3111 N Dixie Dr · Dayton, OH 45414

$1

2 bd · 1.0 ba · 1,464 sqft · SingleFamily public records · 85 Days on market

Built 1924 7,518 sqft lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +5.0/10.0
• Cash flow +4.8/30.0
• Rent growth +4.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Court Ordered Sale by Private Selling Officer. 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. No contingencies permitted, Sold 100% as-is w/all faults. Auction ends May 1, 2024 & is online only, Ohio Foreclosures. 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

• 7,518 sq ft lot
• Built 1924
• Listed 85 days

Property features AI

Finance

• Other: Lot about 0.17 acre (7,518 sq ft)
• Financial info: Auction listed
• HOA & community: No HOA

Exterior

• Utilities: Public water; Public sewer; Natural gas
• Home design: Ranch style single-family home; One level
• Construction: Block foundation
• Exterior features: Aluminum windows; Aluminum siding; Shingle roof

Interior

• Kitchen: 9 x 9 kitchen
• Bedrooms: Two bedrooms, both on main level (each approximately 10 x 10)
• Bathrooms: One full bathroom on main level with shower
• Heating & cooling: Gas heating; Water heating (other)
• Interior features: Five total rooms; Partial 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 $199,104 (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 $-540 ($-6k/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 3.4% vs local median 7.4% in Dayton — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 65/100 on livability (#716 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools C-, amenities C-, crime F.
• Market conditions: Rents rising fast (+7.4%/yr); 51 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $6k 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 85 days — a 6% lower offer ($0) is reasonable based on typical stale-listing flexibility.
• 5 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.

Risks & watch-outs

• Watch-outs: property tax is 298656.0% of price; flood insurance adds $56/mo; built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

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. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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?
10. 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.
11. 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.
12. 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: 0.57% ✗
• Cap rate: 3.37%
• Cash-on-cash: -10.44%
• DSCR: 0.54
• GRM: 14.7

CMA / ARV

• ARV (on-the-fly): $199,104
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2013 Drill Ave	0.18mi	2/1.0	1,568 (+7%)	2mo	$130,000	$83	78
1806 Pinecrest Dr	0.49mi	3/2.0 (+1)	1,377 (-6%)	4mo	$174,900	$127	55
3820 Pilgrim Rd	0.71mi	2/1.0	1,426 (-3%)	11mo	$193,400	$136	54
2428 Oneida Ave	0.32mi	3/1.0 (+1)	1,296 (-12%)	11mo	$148,000	$114	52
2934 Lindale Ave	0.33mi	3/2.0 (+1)	1,669 (+14%)	2mo	$197,000	$118	51
3710 Norledge Dr	0.69mi	3/1.0 (+1)	1,385 (-5%)	4mo	$77,330	$56	50
2700 Ridge Ave	0.57mi	3/1.5 (+1)	1,616 (+10%)	0mo	$235,000	$145	49
3220 Zephyr Dr	0.50mi	3/2.0 (+1)	1,292 (-12%)	4mo	$219,000	$170	44
3832 Ridge Ave	0.65mi	2/2.0	1,277 (-13%)	3mo	$65,000	$51	42
1404 Pinecrest Dr	0.66mi	3/1.5 (+1)	1,256 (-14%)	0mo	$205,000	$163	38
1818 Pinecrest Dr	0.47mi	3/2.0 (+1)	1,282 (-12%)	12mo	$178,000	$139	38
1625 Pinecrest Dr	0.57mi	3/1.5 (+1)	1,254 (-14%)	10mo	$214,900	$171	34

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 · 7.41% rent growth · sell at horizon

5-year hold

• IRR: -32.7%
• Equity multiple: -0.10×
• Total profit: $-61,408
• Equity at exit: $29,687

10-year hold

• IRR: -21.9%
• Equity multiple: -0.33×
• Total profit: $-74,095
• Equity at exit: $17,215

Cash invested: $55,749 (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 45414

• Rents YoY: 7.4%
• Active inventory: 51

Monthly cashflow live

• Estimated rent: $1,128 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,987/yr
• Insurance: −$83
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $-540

Break-even live

Break-even rent $1,812

Max offer price $120,897

Occupancy floor —

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: $49,776
• Closing costs: $5,973
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2611 Onaoto Ave Dayton, OH	3.0	1.0	1025	$1,195	$1.17	11d	1	0.63mi
317 Fernwood Ave Dayton, OH	3.0	1.0	1320	$1,100	$0.83	11d	1	0.84mi
337 Ryburn Ave Unit 2 Dayton, OH	2.0	1.0	900	$800	$0.89	43d	1	0.93mi
220 Fernwood Ave Dayton, OH	2.0	1.0	884	$900	$1.02	3d	1	0.93mi
152 Laura Ave Dayton, OH	2.0	1.0	990	$895	$0.90	43d	1	0.96mi
147 Laura Ave Dayton, OH	2.0	1.0	1096	$975	$0.89	23d	1	0.97mi
115 E Norman Ave Unit 4 Dayton, OH	1.0	1.0	1000	$750	$0.75	23d	1	0.97mi
433 Sandhurst Dr Unit 4 Dayton, OH	1.0	1.0	900	$750	$0.83	43d	1	0.99mi
419 Sandhurst Dr Dayton, OH	2.0	1.0	950	$975	$1.03	23d	1	1.02mi
202 E Bruce Ave Apt 2 Dayton, OH	2.0	1.0	1250	$800	$0.64	23d	1	1.06mi
65 E Maplewood Ave Dayton, OH	2.0	1.0	1064	$723	$0.68	43d	1	1.09mi
31 E Norman Ave Dayton, OH	3.0	1.0	1100	$1,150	$1.05	23d	1	1.10mi
244 E Siebenthaler Ave Dayton, OH	2.0	1.5	1273	$1,175	$0.92	2d	1	1.14mi
42 Pointview Ave Unit 42 Dayton, OH	3.0	2.0	1240	$1,200	$0.97	3d	1	1.15mi
38 Pointview Ave Dayton, OH	2.0	1.0	1140	$900	$0.79	14d	1	1.16mi
228 E Siebenthaler Ave Dayton, OH	2.0	1.0	934	$1,200	$1.28	43d	1	1.16mi
101 E Bruce Ave Dayton, OH	3.0	1.0	1455	$1,150	$0.79	2d	1	1.17mi
2327 N Main St Unit 2 Dayton, OH	2.0	1.0	900	$1,200	$1.33	23d	1	1.18mi
41 W Fairview Ave Unit 2 Dayton, OH	3.0	1.0	1452	$1,200	$0.83	14d	1	1.23mi
26 W Beechwood Ave Dayton, OH	3.0	1.5	1468	$1,050	$0.72	43d	1	1.24mi
101 W Norman Ave Unit 101 Dayton, OH	3.0	1.0	1600	$945	$0.59	43d	1	1.32mi
451 Hunter Ave Dayton, OH	2.0	1.0	974	$800	$0.82	23d	1	1.34mi
181 W Norman Ave Dayton, OH	3.0	2.0	1228	$1,150	$0.94	43d	1	1.46mi
605 Forest Ave Dayton, OH	2.0	1.0	978	$650	$0.66	23d	1	1.46mi
167 W Hudson Ave Dayton, OH	3.0	1.5	1344	$1,185	$0.88	43d	1	1.46mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	43d	1	1.48mi

Listing history 24 events

1. 2026-06-18
   days on market $1 Active 85 DOM
2. 2026-06-17
   days on market $1 Active 84 DOM
3. 2026-06-16
   days on market $1 Active 83 DOM
4. 2026-06-15
   days on market $1 Active 82 DOM
5. 2026-06-14
   days on market $1 Active 80 DOM
6. 2026-06-13
   days on market $1 Active 79 DOM
7. 2026-06-10
   days on market $1 Active 77 DOM
8. 2026-06-09
   days on market $1 Active 76 DOM
9. 2026-06-08
   days on market $1 Active 75 DOM
10. 2026-06-07
    days on market $1 Active 74 DOM
11. 2026-06-03
    days on market $1 Active 70 DOM
12. 2026-06-02
    days on market $1 Active 69 DOM
13. 2026-06-01
    days on market $1 Active 68 DOM
14. 2026-05-31
    days on market $1 Active 67 DOM
15. 2026-03-25
    listed $1 Active
16. 2024-04-30
    historical

    Show marketing remark (485 chars)

    Court Ordered Sale by Private Selling Officer. 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. No contingencies permitted, Sold 100% as-is w/all faults. Auction ends May 1, 2024 & is online only, Ohio Foreclosures. 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.

17. 2024-04-30
    historical 485-char remark

    Show marketing remark (485 chars)

    Court Ordered Sale by Private Selling Officer. 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. No contingencies permitted, Sold 100% as-is w/all faults. Auction ends May 1, 2024 & is online only, Ohio Foreclosures. 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.

18. 2024-04-09
    listed $71,507

    Show marketing remark (485 chars)

    Court Ordered Sale by Private Selling Officer. 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. No contingencies permitted, Sold 100% as-is w/all faults. Auction ends May 1, 2024 & is online only, Ohio Foreclosures. 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.

19. 2024-04-09
    listed $71,507 Active 485-char remark

    Show marketing remark (485 chars)

    Court Ordered Sale by Private Selling Officer. 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. No contingencies permitted, Sold 100% as-is w/all faults. Auction ends May 1, 2024 & is online only, Ohio Foreclosures. 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.

20. 2021-01-18
    historical
21. 2020-10-19
    historical
22. 2020-10-19
    listed $46,018 Active
23. 2020-10-16
    listed $46,018 Active
24. 1979-10-15
    soldstatus $32,900

ⓘ 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 7/10 Severe FEMA zone X (shaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 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: $13,535
• − Mortgage interest: −$11,153
• − Property taxes: −$2,987
• − Insurance: −$1,662
• − Repairs & maintenance: −$1,083
• − Management: −$1,083
• − Depreciation: −$5,792
• Taxable loss: −$10,224
• Est. tax savings @ 24.0%: +$2,454
• After-tax cash flow: $-4,032/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)

No district data.

Livability — Dayton

• Score: 65/100
• State rank: #716
• US rank: #12895

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 459,541 people
• City population: 164,387
• Metro: Dayton-Kettering, OH
• Population (ZIP): 21,167
• Household income: $54,485
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 801.0

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 (75%)
• Race & ethnicity: White 75% Black 15% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 2% Romanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% Arabic 1% Tagalog/Filipino 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: ▼ -142.46%
• Current HPI: 183.1124
• Rent YoY: ▲ 7.41%
• 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

+117.3% since first listed

10 events — show timeline

• 2026-03-25 Listed $1 Cincy MLS
• 2024-04-30 Listing Removed — Dayton MLS
• 2024-04-30 Listing Removed — Cincy MLS
• 2024-04-09 Listed $71,507 Cincy MLS
• 2024-04-09 Listed $71,507 Dayton MLS
• 2021-01-18 Listing Removed — Cincy MLS
• 2020-10-19 Listed $46,018 Dayton MLS
• 2020-10-19 Listing Removed — Dayton MLS
• 2020-10-16 Listed $46,018 Cincy MLS
• 1979-10-15 Sold (Public Records) $32,900 Public Records

Property tax history

-5.7%/yr

Latest (2025): $3,295 · +200.2% YoY. Source: county tax records.