17 Contingent — Dayton MLS
• 2020-07-15 Listed $64,900 Dayton MLS

Property tax history

+3.2%/yr

Latest (2025): $886 · -47.7% YoY. Source: county tax records.