1023 Burleigh Ave · Dayton, OH 45402

$64,995

2 bd · 1.0 ba · 656 sqft · SingleFamily public records · 5 Days on market

Built 1955 5,662 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect little cottage with one bedroom and one bath with an open floor plan. This updated home has a newer roof and bathroom.

Key facts

• Solid wood cabinetry
• Ample counter space
• Large front yard

Tags

• VINYL SIDING
• DARK WOOD-LOOK FLOORING
• SOLID WOOD CABINETRY
• AMPLE COUNTER SPACE
• LARGE FRONT YARD
• MATURE SHADE TREES

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Utilities: Has heating (forced air)
• Home design: Single-story residence
• Construction: Vinyl siding exterior; Slab foundation
• Exterior features: Residential lot approximately 0.13 acres (45 x 130)

Interior

• Bedrooms: One bedroom on the main level (approx. 10 x 9)
• Bathrooms: One full bathroom (on the main level)
• Heating & cooling: Forced air heating
• Interior features: One total room (studio-style layout implied)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($898 rent vs $65k).
• Cap rate 11.9% vs local median 7.4% in Dayton — 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 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.
• 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 (+4.0%/yr); 83 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $449 of loan paydown is wiped out by about $2k 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 + 4.0% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $26k; list at $65k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,995

Questions for the listing agent

1. Built in 1955 — 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. 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?
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: 1.38% ✓
• Cap rate: 11.88%
• Cash-on-cash: 19.96%
• DSCR: 1.89
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $42,640
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
911 Crestmore Ave	0.22mi	2/1.0	616 (-6%)	14mo	$29,990	$49	68
932 Crestmore Ave	0.17mi	3/1.0 (+1)	702 (+7%)	12mo	$75,000	$107	65
1251 Canfield Ave	0.43mi	2/1.0	720 (+10%)	7mo	$75,000	$104	58
614 Crestmore Ave	0.47mi	2/1.0	616 (-6%)	15mo	$40,000	$65	56
1204 Alcott Dr	0.34mi	2/1.5	720 (+10%)	18mo	$91,000	$126	51
657 Brooklyn Ave	0.38mi	2/1.0	716 (+9%)	24mo	$18,600	$26	47
832 Clarkson Ave	0.36mi	2/1.0	744 (+13%)	17mo	$38,500	$52	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 · 3.98% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.53×
• Total profit: $9,628
• Equity at exit: $9,691

10-year hold

• IRR: 22.7%
• Equity multiple: 3.03×
• Total profit: $36,900
• Equity at exit: $5,620

Cash invested: $18,199 (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 45402

• Rents YoY: 4.0%
• Active inventory: 83
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $898 high
• Mortgage (P&I): −$341
• Tax from tax record: −$39 /mo · $469/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $303

Break-even live

Break-even rent $515

Max offer price $64,995

Occupancy floor 61%

Sensitivity live

Price	-10% $339	-5% $321	+0% $303	+5% $284	+10% $266
Rent	-10% $232	-5% $267	+0% $303	+5% $338	+10% $374
Rate	-1.0pp $335	-0.5pp $319	base $303	+0.5pp $286	+1.0pp $269

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: $16,249
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
828 Walton Ave Unit 832 Walton Dayton, OH	2.0	1.0	750	$795	$1.06	24d	1	0.27mi
3222 Athens Ave Unit C Dayton, OH	2.0	1.0	700	$700	$1.00	44d	1	0.35mi
3627 Delphos Ave Dayton, OH	1.0	1.0	525	$625	$1.19	15d	1	0.71mi
322 Lorenz Ave Dayton, OH	1.0	1.0	634	$850	$1.34	44d	1	0.82mi
3652 Otterbein Ave Unit 3652 Dayton, OH	2.0	1.0	700	$800	$1.14	3d	1	0.84mi
1903 W Grand Ave Unit 4 Dayton, OH	2.0	1.0	600	$850	$1.42	44d	1	0.96mi
729 Cleverly Rd Dayton, OH	2.0	1.0	626	$950	$1.52	44d	1	1.10mi
41 N Marion St Dayton, OH	2.0	1.0	652	$925	$1.42	4d	1	1.12mi
1934 Tennyson Ave Dayton, OH	1.0	1.0	675	$700	$1.04	44d	1	1.27mi
1982 Victoria Ave Dayton, OH	1.0	1.0	675	$700	$1.04	44d	1	1.35mi
1923 Auburn Ave Apt 2 Dayton, OH	1.0	1.0	490	$600	$1.22	44d	1	1.45mi
1923 Auburn Ave Dayton, OH	1.0	1.0	490	$600	$1.22	15d	1	1.45mi
2109 Victoria Ave Dayton, OH	2.0	1.0	714	$950	$1.33	4d	1	1.45mi

Listing history 6 events

1. 2026-06-18
   days on market $64,995 Active 5 DOM
2. 2026-06-17
   days on market $64,995 Active 4 DOM
3. 2026-06-16
   days on market $64,995 Active 3 DOM
4. 2026-06-15
   days on market $64,995 Active 2 DOM
5. 2026-06-14
   remarks 699-char remark
6. 2026-06-14
   listed $64,995 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: $469 · $39/mo
• Projected year-2 tax: $742 · $62/mo
• Expected delta: +$272/yr (+$23/mo · 58.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 19 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,780
• − Mortgage interest: −$3,641
• − Property taxes: −$469
• − Insurance: −$325
• − Repairs & maintenance: −$862
• − Management: −$862
• − Depreciation: −$1,891
• Taxable income: $2,730
• Est. tax owed @ 24.0%: −$655
• After-tax cash flow: $2,977/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 — 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

• Census place: Dayton, OH
• County: Montgomery County · 459,541 people
• City population: 164,387
• Metro: Dayton-Kettering, OH
• Population (ZIP): 9,407
• Household income: $48,401
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 404.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 57% White 32% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Italian 2% Serbian 2% Slovak 1%
• Foreign-born: 5% · Canada, Vietnam, Jamaica
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1% 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: ▼ -81.89%
• Current HPI: 149.7909
• Rent YoY: ▲ 3.98%
• 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

+1199.9% since first listed

7 events — show timeline

• 2026-06-13 Listed $64,995 Dayton MLS
• 2022-12-20 Rental Removed — RENT.
• 2022-02-04 Sold (MLS) $26,000 Dayton MLS
• 2022-02-04 Sold (MLS) $26,000 Dayton MLS
• 2022-01-12 Contingent — Dayton MLS
• 2022-01-09 Listed $25,000 Dayton MLS
• 1984-09-14 Sold (Public Records) $5,000 Public Records

Property tax history

-2.2%/yr

Latest (2025): $469 · -0.2% YoY. Source: county tax records.