1031 Highland Ave · Dayton, OH 45410

$142,900

3 bd · 2.0 ba · 1,828 sqft · SingleFamily public records · 22 Days on market

Built 1916 4,382 sqft lot $78/sqft · 10% below area Est $159k · 10% under

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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 +18.7/30.0
• ARV discount +12.1/15.0
• DSCR +5.9/10.0
• Rent growth +5.0/5.0
• 1% rule +4.9/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Incredible opportunity! 4bed/2bath home with original oak hardwood floors; Plenty of space for everyone and a full attic that could be finished. This property is owned by HUD and being sold 100% as-is HUD case# 411-467003

Key facts

• Covered front porch
• First-floor bedroom
• Unique sunroom

Tags

• COVERED FRONT PORCH
• EAT-IN KITCHEN
• BUILT-IN BENCH SEATING
• FIRST-FLOOR BEDROOM
• UNIQUE SUNROOM
• FINISHED THIRD-FLOOR AREA

Property features AI

Finance

• Financial info: Property listed for sale

Exterior

• Parking: Attached two-car garage
• Utilities: Natural gas available; Public water; Sewer available; Storm sewer
• Home design: Frame construction
• Construction: Frame construction
• Exterior features: Residential zoning; Lot dimensions approximately 138 x 32

Interior

• Kitchen: Eat-in kitchen; Microwave; Range
• Bedrooms: Second-level bedroom (15 x 11); Second-level bedroom (11 x 9); Second-level bedroom (11 x 15)
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Vinyl windows; Unfinished basement; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $143k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (1.2% below list).
• Recommended offer: $141k (1.5% below list) — sets the bar for market timing.

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 fast (+11.4%/yr); 92 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 36% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $988 of loan paydown is wiped out by about $4k 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 + 8.0% rent growth), your $40k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,756 (1.5% below list)

Questions for the listing agent

1. Built in 1916 — 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: 0.99% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.25%
• DSCR: 1.19
• GRM: 8.4

CMA / ARV

• ARV (median comp): $159,017
• List price: $142,900
• Delta: -10.14%
• 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
1031 Highland Ave	0.00mi	3/2.0	1,828 (0%)	0mo	$148,000	$81	100
55 Virginia Ave	0.07mi	4/2.5 (+1)	1,757 (-4%)	2mo	$215,000	$122	81
2222 Wayne Ave	0.45mi	3/2.0	1,878 (+3%)	1mo	$59,500	$32	74
307 Gunckel Ave	0.38mi	4/1.5 (+1)	1,803 (-1%)	2mo	$170,000	$94	72
2127 Wayne Ave	0.47mi	3/2.0	1,648 (-10%)	2mo	$125,164	$76	60
156 Edgar Ave	0.28mi	4/1.5 (+1)	1,620 (-11%)	4mo	$155,000	$96	58
700 Bowen St	0.39mi	4/1.5 (+1)	1,664 (-9%)	3mo	$240,000	$144	58
112 Missouri Ave	0.32mi	4/1.0 (+1)	1,581 (-14%)	3mo	$150,500	$95	51
1105 Pursell Ave	0.47mi	4/2.0 (+1)	2,080 (+14%)	3mo	$102,000	$49	48
736 Hodapp Ave	0.49mi	3/1.0	1,560 (-15%)	4mo	$101,005	$65	46
284 Mcclure St	0.74mi	3/2.0	2,064 (+13%)	1mo	$164,900	$80	43
1116 Linden Ave	0.68mi	4/3.0 (+1)	1,600 (-12%)	3mo	$157,000	$98	36

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.83×
• Total profit: $-6,657
• Equity at exit: $21,307

10-year hold

• IRR: 10.4%
• Equity multiple: 2.00×
• Total profit: $39,829
• Equity at exit: $12,355

Cash invested: $40,012 (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 45410

• Home prices YoY: -21.4%
• Rents YoY: 11.4%
• Active inventory: 92
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,412 high
• Mortgage (P&I): −$749
• Tax from tax record: −$164 /mo · $1,973/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $142

Break-even live

Break-even rent $1,232

Max offer price $142,900

Occupancy floor 85%

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: $35,725
• Closing costs: $4,287
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1515 Wyoming St Dayton, OH	3.0	1.0	1400	$1,000	$0.71	44d	1	0.07mi
1411 Wyoming St Dayton, OH	3.0	1.0	1256	$1,095	$0.87	2d	1	0.13mi
1101 Phillips Ave Unit 1101 Dayton, OH	3.0	1.5	1300	$1,450	$1.12	44d	1	0.18mi
20 Lucerne Ave Dayton, OH	3.0	1.0	1378	$1,200	$0.87	44d	1	0.34mi
511 Parrot St Dayton, OH	3.0	1.5	1618	$1,100	$0.68	14d	1	0.43mi
32 Gebhart St Dayton, OH	4.0	1.0	1800	$1,400	$0.78	14d	1	0.45mi
2114 Wayne Ave Dayton, OH	4.0	2.0	1723	$1,595	$0.93	44d	1	0.45mi
2132 Wayne Ave Dayton, OH	3.0	2.0	1484	$1,350	$0.91	2d	1	0.45mi
1038 Walnut Hill Pl Dayton, OH	3.0	1.0	1232	$1,095	$0.89	44d	1	0.46mi
31 Bidleman St Dayton, OH	2.0	1.5	1568	$1,100	$0.70	44d	1	0.47mi
2600 Wayne Ave Dayton, OH	4.0	1.5	1328	$1,500	$1.13	23d	1	0.48mi
836 Wellmeier Ave Dayton, OH	4.0	1.0	2148	$1,500	$0.70	3d	1	0.52mi
920 E Stewart St Dayton, OH	4.0	1.0	1322	$1,425	$1.08	44d	1	0.57mi
534 Beckman St Dayton, OH	3.0	2.0	1452	$1,400	$0.96	2d	1	0.64mi
1603 Manette Pl Dayton, OH	4.0	2.0	2000	$1,695	$0.85	14d	1	0.65mi
438 Clover St Dayton, OH	3.0	2.0	2156	$1,025	$0.48	44d	1	0.66mi
519 Wyoming St Dayton, OH	3.0	1.5	1240	$1,600	$1.29	44d	1	0.86mi
320 Park Dr Dayton, OH	4.0	3.0	2100	$2,400	$1.14	14d	1	0.87mi
244 Quitman St Unit A Dayton, OH	3.0	1.0	1987	$1,325	$0.67	23d	1	0.89mi
115 Livingston Ave Dayton, OH	3.0	1.0	1624	$1,450	$0.89	44d	1	0.90mi
1112 Irving Ave Dayton, OH	3.0	4.0	2041	$4,500	$2.20	3d	1	0.98mi
229 James St Unit 228 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	23d	1	1.04mi
227 James St Unit 1 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	3d	1	1.04mi
228 James St Dayton, OH	3.0	1.0	1700	$1,200	$0.71	44d	1	1.04mi
1520 S Smithville Rd Dayton, OH	3.0	2.0	1481	$1,345	$0.91	2d	1	1.05mi
314 Sheridan Ave Dayton, OH	3.0	1.0	1258	$1,150	$0.91	3d	1	1.06mi
201 Pleasant Ave Unit 203 Dayton, OH	2.0	1.0	1250	$975	$0.78	23d	1	1.07mi
319 Wyoming St Dayton, OH	4.0	2.5	2064	$2,000	$0.97	2d	1	1.10mi
2212 Fauver Ave Dayton, OH	3.0	1.0	1300	$1,795	$1.38	44d	1	1.18mi
25 Garret St Dayton, OH	2.0	1.5	1364	$1,750	$1.28	23d	1	1.22mi
243 Oak St Dayton, OH	3.0	1.5	1316	$1,600	$1.22	3d	1	1.22mi
4249 Pleasant View Ave Dayton, OH	3.0	2.0	1440	$1,695	$1.18	44d	1	1.36mi
4253 Pleasant View Ave Dayton, OH	3.0	2.0	1440	$1,695	$1.18	44d	1	1.36mi
906 Nordale Ave Dayton, OH	3.0	2.0	1262	$2,200	$1.74	44d	1	1.37mi
213 Burns Ave Dayton, OH	2.0	1.5	1388	$1,500	$1.08	14d	1	1.40mi
213 Burns Ave Dayton, OH	2.0	1.5	1388	$1,500	$1.08	44d	1	1.40mi
117 Clay St Unit 117 Dayton, OH	2.0	1.5	1632	$1,950	$1.19	23d	1	1.41mi
23 Jasper St Dayton, OH	4.0	4.0	1490	$3,600	$2.42	3d	1	1.47mi
218 Brown St Dayton, OH	3.0	2.5	1800	$3,200	$1.78	44d	1	1.48mi
218 Brown St Unit 218 Dayton, OH	3.0	2.5	1789	$2,200	$1.23	44d	1	1.48mi

Listing history 18 events

1. 2026-05-10
   historical ActiveUnderContract 1255-char remark
2. 2026-05-07
   listed $142,900 Active 1255-char remark
3. 2015-07-07
   soldstatus $28,100 Closed 221-char remark

   Show marketing remark (221 chars)

   Incredible opportunity! 4bed/2bath home with original oak hardwood floors; Plenty of space for everyone and a full attic that could be finished. This property is owned by HUD and being sold 100% as-is HUD case# 411-467003

4. 2015-07-07
   soldstatus $28,100 Sold 221-char remark

   Show marketing remark (221 chars)

   Incredible opportunity! 4bed/2bath home with original oak hardwood floors; Plenty of space for everyone and a full attic that could be finished. This property is owned by HUD and being sold 100% as-is HUD case# 411-467003

5. 2015-06-17
   historical Active/Pending 221-char remark

   Show marketing remark (221 chars)

   Incredible opportunity! 4bed/2bath home with original oak hardwood floors; Plenty of space for everyone and a full attic that could be finished. This property is owned by HUD and being sold 100% as-is HUD case# 411-467003

6. 2015-06-04
   listed $24,000 Active 221-char remark

   Show marketing remark (221 chars)

   Incredible opportunity! 4bed/2bath home with original oak hardwood floors; Plenty of space for everyone and a full attic that could be finished. This property is owned by HUD and being sold 100% as-is HUD case# 411-467003

7. 2013-11-29
   historical
8. 2013-06-20
   listed $60,000
9. 2010-04-13
   soldstatus $72,900
10. 2010-04-08
    soldstatus $72,900 Closed
11. 2010-04-08
    soldstatus $72,900
12. 2010-03-06
    historical
13. 2010-02-05
    listed $72,900
14. 2005-02-18
    soldstatus $72,000
15. 2005-01-31
    soldstatus $72,000
16. 1989-04-05
    soldstatus $25,500
17. 1987-07-31
    soldstatus $26,500
18. 1985-06-03
    soldstatus $18,500

ⓘ 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: $1,973 · $164/mo
• Projected year-2 tax: $2,101 · $175/mo
• Expected delta: +$128/yr (+$11/mo · 6.5%)

ⓘ 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 4/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,938
• − Mortgage interest: −$8,005
• − Property taxes: −$1,973
• − Insurance: −$714
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$4,157
• Taxable loss: −$621
• Est. tax savings @ 24.0%: +$149
• After-tax cash flow: $1,850/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): 14,694
• Household income: $46,651
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 961.0

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 (71%)
• Race & ethnicity: White 71% Black 15% Hispanic / Latino 7% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 2% Iranian 2% Slovak 2%
• Foreign-born: 5% · Canada, United Kingdom
• Languages at home: 91% English-only · Spanish 6% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -100.61%
• Current HPI: 369.3938
• Rent YoY: ▲ 11.37%
• 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

+700.0% since first listed

20 events — show timeline

• 2026-06-09 Sold (MLS) $148,000 Dayton MLS
• 2026-05-29 Pending — Dayton MLS
• 2026-05-10 Contingent — Dayton MLS
• 2026-05-07 Listed $142,900 Dayton MLS
• 2015-07-07 Sold (MLS) $28,100 Dayton MLS
• 2015-07-07 Sold (MLS) $28,100 Dayton MLS
• 2015-06-17 Contingent — Dayton MLS
• 2015-06-04 Listed $24,000 Dayton MLS
• 2013-11-29 Listing Removed — Dayton MLS
• 2013-06-20 Listed $60,000 Dayton MLS
• 2010-04-13 Sold (Public Records) $72,900 Public Records
• 2010-04-08 Sold (MLS) $72,900 Dayton MLS
• 2010-04-08 Sold (MLS) $72,900 Dayton MLS
• 2010-03-06 Listing Removed — Dayton MLS
• 2010-02-05 Listed $72,900 Dayton MLS
• 2005-02-18 Sold (Public Records) $72,000 Public Records
• 2005-01-31 Sold (Public Records) $72,000 Public Records
• 1989-04-05 Sold (Public Records) $25,500 Public Records
• 1987-07-31 Sold (Public Records) $26,500 Public Records
• 1985-06-03 Sold (Public Records) $18,500 Public Records

Property tax history

-1.2%/yr

Latest (2025): $1,973 · -0.2% YoY. Source: county tax records.