325 Fountain Ave · Dayton, OH 45405

$210,000

16 bd · 1.0 ba · 4,248 sqft · MultiFamily public records · 29 Days on market

Built 1939 5,663 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 +3.6/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Fully Occupied, cash flowing, beautiful 4Plex. Approximately 10% cap rate. 4, 1BR/1 bathroom apts. featuring new, energy efficient windows, hardwood floors, big closets, decorative fireplaces, full basement with storage for tenants, w/ d hookups. This is a fantastic property for any investor. It can be sold with an adjacent/similar 4plex as a package deal: 302 Fountain Ave or separately.

Key facts

• 5,663 sq ft lot
• Built 1939
• Listed 29 days

Property features AI

Finance

• Other: Single building with 4 one-bedroom units
• Financial info: Offered for sale; Gross income reported as $31,000

Exterior

• Parking: No garage
• Utilities: Has heating; Has cooling
• Home design: 2-story building; Brick construction
• Construction: Brick construction
• Exterior features: Residential lot; Lot approximately 0.13 acres

Interior

• Bedrooms: One-bedroom units (4 total units)
• Bathrooms: Four full bathrooms (total for the property)
• Heating & cooling: Forced air heating; Window unit cooling
• Interior features: Full unfinished basement; Window cooling units; Forced air heating

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $210k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $292/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.0% 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 (+4.3%/yr); 134 active listings in the ZIP; lower-income renter base — watch delinquency; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• At $3,263/mo this rent would consume 89% of the median local household income ($44k/yr) (locally 1475% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 + 4.3% rent growth), your $59k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 $92k; list at $210k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,850 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.55% ✓
• Cap rate: 12.98%
• Cash-on-cash: 23.88%
• DSCR: 2.06
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.34% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 1.76×
• Total profit: $44,969
• Equity at exit: $31,312

10-year hold

• IRR: 27.8%
• Equity multiple: 3.62×
• Total profit: $154,003
• Equity at exit: $18,157

Cash invested: $58,800 (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 45405

• Rents YoY: 4.3%
• Active inventory: 134
• Price-to-rent: 21.5×

Monthly cashflow live

• Estimated rent: $3,263 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$219 /mo · $2,628/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$685
• Net cashflow: $1,170

Break-even live

Break-even rent $1,782

Max offer price $210,000

Occupancy floor 59%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$3,264
Total (4 units)			$3,263

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 42 events

1. 2026-06-18
   days on market $210,000 Active 29 DOM
2. 2026-06-17
   days on market $210,000 Active 28 DOM
3. 2026-06-16
   days on market $210,000 Active 27 DOM
4. 2026-06-15
   days on market $210,000 Active 26 DOM
5. 2026-06-14
   days on market $210,000 Active 24 DOM
6. 2026-06-13
   days on market $210,000 Active 23 DOM
7. 2026-06-10
   days on market $210,000 Active 21 DOM
8. 2026-06-09
   days on market $210,000 Active 20 DOM
9. 2026-06-08
   days on market $210,000 Active 19 DOM
10. 2026-06-07
    days on market $210,000 Active 18 DOM
11. 2026-06-05
    days on market $210,000 Active 15 DOM
12. 2026-06-03
    days on market $210,000 Active 14 DOM
13. 2026-06-02
    days on market $210,000 Active 13 DOM
14. 2026-06-01
    days on market $210,000 Active 12 DOM
15. 2026-05-31
    days on market $210,000 Active 11 DOM
16. 2026-05-20
    listed $210,000 Active
17. 2020-01-28
    soldstatus $92,500
18. 2020-01-20
    soldstatus $92,500 Closed 390-char remark

    Show marketing remark (390 chars)

    Fully Occupied, cash flowing, beautiful 4Plex. Approximately 10% cap rate. 4, 1BR/1 bathroom apts. featuring new, energy efficient windows, hardwood floors, big closets, decorative fireplaces, full basement with storage for tenants, w/ d hookups. This is a fantastic property for any investor. It can be sold with an adjacent/similar 4plex as a package deal: 302 Fountain Ave or separately.

19. 2020-01-20
    soldstatus $92,500 Sold 390-char remark

    Show marketing remark (390 chars)

    Fully Occupied, cash flowing, beautiful 4Plex. Approximately 10% cap rate. 4, 1BR/1 bathroom apts. featuring new, energy efficient windows, hardwood floors, big closets, decorative fireplaces, full basement with storage for tenants, w/ d hookups. This is a fantastic property for any investor. It can be sold with an adjacent/similar 4plex as a package deal: 302 Fountain Ave or separately.

20. 2019-11-27
    historical Active/Pending 390-char remark

    Show marketing remark (390 chars)

    Fully Occupied, cash flowing, beautiful 4Plex. Approximately 10% cap rate. 4, 1BR/1 bathroom apts. featuring new, energy efficient windows, hardwood floors, big closets, decorative fireplaces, full basement with storage for tenants, w/ d hookups. This is a fantastic property for any investor. It can be sold with an adjacent/similar 4plex as a package deal: 302 Fountain Ave or separately.

21. 2019-11-06
    price $99,000 390-char remark

    Show marketing remark (390 chars)

    Fully Occupied, cash flowing, beautiful 4Plex. Approximately 10% cap rate. 4, 1BR/1 bathroom apts. featuring new, energy efficient windows, hardwood floors, big closets, decorative fireplaces, full basement with storage for tenants, w/ d hookups. This is a fantastic property for any investor. It can be sold with an adjacent/similar 4plex as a package deal: 302 Fountain Ave or separately.

22. 2019-11-04
    status Active 390-char remark

    Show marketing remark (390 chars)

    Fully Occupied, cash flowing, beautiful 4Plex. Approximately 10% cap rate. 4, 1BR/1 bathroom apts. featuring new, energy efficient windows, hardwood floors, big closets, decorative fireplaces, full basement with storage for tenants, w/ d hookups. This is a fantastic property for any investor. It can be sold with an adjacent/similar 4plex as a package deal: 302 Fountain Ave or separately.

23. 2019-10-20
    price $110,000 390-char remark

    Show marketing remark (390 chars)

    Fully Occupied, cash flowing, beautiful 4Plex. Approximately 10% cap rate. 4, 1BR/1 bathroom apts. featuring new, energy efficient windows, hardwood floors, big closets, decorative fireplaces, full basement with storage for tenants, w/ d hookups. This is a fantastic property for any investor. It can be sold with an adjacent/similar 4plex as a package deal: 302 Fountain Ave or separately.

24. 2019-10-20
    status Pending 390-char remark

    Show marketing remark (390 chars)

    Fully Occupied, cash flowing, beautiful 4Plex. Approximately 10% cap rate. 4, 1BR/1 bathroom apts. featuring new, energy efficient windows, hardwood floors, big closets, decorative fireplaces, full basement with storage for tenants, w/ d hookups. This is a fantastic property for any investor. It can be sold with an adjacent/similar 4plex as a package deal: 302 Fountain Ave or separately.

25. 2019-10-17
    status Active 390-char remark

    Show marketing remark (390 chars)

    Fully Occupied, cash flowing, beautiful 4Plex. Approximately 10% cap rate. 4, 1BR/1 bathroom apts. featuring new, energy efficient windows, hardwood floors, big closets, decorative fireplaces, full basement with storage for tenants, w/ d hookups. This is a fantastic property for any investor. It can be sold with an adjacent/similar 4plex as a package deal: 302 Fountain Ave or separately.

26. 2019-08-27
    status Pending 390-char remark

    Show marketing remark (390 chars)

    Fully Occupied, cash flowing, beautiful 4Plex. Approximately 10% cap rate. 4, 1BR/1 bathroom apts. featuring new, energy efficient windows, hardwood floors, big closets, decorative fireplaces, full basement with storage for tenants, w/ d hookups. This is a fantastic property for any investor. It can be sold with an adjacent/similar 4plex as a package deal: 302 Fountain Ave or separately.

27. 2019-08-15
    price $105,000 390-char remark

    Show marketing remark (390 chars)

    Fully Occupied, cash flowing, beautiful 4Plex. Approximately 10% cap rate. 4, 1BR/1 bathroom apts. featuring new, energy efficient windows, hardwood floors, big closets, decorative fireplaces, full basement with storage for tenants, w/ d hookups. This is a fantastic property for any investor. It can be sold with an adjacent/similar 4plex as a package deal: 302 Fountain Ave or separately.

28. 2019-07-26
    price $110,000 390-char remark

    Show marketing remark (390 chars)

    Fully Occupied, cash flowing, beautiful 4Plex. Approximately 10% cap rate. 4, 1BR/1 bathroom apts. featuring new, energy efficient windows, hardwood floors, big closets, decorative fireplaces, full basement with storage for tenants, w/ d hookups. This is a fantastic property for any investor. It can be sold with an adjacent/similar 4plex as a package deal: 302 Fountain Ave or separately.

29. 2019-05-18
    listed $114,900 Active 390-char remark

    Show marketing remark (390 chars)

    Fully Occupied, cash flowing, beautiful 4Plex. Approximately 10% cap rate. 4, 1BR/1 bathroom apts. featuring new, energy efficient windows, hardwood floors, big closets, decorative fireplaces, full basement with storage for tenants, w/ d hookups. This is a fantastic property for any investor. It can be sold with an adjacent/similar 4plex as a package deal: 302 Fountain Ave or separately.

30. 2016-12-06
    soldstatus $180,000
31. 2016-11-30
    soldstatus $60,000 Sold 467-char remark

    Show marketing remark (467 chars)

    Cash Flowing, Fully Occupied, Beautiful 4Plex. Double Digit Cap Rate! Four 1BR/1 Bathroom apts. featuring * new, energy efficient windows * , * private balconies and terraces * , * carpet/hardwood floors * , * big closets * , * decorative fireplaces * , * w/ d hookups * . This is a fantastic property for any investor! It is being sold with an similar 4plex 1/2 a block away as a package deal: 302 Fountain Ave: MLS Number is 715404. Get both properties for $130k!

32. 2016-11-30
    soldstatus $60,000 Closed 467-char remark

    Show marketing remark (467 chars)

    Cash Flowing, Fully Occupied, Beautiful 4Plex. Double Digit Cap Rate! Four 1BR/1 Bathroom apts. featuring * new, energy efficient windows * , * private balconies and terraces * , * carpet/hardwood floors * , * big closets * , * decorative fireplaces * , * w/ d hookups * . This is a fantastic property for any investor! It is being sold with an similar 4plex 1/2 a block away as a package deal: 302 Fountain Ave: MLS Number is 715404. Get both properties for $130k!

33. 2016-10-26
    historical Active/Pending 467-char remark

    Show marketing remark (467 chars)

    Cash Flowing, Fully Occupied, Beautiful 4Plex. Double Digit Cap Rate! Four 1BR/1 Bathroom apts. featuring * new, energy efficient windows * , * private balconies and terraces * , * carpet/hardwood floors * , * big closets * , * decorative fireplaces * , * w/ d hookups * . This is a fantastic property for any investor! It is being sold with an similar 4plex 1/2 a block away as a package deal: 302 Fountain Ave: MLS Number is 715404. Get both properties for $130k!

34. 2016-08-17
    price $64,900 467-char remark

    Show marketing remark (467 chars)

    Cash Flowing, Fully Occupied, Beautiful 4Plex. Double Digit Cap Rate! Four 1BR/1 Bathroom apts. featuring * new, energy efficient windows * , * private balconies and terraces * , * carpet/hardwood floors * , * big closets * , * decorative fireplaces * , * w/ d hookups * . This is a fantastic property for any investor! It is being sold with an similar 4plex 1/2 a block away as a package deal: 302 Fountain Ave: MLS Number is 715404. Get both properties for $130k!

35. 2016-07-05
    listed $72,900 Active 467-char remark

    Show marketing remark (467 chars)

    Cash Flowing, Fully Occupied, Beautiful 4Plex. Double Digit Cap Rate! Four 1BR/1 Bathroom apts. featuring * new, energy efficient windows * , * private balconies and terraces * , * carpet/hardwood floors * , * big closets * , * decorative fireplaces * , * w/ d hookups * . This is a fantastic property for any investor! It is being sold with an similar 4plex 1/2 a block away as a package deal: 302 Fountain Ave: MLS Number is 715404. Get both properties for $130k!

36. 2004-04-06
    soldstatus $63,200
37. 1997-05-14
    soldstatus $52,000
38. 1997-05-14
    soldstatus $52,000
39. 1995-10-20
    soldstatus $52,000
40. 1995-01-27
    soldstatus $51,500
41. 1991-11-16
    soldstatus $55,000
42. 1985-08-19
    soldstatus $48,235

ⓘ 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: $2,628 · $219/mo
• Projected year-2 tax: $2,952 · $246/mo
• Expected delta: +$324/yr (+$27/mo · 12.3%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°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: $39,156
• − Mortgage interest: −$11,763
• − Property taxes: −$2,628
• − Insurance: −$1,050
• − Repairs & maintenance: −$3,132
• − Management: −$3,132
• − Depreciation: −$6,109
• Taxable income: $11,341
• Est. tax owed @ 24.0%: −$2,722
• After-tax cash flow: $11,318/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): 18,955
• Household income: $43,973
• Rent vs Own: 64.0% rent · 36.0% own
• Severe rent burden: 1475.0

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 (68%)
• Race & ethnicity: Black 68% White 23% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% 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: ▼ -125.58%
• Current HPI: 173.4962
• Rent YoY: ▲ 4.34%
• 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

+335.4% since first listed

27 events — show timeline

• 2026-05-20 Listed $210,000 Dayton MLS
• 2020-01-28 Sold (Public Records) $92,500 Public Records
• 2020-01-20 Sold (MLS) $92,500 Dayton MLS
• 2020-01-20 Sold (MLS) $92,500 Dayton MLS
• 2019-11-27 Contingent — Dayton MLS
• 2019-11-06 Price Changed $99,000 Dayton MLS
• 2019-11-04 Relisted — Dayton MLS
• 2019-10-20 Price Changed $110,000 Dayton MLS
• 2019-10-20 Pending — Dayton MLS
• 2019-10-17 Relisted — Dayton MLS
• 2019-08-27 Pending — Dayton MLS
• 2019-08-15 Price Changed $105,000 Dayton MLS
• 2019-07-26 Price Changed $110,000 Dayton MLS
• 2019-05-18 Listed $114,900 Dayton MLS
• 2016-12-06 Sold (Public Records) $180,000 Public Records
• 2016-11-30 Sold (MLS) $60,000 Dayton MLS
• 2016-11-30 Sold (MLS) $60,000 Dayton MLS
• 2016-10-26 Contingent — Dayton MLS
• 2016-08-17 Price Changed $64,900 Dayton MLS
• 2016-07-05 Listed $72,900 Dayton MLS
• 2004-04-06 Sold (Public Records) $63,200 Public Records
• 1997-05-14 Sold (Public Records) $52,000 Public Records
• 1997-05-14 Sold (Public Records) $52,000 Public Records
• 1995-10-20 Sold (Public Records) $52,000 Public Records
• 1995-01-27 Sold (Public Records) $51,500 Public Records
• 1991-11-16 Sold (Public Records) $55,000 Public Records
• 1985-08-19 Sold (Public Records) $48,235 Public Records

Property tax history

+2.8%/yr

Latest (2025): $2,628 · -1.0% YoY. Source: county tax records.