2310 Oakridge Dr · Dayton, OH 45417

$79,999

2 bd · 1.0 ba · 874 sqft · SingleFamily public records · 117 Days on market

Built 1928 4,421 sqft lot $92/sqft · 31% above area Est $61k · 31% over

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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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautiful bungalow-style gem that blends timeless character with everyday functionality — all at a price that makes sense. inviting front porch , the home offers 2 Bedrooms on the main level, a large upper level full of potential — ideal for a primary suite, home office, creative studio, playroom, or flex space. You decide. Original hardwood flooring adds character, durability, and that classic charm buyers love. A spacious kitchen layout ready for your personal touch, plus a versatile back room perfect for a mudroom, breakfast nook, or additional storage. partially Fenced yard , detached One-Car garage. Schedule your private tour today and see the potential for yourself. Homes with this much character and value don’t last long.

Key facts

• Inviting front porch
• Versatile back room
• 4,421 sq ft lot

Tags

• INVITING FRONT PORCH
• ORIGINAL HARDWOOD FLOORING
• SPACIOUS KITCHEN LAYOUT
• VERSATILE BACK ROOM
• PARTIALLY FENCED YARD
• DETACHED ONE CAR GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($986 rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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 fast (+4.1%/yr); 135 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 32% of the median local income ($37k/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 $553 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 + 4.1% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $80k implies a 540% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,799 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.23% ✓
• Cap rate: 10.40%
• Cash-on-cash: 14.68%
• DSCR: 1.65
• GRM: 6.8

CMA / ARV

• ARV (median comp): $61,211
• List price: $79,999
• Delta: 30.69%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 Brooklyn Ave	0.10mi	2/1.0	888 (+2%)	5mo	$130,000	$146	88
550 Brooklyn Ave	0.20mi	2/1.0	864 (-1%)	4mo	$80,000	$93	86
321 Brooklyn Ave	0.07mi	2/1.0	974 (+11%)	6mo	$60,000	$62	73
938 Leland Ave	0.52mi	2/1.0	844 (-3%)	0mo	$40,000	$47	70
848 N Upland Ave	0.48mi	2/1.0	846 (-3%)	3mo	$52,000	$61	69
925 Maplehurst Ave	0.51mi	3/1.0 (+1)	864 (-1%)	0mo	$50,000	$58	69
676 Brooklyn Ave	0.39mi	2/1.0	814 (-7%)	6mo	$35,000	$43	65
528 Crestmore Ave	0.40mi	3/1.0 (+1)	930 (+6%)	3mo	$110,200	$118	63
927 Maplehurst Ave	0.51mi	2/1.5	924 (+6%)	6mo	$120,000	$130	60
50 Gramont Ave	0.36mi	1/2.0 (-1)	804 (-8%)	3mo	$115,000	$143	58
936 Walton Ave	0.50mi	2/1.0	792 (-9%)	5mo	$60,000	$76	57
56 Lorenz Ave	0.40mi	3/2.0 (+1)	792 (-9%)	3mo	$142,000	$179	55

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 · 4.06% rent growth · sell at horizon

5-year hold

• IRR: 6.3%
• Equity multiple: 1.25×
• Total profit: $5,540
• Equity at exit: $11,928

10-year hold

• IRR: 16.5%
• Equity multiple: 2.41×
• Total profit: $31,695
• Equity at exit: $6,917

Cash invested: $22,400 (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 45417

• Home prices YoY: -32.3%
• Rents YoY: 4.1%
• Active inventory: 135
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $986 high
• Mortgage (P&I): −$420
• Tax from tax record: −$52 /mo · $620/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $274

Break-even live

Break-even rent $639

Max offer price $79,999

Occupancy floor 67%

Sensitivity live

Price	-10% $319	-5% $297	+0% $274	+5% $251	+10% $229
Rent	-10% $196	-5% $235	+0% $274	+5% $313	+10% $352
Rate	-1.0pp $314	-0.5pp $294	base $274	+0.5pp $253	+1.0pp $232

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
322 Lorenz Ave Dayton, OH	1.0	1.0	634	$850	$1.34	44d	1	0.29mi
137 Westwood Ave Dayton, OH	2.0	1.0	784	$900	$1.15	4d	1	0.31mi
70 Gramont Ave Dayton, OH	3.0	1.5	966	$1,300	$1.35	3d	1	0.32mi
828 Walton Ave Unit 832 Walton Dayton, OH	2.0	1.0	750	$795	$1.06	24d	1	0.43mi
41 N Marion St Dayton, OH	2.0	1.0	652	$925	$1.42	4d	1	0.46mi
725 Maplehurst Ave Dayton, OH	2.0	1.0	1104	$895	$0.81	44d	1	0.46mi
3627 Delphos Ave Dayton, OH	1.0	1.0	525	$625	$1.19	15d	1	0.47mi
635 Anna St Dayton, OH	3.0	1.0	960	$1,300	$1.35	15d	1	0.51mi
863 N Upland Ave Dayton, OH	3.0	1.0	1042	$1,200	$1.15	44d	1	0.54mi
920 Huron Ave Dayton, OH	2.0	1.0	950	$995	$1.05	4d	1	0.58mi
3925 Hoover Ave Dayton, OH	2.0	1.0	936	$1,100	$1.18	3d	1	0.65mi
1816 N James H McGee Blvd Unit C Dayton, OH	3.0	1.0	950	$1,150	$1.21	3d	1	0.77mi
1816 N James H McGee Blvd Apt A Dayton, OH	3.0	1.0	950	$1,200	$1.26	3d	1	0.77mi
1816 N James H McGee Blvd Apt B Dayton, OH	3.0	1.0	950	$1,150	$1.21	44d	1	0.77mi
3222 Athens Ave Unit C Dayton, OH	2.0	1.0	700	$700	$1.00	44d	1	0.86mi
1903 W Grand Ave Unit 4 Dayton, OH	2.0	1.0	600	$850	$1.42	44d	1	0.89mi
4109 Midway Ave Dayton, OH	3.0	1.0	971	$1,000	$1.03	4d	1	0.92mi
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	44d	1	1.00mi
652 Dennison Ave Dayton, OH	2.0	2.0	988	$1,095	$1.11	22d	1	1.04mi
673 Randolph St Dayton, OH	2.0	1.0	792	$950	$1.20	44d	1	1.09mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$750	$0.94	3d	1	1.14mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$775	$0.97	44d	1	1.14mi
2240 Lakeview Ave Dayton, OH	3.0	1.0	1056	$1,025	$0.97	44d	1	1.14mi
729 Cleverly Rd Dayton, OH	2.0	1.0	626	$950	$1.52	44d	1	1.16mi
2525 Lakeview Ave Unit 9 Dayton, OH	1.0	1.0	920	$700	$0.76	44d	1	1.17mi
2525 Lakeview Ave Unit 2 Dayton, OH	1.0	1.0	750	$750	$1.00	44d	1	1.17mi
2525 Lakeview Ave Unit 5 Dayton, OH	1.0	1.0	750	$750	$1.00	4d	1	1.17mi
500 Bowie Dr Unit 122 Dayton, OH	2.0	1.0	850	$910	$1.07	44d	1	1.17mi
2525 Germantown St Unit C Dayton, OH	1.0	1.0	750	$750	$1.00	44d	1	1.24mi
2525 Germantown St Unit A Dayton, OH	1.0	1.0	650	$700	$1.08	44d	1	1.24mi
3007 Cornell Dr Dayton, OH	2.0	1.0	827	$1,000	$1.21	4d	1	1.28mi
3552 Stanford Pl Unit 3552 Dayton, OH	2.0	1.0	800	$800	$1.00	44d	1	1.35mi
3552 Stanford Pl Dayton, OH	2.0	1.0	800	$800	$1.00	24d	1	1.35mi
4625 Gardendale Ave Dayton, OH	3.0	1.0	864	$1,150	$1.33	3d	1	1.46mi

Listing history 20 events

1. 2026-06-18
   days on market $79,999 Active 117 DOM
2. 2026-06-17
   days on market $79,999 Active 116 DOM
3. 2026-06-16
   days on market $79,999 Active 115 DOM
4. 2026-06-15
   price $79,999 Active 114 DOM
5. 2026-06-15
   days on market $88,750 Active 114 DOM
6. 2026-06-14
   days on market $88,750 Active 112 DOM
7. 2026-06-13
   days on market $88,750 Active 111 DOM
8. 2026-06-10
   days on market $88,750 Active 109 DOM
9. 2026-06-09
   days on market $88,750 Active 108 DOM
10. 2026-06-08
    days on market $88,750 Active 107 DOM
11. 2026-06-07
    days on market $88,750 Active 106 DOM
12. 2026-06-05
    days on market $88,750 Active 103 DOM
13. 2026-06-03
    days on market $88,750 Active 102 DOM
14. 2026-06-02
    days on market $88,750 Active 101 DOM
15. 2026-06-01
    days on market $88,750 Active 100 DOM
16. 2026-05-31
    days on market $88,750 Active 99 DOM
17. 2026-03-20
    price $88,750 777-char remark

    Show marketing remark (777 chars)

    Welcome home to this beautiful bungalow-style gem that blends timeless character with everyday functionality — all at a price that makes sense. inviting front porch , the home offers 2 Bedrooms on the main level, a large upper level full of potential — ideal for a primary suite, home office, creative studio, playroom, or flex space. You decide. Original hardwood flooring adds character, durability, and that classic charm buyers love. A spacious kitchen layout ready for your personal touch, plus a versatile back room perfect for a mudroom, breakfast nook, or additional storage. partially Fenced yard , detached One-Car garage. Schedule your private tour today and see the potential for yourself. Homes with this much character and value don’t last long.

18. 2026-03-09
    price $89,000 777-char remark

    Show marketing remark (777 chars)

    Welcome home to this beautiful bungalow-style gem that blends timeless character with everyday functionality — all at a price that makes sense. inviting front porch , the home offers 2 Bedrooms on the main level, a large upper level full of potential — ideal for a primary suite, home office, creative studio, playroom, or flex space. You decide. Original hardwood flooring adds character, durability, and that classic charm buyers love. A spacious kitchen layout ready for your personal touch, plus a versatile back room perfect for a mudroom, breakfast nook, or additional storage. partially Fenced yard , detached One-Car garage. Schedule your private tour today and see the potential for yourself. Homes with this much character and value don’t last long.

19. 2026-02-21
    listed $95,000 Active 777-char remark

    Show marketing remark (777 chars)

    Welcome home to this beautiful bungalow-style gem that blends timeless character with everyday functionality — all at a price that makes sense. inviting front porch , the home offers 2 Bedrooms on the main level, a large upper level full of potential — ideal for a primary suite, home office, creative studio, playroom, or flex space. You decide. Original hardwood flooring adds character, durability, and that classic charm buyers love. A spacious kitchen layout ready for your personal touch, plus a versatile back room perfect for a mudroom, breakfast nook, or additional storage. partially Fenced yard , detached One-Car garage. Schedule your private tour today and see the potential for yourself. Homes with this much character and value don’t last long.

20. 1978-07-12
    soldstatus $12,500

ⓘ 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: $620 · $52/mo
• Projected year-2 tax: $934 · $78/mo
• Expected delta: +$314/yr (+$26/mo · 50.6%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 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: $11,827
• − Mortgage interest: −$4,481
• − Property taxes: −$620
• − Insurance: −$400
• − Repairs & maintenance: −$946
• − Management: −$946
• − Depreciation: −$2,327
• Taxable income: $2,106
• Est. tax owed @ 24.0%: −$505
• After-tax cash flow: $2,783/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: 19,754
• Metro: Dayton-Kettering, OH
• Population (ZIP): 28,186
• Household income: $36,945
• Rent vs Own: 52.1% rent · 47.9% own
• Severe rent burden: 1822.0

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 Black (71%)
• Race & ethnicity: Black 71% White 20% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Romanian 0%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -92.43%
• Current HPI: 193.4175
• Rent YoY: ▲ 4.06%
• 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

+610.0% since first listed

4 events — show timeline

• 2026-03-20 Price Changed $88,750 Dayton MLS
• 2026-03-09 Price Changed $89,000 Dayton MLS
• 2026-02-21 Listed $95,000 Dayton MLS
• 1978-07-12 Sold (Public Records) $12,500 Public Records

Property tax history

+9.9%/yr

Latest (2025): $620 · -0.2% YoY. Source: county tax records.