432 Shoop Ave · Dayton, OH 45417

$90,000

2 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 16 Days on market

Built 1924 5,711 sqft lot Est $101k · 11% under

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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 +28.3/30.0
• ARV discount +12.6/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• 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

Looking for a simple property to move into or to build your investment portfolio with? Look no further, this home offers a spacious main level with an unfinished basement for all your storage needs. And let's not forget the detached garage out back!

Key facts

• Unfinished basement
• Main level
• Detached garage

Tags

• MAIN LEVEL
• UNFINISHED BASEMENT
• DETACHED GARAGE

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached one-car garage
• Utilities: Natural gas available
• Home design: Single-story home; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Residential lot

Interior

• Kitchen: Main-level kitchen (8 x 10)
• Bedrooms: Two main-level bedrooms (12 x 15 and 15 x 17)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas heating
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% 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 fast (+4.1%/yr); 137 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 36% 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 4 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 $16k; list at $90k implies a 462% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1924 — 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: 1.22% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.78%
• DSCR: 1.61
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $101,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2515 Hoover Ave	0.20mi	3/2.5 (+1)	1,608 (+3%)	1mo	$120,000	$75	78
816 Kammer Ave	0.08mi	3/1.0 (+1)	1,464 (-6%)	11mo	$100,700	$69	68
736 Westwood Ave	0.27mi	3/2.0 (+1)	1,494 (-4%)	10mo	$166,000	$111	67
127 N Ardmore Ave	0.45mi	3/1.5 (+1)	1,512 (-3%)	1mo	$29,700	$20	66
216 Westwood Ave	0.43mi	3/2.0 (+1)	1,436 (-8%)	1mo	$157,000	$109	61
3805 Hoover Ave	0.59mi	3/2.0 (+1)	1,513 (-3%)	6mo	$66,400	$44	58
1412 Oakridge Dr	0.48mi	3/1.5 (+1)	1,492 (-4%)	7mo	$73,000	$49	57
1419 Lexington Ave	0.60mi	3/1.0 (+1)	1,496 (-4%)	8mo	$27,280	$18	50
1029 Shakespeare Ave	0.53mi	3/1.0 (+1)	1,436 (-8%)	4mo	$71,000	$49	49
113 Anna St	0.42mi	3/1.0 (+1)	1,344 (-14%)	5mo	$88,000	$65	44
58 Hallwood Ave	0.49mi	3/1.0 (+1)	1,392 (-11%)	12mo	$70,000	$50	40
104 N Upland Ave	0.70mi	3/1.0 (+1)	1,420 (-9%)	11mo	$145,000	$102	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 · 4.06% rent growth · sell at horizon

5-year hold

• IRR: 5.1%
• Equity multiple: 1.20×
• Total profit: $5,022
• Equity at exit: $13,419

10-year hold

• IRR: 15.4%
• Equity multiple: 2.31×
• Total profit: $33,042
• Equity at exit: $7,782

Cash invested: $25,200 (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: 137
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,101 high
• Mortgage (P&I): −$472
• Tax from tax record: −$71 /mo · $854/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $289

Break-even live

Break-even rent $735

Max offer price $90,000

Occupancy floor 69%

Sensitivity live

Price	-10% $340	-5% $315	+0% $289	+5% $264	+10% $238
Rent	-10% $202	-5% $246	+0% $289	+5% $333	+10% $376
Rate	-1.0pp $335	-0.5pp $312	base $289	+0.5pp $266	+1.0pp $242

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
437 Lorenz Ave Dayton, OH	3.0	1.0	1322	$1,200	$0.91	24d	1	0.20mi
617 Westwood Ave Dayton, OH	3.0	1.0	1304	$1,050	$0.81	45d	1	0.20mi
725 Maplehurst Ave Dayton, OH	2.0	1.0	1104	$895	$0.81	45d	1	0.33mi
216 N Ardmore Ave Dayton, OH	3.0	1.0	1500	$1,100	$0.73	4d	1	0.34mi
660 Gramont Ave Dayton, OH	3.0	1.0	1142	$1,050	$0.92	4d	1	0.39mi
1045 Shakespeare Ave Dayton, OH	3.0	1.0	1435	$1,275	$0.89	45d	1	0.60mi
1045 Philadelphia Dr Dayton, OH	2.0	1.0	1290	$1,150	$0.89	4d	1	0.61mi
40 S Mathison St Dayton, OH	3.0	1.0	1300	$1,200	$0.92	15d	1	0.80mi
42 S Mathison St Dayton, OH	3.0	1.0	1300	$1,220	$0.94	4d	1	0.81mi
1119 Superior Ave Unit 1119 Dayton, OH	3.0	1.0	1435	$1,350	$0.94	4d	1	1.04mi
424 Lexington Ave Dayton, OH	3.0	2.0	1536	$1,025	$0.67	45d	1	1.12mi
3207 Cornell Dr Dayton, OH	3.0	1.0	1168	$1,000	$0.86	4d	1	1.14mi
623 Clifton Dr Apt A Dayton, OH	2.0	1.0	1200	$1,200	$1.00	4d	1	1.17mi
623 Clifton Dr Apt B Dayton, OH	2.0	1.0	1200	$1,174	$0.98	4d	1	1.17mi
2240 Lakeview Ave Dayton, OH	3.0	1.0	1056	$1,025	$0.97	45d	1	1.25mi
1378 Cory Dr Dayton, OH	2.0	1.0	1300	$975	$0.75	45d	1	1.28mi
3672 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	45d	1	1.28mi
3668 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	24d	1	1.28mi
47 Leroy St Dayton, OH	3.0	1.0	1456	$1,200	$0.82	45d	1	1.30mi
1011 N Broadway St Dayton, OH	3.0	1.5	1700	$950	$0.56	45d	1	1.35mi
1225 Amherst Pl Dayton, OH	3.0	1.0	1548	$1,300	$0.84	15d	1	1.49mi

Listing history 13 events

1. 2026-06-18
   days on market $90,000 Active 16 DOM
2. 2026-06-17
   days on market $90,000 Active 15 DOM
3. 2026-06-16
   days on market $90,000 Active 14 DOM
4. 2026-06-15
   days on market $90,000 Active 13 DOM
5. 2026-06-14
   days on market $90,000 Active 11 DOM
6. 2026-06-13
   days on market $90,000 Active 10 DOM
7. 2026-06-10
   days on market $90,000 Active 8 DOM
8. 2026-06-09
   days on market $90,000 Active 7 DOM
9. 2026-06-08
   days on market $90,000 Active 6 DOM
10. 2026-06-07
    days on market $90,000 Active 5 DOM
11. 2026-06-05
    days on market $90,000 Active 2 DOM
12. 2026-06-03
    remarks 249-char remark
13. 2026-06-03
    listed $90,000 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: $854 · $71/mo
• Projected year-2 tax: $1,129 · $94/mo
• Expected delta: +$275/yr (+$23/mo · 32.2%)

ⓘ 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 ≥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: $13,215
• − Mortgage interest: −$5,041
• − Property taxes: −$854
• − Insurance: −$450
• − Repairs & maintenance: −$1,057
• − Management: −$1,057
• − Depreciation: −$2,618
• Taxable income: $2,137
• Est. tax owed @ 24.0%: −$513
• After-tax cash flow: $2,959/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): 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

+462.5% since first listed

13 events — show timeline

• 2026-06-02 Listed $90,000 Dayton MLS
• 2024-08-01 Listing Removed — Dayton MLS
• 2024-06-16 Price Changed $85,000 Dayton MLS
• 2024-05-16 Listed $89,000 Dayton MLS
• 2023-07-21 Listing Removed — Dayton MLS
• 2023-07-06 Listed $50,000 Dayton MLS
• 2023-04-05 Sold (Public Records) $16,000 Public Records
• 2022-06-15 Listing Removed — Dayton MLS
• 2022-05-19 Listed $45,000 Dayton MLS
• 2004-05-12 Sold (Public Records) $64,900 Public Records
• 2001-03-21 Sold (Public Records) $16,000 Public Records
• 1999-03-08 Sold (Public Records) $20,000 Public Records
• 1985-09-18 Sold (Public Records) $16,000 Public Records

Property tax history

-1.3%/yr

Latest (2025): $854 · -0.2% YoY. Source: county tax records.