125 Grove Ave · Dayton, OH 45404

$54,999

2 bd · 1.5 ba · 912 sqft · SingleFamily public records · 33 Days on market

Built 1908 3,920 sqft lot Est $88k · 37% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Here is the finalized, clean version of * * Option 1 * * for you to copy and paste. --- INVESTOR SPECIAL! High-Upside Rehab Opportunity in Old North Dayton Calling all flippers, landlords, and portfolio builders! 125 Grove Ave offers a blank canvas with massive equity potential. This 2-bedroom, 1-bathroom cottage spans over 900 sq. ft. and is ready for a complete top-to-bottom transformation. Nestled in a high-demand rental pocket of Greater Old North Dayton, this property sits just blocks from Dayton Children's Hospital and less than 2 miles from RiverScape MetroPark and downtown Dayton. Whether you are looking to execute a high-yield BRRRR strategy or a quick fix-and-flip, the l

Key facts

• Downtown dayton
• 3,920 sq ft lot
• Garage

Tags

• HIGH-DEMAND RENTAL POCKET
• DOWNTOWN DAYTON

Property features AI

Finance

• Financial info: Annual tax information available

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories; No shared/common walls; Built in 1908
• Construction: Block foundation; Built in 1908
• Exterior features: Block foundation; Lot approximately 0.09 acres

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($969 rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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: 66 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $380 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 + 3.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $53,349 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.76% ✓
• Cap rate: 15.79%
• Cash-on-cash: 33.91%
• DSCR: 2.51
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $87,552
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Grove Ave	0.01mi	2/1.0	896 (-2%)	15mo	$100,000	$112	83
637 Willow St	0.47mi	2/1.0	896 (-2%)	2mo	$40,000	$45	71
36 Baltimore St	0.15mi	3/1.0 (+1)	962 (+6%)	8mo	$140,000	$146	70
1702 Leonhard St	0.28mi	2/1.0	886 (-3%)	15mo	$85,000	$96	68
11 Grove Ave	0.09mi	2/1.0	864 (-5%)	24mo	$78,000	$90	65
415 Deeds Ave	0.21mi	1/1.0 (-1)	936 (+3%)	21mo	$37,295	$40	62
510 Maryland Ave	0.13mi	3/1.0 (+1)	827 (-9%)	20mo	$69,000	$83	55
1626 Leo St	0.41mi	2/1.0	792 (-13%)	22mo	$88,000	$111	39
2022 Bickmore Ave	0.74mi	2/1.0	858 (-6%)	23mo	$115,000	$134	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.2%
• Equity multiple: 2.22×
• Total profit: $18,789
• Equity at exit: $8,201

10-year hold

• IRR: 36.6%
• Equity multiple: 4.38×
• Total profit: $51,987
• Equity at exit: $4,755

Cash invested: $15,400 (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 45404

• Home prices YoY: -24.2%
• Active inventory: 66
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $969 high
• Mortgage (P&I): −$288
• Tax from tax record: −$19 /mo · $224/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $435

Break-even live

Break-even rent $418

Max offer price $54,999

Occupancy floor 50%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
528 Troy St Unit B Dayton, OH	1.0	1.0	850	$750	$0.88	23d	1	0.03mi
502 Hart St Unit 504 Dayton, OH	1.0	1.0	900	$700	$0.78	43d	1	0.07mi
163 Grove Ave Unit 163 Dayton, OH	3.0	1.0	1000	$950	$0.95	43d	1	0.09mi
623 Troy St Unit A Dayton, OH	1.0	1.0	550	$695	$1.26	43d	1	0.13mi
623 Troy St Unit D Dayton, OH	1.0	1.0	550	$725	$1.32	2d	1	0.13mi
78 Notre Dame Ave Unit A Dayton, OH	3.0	1.0	1015	$1,025	$1.01	43d	1	0.16mi
224 Deeds Ave Dayton, OH	2.0	1.0	1124	$950	$0.85	23d	1	0.20mi
451 Hunter Ave Dayton, OH	2.0	1.0	974	$800	$0.82	23d	1	0.56mi
809 Herman Ave Dayton, OH	2.0	1.0	747	$700	$0.94	3d	1	0.58mi
2034 Leo St Dayton, OH	2.0	1.0	888	$1,100	$1.24	21d	1	0.61mi
204 Sears St Dayton, OH	3.0	1.0–2.5	1124	$2,228	$1.98	2d	10	0.96mi
112 Webster St Dayton, OH	2.0	1.0–2.0	802	$2,198	$2.74	2d	63	0.98mi
29 N Garfield St Dayton, OH	3.0	1.0	1092	$1,000	$0.92	23d	1	1.00mi
329 E 1st St Dayton, OH	1.0	1.0	832	$1,405	$1.69	2d	15	1.07mi
307 E 1st St Dayton, OH	1.0	1.0	483	$1,270	$2.63	2d	9	1.09mi
140 E Monument Ave Dayton, OH	3.0	1.0–2.0	1048	$1,952	$1.86	2d	11	1.19mi
22 Emmet St Unit 10 Dayton, OH	1.0	1.0	650	$895	$1.38	43d	1	1.19mi
2200 E 5th St Dayton, OH	2.0	1.0	1000	$825	$0.82	23d	1	1.22mi
500 E 3rd St Dayton, OH	1.0–2.0	1.0–2.0	935	$1,660	$1.78	3d	16	1.23mi
2351 E 5th St Unit 2349-U Dayton, OH	1.0	1.0	900	$750	$0.83	43d	1	1.28mi
101 N Irwin St Dayton, OH	2.0	1.0	900	$1,100	$1.22	3d	1	1.31mi
100 N Jefferson St Dayton, OH	1.0–2.0	1.0–2.0	800	$1,532	$1.92	3d	11	1.31mi
35 Neal Ave Dayton, OH	2.0	1.0	728	$875	$1.20	23d	1	1.33mi
425 Dayton Towers Dr Dayton, OH	2.0	1.0–2.0	852	$1,799	$2.11	2d	30	1.36mi
35 S Saint Clair St Dayton, OH	1.0–2.0	1.0–2.0	918	$1,844	$2.01	3d	18	1.40mi
120 S Monmouth St Dayton, OH	2.0	1.0	1000	$950	$0.95	43d	1	1.40mi
44 5 Oaks Ave Unit 2 Dayton, OH	2.0	1.0	700	$800	$1.14	43d	1	1.40mi
115 W Monument Ave Dayton, OH	1.0–2.0	1.0–2.5	1053	$2,199	$2.09	2d	20	1.44mi
408 E 6th St Unit 10 Dayton, OH	1.0	1.0	700	$1,150	$1.64	43d	1	1.50mi

Listing history 16 events

1. 2026-06-18
   days on market $54,999 Active 33 DOM
2. 2026-06-17
   days on market $54,999 Active 32 DOM
3. 2026-06-16
   days on market $54,999 Active 31 DOM
4. 2026-06-15
   days on market $54,999 Active 30 DOM
5. 2026-06-14
   days on market $54,999 Active 28 DOM
6. 2026-06-13
   days on market $54,999 Active 27 DOM
7. 2026-06-10
   days on market $54,999 Active 25 DOM
8. 2026-06-09
   days on market $54,999 Active 24 DOM
9. 2026-06-08
   days on market $54,999 Active 23 DOM
10. 2026-06-07
    days on market $54,999 Active 22 DOM
11. 2026-06-05
    days on market $54,999 Active 19 DOM
12. 2026-06-03
    days on market $54,999 Active 18 DOM
13. 2026-06-02
    pricedays on market $54,999 Active 17 DOM
14. 2026-06-01
    days on market $59,999 Active 16 DOM
15. 2026-05-31
    days on market $59,999 Active 15 DOM
16. 2026-05-16
    listed $64,900 Active

ⓘ 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: $224 · $19/mo
• Projected year-2 tax: $541 · $45/mo
• Expected delta: +$317/yr (+$26/mo · 141.4%)

ⓘ 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 ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,623
• − Mortgage interest: −$3,081
• − Property taxes: −$224
• − Insurance: −$275
• − Repairs & maintenance: −$930
• − Management: −$930
• − Depreciation: −$1,600
• Taxable income: $4,584
• Est. tax owed @ 24.0%: −$1,100
• After-tax cash flow: $4,122/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): 9,826
• Household income: $38,874
• Rent vs Own: 55.9% rent · 44.1% own
• Severe rent burden: 702.0

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 (70%)
• Race & ethnicity: White 70% Black 19% Two or more races 7% Hispanic / Latino 4% Asian 1%
• Common ancestry: Iranian 3% Slovak 2% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 4% Arabic 4% Other Asian/Pacific 3%

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: ▼ -67.48%
• Current HPI: 210.9571
• Rent YoY: —
• 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

1 event — show timeline

• 2026-05-16 Listed $64,900 CBRMLS

Property tax history

-2.1%/yr

Latest (2025): $224 · -8.2% YoY. Source: county tax records.