551 Cedarhurst Ave · Dayton, OH 45402

$1

2 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 23 Days on market

Built 1926 4,961 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Court Ordered Sale by Private Selling Officer. Auction ends on June 17, 2026. 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. 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

• 4,961 sq ft lot
• Built 1926
• Listed 23 days

Property features AI

Finance

• Other: Property listed as single family; Auction status: Yes
• Financial info: Taxes not abated; semi-annual tax amount listed
• HOA & community: No HOA

Exterior

• Utilities: Public water; Public sewer; Natural gas; Water heating: Other
• Home design: Two levels; Poured foundation
• Construction: Constructed with vinyl siding
• Exterior features: Shingle roof; Vinyl siding; Vinyl windows; Lot about 0.11 acres (4,961 sq ft); Traditional-style single family home

Interior

• Kitchen: Kitchen area approximately 10 x 10
• Bedrooms: Two bedrooms (both on level 2) — each approximately 10 x 10
• Bathrooms: One full bathroom with a shower (located on level 2)
• Heating & cooling: Forced air heating
• Interior features: Five total rooms; Full 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 $54,648 (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 $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).
• Cap rate 17.6% vs local median 7.3% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $378 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 81972.0% of price; built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.06% ✓
• Cap rate: 17.57%
• Cash-on-cash: 40.28%
• DSCR: 2.79
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $54,648
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
552 Evergreen Ave	0.03mi	2/1.0	1,152 (-3%)	2mo	$44,000	$38	92
621 Kammer Ave	0.24mi	3/1.0 (+1)	1,207 (+2%)	2mo	$55,000	$46	79
1042 Shakespeare Ave	0.35mi	2/1.5	1,100 (-7%)	3mo	$78,240	$71	67
728 Leland Ave	0.53mi	3/1.0 (+1)	1,210 (+2%)	2mo	$130,900	$108	65
352 Huron Ave	0.55mi	2/1.0	1,240 (+4%)	2mo	$40,000	$32	65
1209 Kammer Ave	0.50mi	3/1.0 (+1)	1,248 (+5%)	4mo	$40,000	$32	60
233 Westwood Ave	0.67mi	3/1.0 (+1)	1,236 (+4%)	1mo	$45,000	$36	56
200 N Orchard Ave	0.54mi	3/1.5 (+1)	1,256 (+6%)	4mo	$35,000	$28	55
1215 Philadelphia Dr	0.45mi	3/1.0 (+1)	1,056 (-11%)	1mo	$108,000	$102	55
1200 Wilson Dr	0.46mi	3/2.0 (+1)	1,079 (-9%)	4mo	$125,000	$116	51
1341 Shaftesbury Rd	0.67mi	3/2.0 (+1)	1,116 (-6%)	2mo	$144,900	$130	48
400 Burleigh Ave	0.75mi	3/1.0 (+1)	1,064 (-10%)	5mo	$31,790	$30	39

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: 37.8%
• Equity multiple: 2.63×
• Total profit: $25,002
• Equity at exit: $8,148

10-year hold

• IRR: 44.8%
• Equity multiple: 5.49×
• Total profit: $68,671
• Equity at exit: $4,725

Cash invested: $15,301 (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

Monthly cashflow live

• Estimated rent: $1,128 high
• Mortgage (P&I): −$287
• Tax est. 1.5%: −$68 /mo · $820/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $514

Break-even live

Break-even rent $478

Max offer price $54,648

Occupancy floor 49%

Sensitivity live

Price	-10% $551	-5% $533	+0% $514	+5% $495	+10% $476
Rent	-10% $425	-5% $469	+0% $514	+5% $558	+10% $603
Rate	-1.0pp $541	-0.5pp $528	base $514	+0.5pp $500	+1.0pp $485

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: $13,662
• Closing costs: $1,639
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
725 Maplehurst Ave Dayton, OH	2.0	1.0	1104	$895	$0.81	45d	1	0.09mi
635 Anna St Dayton, OH	3.0	1.0	960	$1,300	$1.35	15d	1	0.16mi
437 Lorenz Ave Dayton, OH	3.0	1.0	1322	$1,200	$0.91	24d	1	0.17mi
660 Gramont Ave Dayton, OH	3.0	1.0	1142	$1,050	$0.92	4d	1	0.21mi
1045 Philadelphia Dr Dayton, OH	2.0	1.0	1290	$1,150	$0.89	4d	1	0.36mi
617 Westwood Ave Dayton, OH	3.0	1.0	1304	$1,050	$0.81	45d	1	0.36mi
1045 Shakespeare Ave Dayton, OH	3.0	1.0	1435	$1,275	$0.89	45d	1	0.37mi
216 N Ardmore Ave Dayton, OH	3.0	1.0	1500	$1,100	$0.73	4d	1	0.42mi
920 Huron Ave Dayton, OH	2.0	1.0	950	$995	$1.05	4d	1	0.45mi
828 Walton Ave Unit 832 Walton Dayton, OH	2.0	1.0	750	$795	$1.06	24d	1	0.46mi
3222 Athens Ave Unit C Dayton, OH	2.0	1.0	700	$700	$1.00	45d	1	0.61mi
1816 N James H McGee Blvd Apt B Dayton, OH	3.0	1.0	950	$1,150	$1.21	45d	1	0.63mi
1816 N James H McGee Blvd Apt A Dayton, OH	3.0	1.0	950	$1,200	$1.26	4d	1	0.63mi
1816 N James H McGee Blvd Unit C Dayton, OH	3.0	1.0	950	$1,150	$1.21	4d	1	0.63mi
70 Gramont Ave Dayton, OH	3.0	1.5	966	$1,300	$1.35	4d	1	0.66mi
863 N Upland Ave Dayton, OH	3.0	1.0	1042	$1,200	$1.15	45d	1	0.66mi
137 Westwood Ave Dayton, OH	2.0	1.0	784	$900	$1.15	4d	1	0.73mi
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	45d	1	0.73mi
1119 Superior Ave Unit 1119 Dayton, OH	3.0	1.0	1435	$1,350	$0.94	4d	1	0.77mi
40 S Mathison St Dayton, OH	3.0	1.0	1300	$1,200	$0.92	15d	1	0.83mi
42 S Mathison St Dayton, OH	3.0	1.0	1300	$1,220	$0.94	4d	1	0.83mi
3925 Hoover Ave Dayton, OH	2.0	1.0	936	$1,100	$1.18	4d	1	0.87mi
3007 Cornell Dr Dayton, OH	2.0	1.0	827	$1,000	$1.21	4d	1	0.95mi
1378 Cory Dr Dayton, OH	2.0	1.0	1300	$975	$0.75	45d	1	0.98mi
3207 Cornell Dr Dayton, OH	3.0	1.0	1168	$1,000	$0.86	4d	1	0.98mi
3552 Stanford Pl Unit 3552 Dayton, OH	2.0	1.0	800	$800	$1.00	45d	1	1.12mi
3552 Stanford Pl Dayton, OH	2.0	1.0	800	$800	$1.00	24d	1	1.12mi
3668 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	24d	1	1.18mi
3672 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	45d	1	1.18mi
136 Lexington Ave Unit 1 Dayton, OH	1.0	1.0	700	$759	$1.08	22d	1	1.19mi
1453 Harvard Blvd Dayton, OH	1.0	1.0	780	$650	$0.83	45d	1	1.24mi
652 Dennison Ave Dayton, OH	2.0	2.0	988	$1,095	$1.11	22d	1	1.27mi
3652 Otterbein Ave Unit 3652 Dayton, OH	2.0	1.0	700	$800	$1.14	4d	1	1.28mi
3650 Otterbein Ave Unit 3650 Dayton, OH	2.0	1.0	900	$800	$0.89	4d	1	1.28mi
47 Leroy St Dayton, OH	3.0	1.0	1456	$1,200	$0.82	45d	1	1.29mi
1067 Salem Ave Dayton, OH	2.0	1.0	1100	$900	$0.82	45d	1	1.29mi
1067 Salem Ave Unit 3 Dayton, OH	2.0	1.5	1100	$900	$0.82	45d	1	1.29mi
1067 Salem Ave Unit 2 Dayton, OH	2.0	1.5	1100	$900	$0.82	45d	1	1.29mi
673 Randolph St Dayton, OH	2.0	1.0	792	$950	$1.20	45d	1	1.31mi
1732 Harold Dr Dayton, OH	2.0	1.0	805	$925	$1.15	45d	1	1.32mi

Listing history 19 events

1. 2026-06-18
   days on market $1 Active 23 DOM
2. 2026-06-17
   days on market $1 Active 22 DOM
3. 2026-06-16
   days on market $1 Active 21 DOM
4. 2026-06-15
   days on market $1 Active 20 DOM
5. 2026-06-14
   days on market $1 Active 18 DOM
6. 2026-06-13
   days on market $1 Active 17 DOM
7. 2026-06-10
   days on market $1 Active 15 DOM
8. 2026-06-09
   days on market $1 Active 14 DOM
9. 2026-06-08
   days on market $1 Active 13 DOM
10. 2026-06-07
    days on market $1 Active 12 DOM
11. 2026-06-05
    days on market $1 Active 9 DOM
12. 2026-06-03
    remarks 392-char remark
13. 2026-06-03
    days on market $1 Active 8 DOM
14. 2026-06-02
    days on market $1 Active 7 DOM
15. 2026-06-01
    days on market $1 Active 6 DOM
16. 2026-05-31
    days on market $1 Active 5 DOM
17. 2026-05-26
    listed $1 Active
18. 1996-02-01
    soldstatus $10,000
19. 1989-10-26
    soldstatus $10,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% 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: $13,539
• − Mortgage interest: −$3,061
• − Property taxes: −$820
• − Insurance: −$273
• − Repairs & maintenance: −$1,083
• − Management: −$1,083
• − Depreciation: −$1,590
• Taxable income: $5,629
• Est. tax owed @ 24.0%: −$1,351
• After-tax cash flow: $4,813/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

+0.0% since first listed

3 events — show timeline

• 2026-05-26 Listed $1 Cincy MLS
• 1996-02-01 Sold (Public Records) $10,000 Public Records
• 1989-10-26 Sold (Public Records) $10,000 Public Records

Property tax history

+10.3%/yr

Latest (2025): $893 · -8.0% YoY. Source: county tax records.