7815 N Main #24 · Clayton, OH 45415

$69,900

1 bd · 1.0 ba · 703 sqft · Condo · 107 Days on market

Built 1972 Fair condition $134/mo HOA · 16% of rent

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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 +17.6/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• DSCR +5.5/10.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 7815 N Main St #24 — a beautifully updated second-floor condo offering low-maintenance living in a prime North Dayton location. This 1-bedroom, 1-bath unit features a remodeled kitchen that opens seamlessly to the living room, creating a bright and functional layout perfect for everyday living or entertaining. Tile flooring runs throughout the entire unit for durability and easy upkeep. Enjoy the convenience of an in-unit washer and dryer, a covered carport with a reserved parking spot, and your own private storage shed/locker. Step out onto your private balcony overlooking the community pool — the perfect spot to relax and unwind. Move-in ready and thoughtfully updated, this condo combines comfort, style, and convenience.

Key facts

• Community pool
• Covered carport
• Private balcony

Tags

• REMODELED KITCHEN
• IN UNIT WASHER AND DRYER
• COVERED CARPORT
• PRIVATE STORAGE SHED
• PRIVATE BALCONY
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $54 ($653/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 4.4% in Clayton — 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 72/100 on livability (#363 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Northmont City (suburban): math 52% / reading 62% proficiency, ranked #318 of 656 in OH (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 53 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent is only 13% of the median local income ($79k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 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.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $8k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $70k implies a 250% gain — meaningful room to come down on a strong offer.

Recommended offer $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. 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.
10. 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.
11. 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: 1.22% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.34%
• DSCR: 1.15
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -10.9%
• Equity multiple: 0.60×
• Total profit: $-7,765
• Equity at exit: $10,422

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-1,910
• Equity at exit: $6,044

Cash invested: $19,572 (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 45415

• Active inventory: 53
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$134
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $54

Break-even live

Break-even rent $781

Max offer price $69,900

Occupancy floor 89%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42 Vinway Ct Unit 1 Dayton, OH	1.0	1.0	750	$850	$1.13	44d	1	0.26mi

HOA detail condo

• Monthly dues: $134 · $1,608/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $69,900 Active 107 DOM
2. 2026-06-17
   days on market $69,900 Active 106 DOM
3. 2026-06-16
   days on market $69,900 Active 105 DOM
4. 2026-06-15
   days on market $69,900 Active 104 DOM
5. 2026-06-14
   days on market $69,900 Active 102 DOM
6. 2026-06-10
   days on market $69,900 Active 99 DOM
7. 2026-06-09
   days on market $69,900 Active 98 DOM
8. 2026-06-08
   days on market $69,900 Active 97 DOM
9. 2026-06-07
   days on market $69,900 Active 96 DOM
10. 2026-06-05
    days on market $69,900 Active 93 DOM
11. 2026-06-03
    days on market $69,900 Active 92 DOM
12. 2026-06-02
    days on market $69,900 Active 91 DOM
13. 2026-06-01
    days on market $69,900 Active 90 DOM
14. 2026-05-31
    days on market $69,900 Active 89 DOM
15. 2026-05-01
    price $69,900 755-char remark

    Show marketing remark (755 chars)

    Welcome to 7815 N Main St #24 — a beautifully updated second-floor condo offering low-maintenance living in a prime North Dayton location. This 1-bedroom, 1-bath unit features a remodeled kitchen that opens seamlessly to the living room, creating a bright and functional layout perfect for everyday living or entertaining. Tile flooring runs throughout the entire unit for durability and easy upkeep. Enjoy the convenience of an in-unit washer and dryer, a covered carport with a reserved parking spot, and your own private storage shed/locker. Step out onto your private balcony overlooking the community pool — the perfect spot to relax and unwind. Move-in ready and thoughtfully updated, this condo combines comfort, style, and convenience.

16. 2026-03-22
    price $72,500 755-char remark

    Show marketing remark (755 chars)

    Welcome to 7815 N Main St #24 — a beautifully updated second-floor condo offering low-maintenance living in a prime North Dayton location. This 1-bedroom, 1-bath unit features a remodeled kitchen that opens seamlessly to the living room, creating a bright and functional layout perfect for everyday living or entertaining. Tile flooring runs throughout the entire unit for durability and easy upkeep. Enjoy the convenience of an in-unit washer and dryer, a covered carport with a reserved parking spot, and your own private storage shed/locker. Step out onto your private balcony overlooking the community pool — the perfect spot to relax and unwind. Move-in ready and thoughtfully updated, this condo combines comfort, style, and convenience.

17. 2026-03-03
    listed $77,500 Active 755-char remark

    Show marketing remark (755 chars)

    Welcome to 7815 N Main St #24 — a beautifully updated second-floor condo offering low-maintenance living in a prime North Dayton location. This 1-bedroom, 1-bath unit features a remodeled kitchen that opens seamlessly to the living room, creating a bright and functional layout perfect for everyday living or entertaining. Tile flooring runs throughout the entire unit for durability and easy upkeep. Enjoy the convenience of an in-unit washer and dryer, a covered carport with a reserved parking spot, and your own private storage shed/locker. Step out onto your private balcony overlooking the community pool — the perfect spot to relax and unwind. Move-in ready and thoughtfully updated, this condo combines comfort, style, and convenience.

18. 2015-06-19
    soldstatus $20,000 Sold 530-char remark

    Show marketing remark (530 chars)

    Land Contract. CALL AGENT FOR DETAILS. New laminated flooring thru-out. Very nice 2nd floor condo w/ balcony over looking beautiful court yard and in ground pool. Nice picnic area for entertaining. This one bedroom 703 sq. ft. condo has everything you need with all appliances staying and a very nice kitchen table and cabinets. Neutral colors thru-out. Newer air unit and dishwasher. Personal carport w/ storage and extra parking for guests. Also extra storage above stairwell. This condo is easily much cheaper than paying rent.

19. 2015-06-19
    soldstatus $20,000 Closed 530-char remark

    Show marketing remark (530 chars)

    Land Contract. CALL AGENT FOR DETAILS. New laminated flooring thru-out. Very nice 2nd floor condo w/ balcony over looking beautiful court yard and in ground pool. Nice picnic area for entertaining. This one bedroom 703 sq. ft. condo has everything you need with all appliances staying and a very nice kitchen table and cabinets. Neutral colors thru-out. Newer air unit and dishwasher. Personal carport w/ storage and extra parking for guests. Also extra storage above stairwell. This condo is easily much cheaper than paying rent.

20. 2015-06-15
    status Pending 530-char remark

    Show marketing remark (530 chars)

    Land Contract. CALL AGENT FOR DETAILS. New laminated flooring thru-out. Very nice 2nd floor condo w/ balcony over looking beautiful court yard and in ground pool. Nice picnic area for entertaining. This one bedroom 703 sq. ft. condo has everything you need with all appliances staying and a very nice kitchen table and cabinets. Neutral colors thru-out. Newer air unit and dishwasher. Personal carport w/ storage and extra parking for guests. Also extra storage above stairwell. This condo is easily much cheaper than paying rent.

21. 2015-06-03
    listed $30,000 Active 530-char remark

    Show marketing remark (530 chars)

    Land Contract. CALL AGENT FOR DETAILS. New laminated flooring thru-out. Very nice 2nd floor condo w/ balcony over looking beautiful court yard and in ground pool. Nice picnic area for entertaining. This one bedroom 703 sq. ft. condo has everything you need with all appliances staying and a very nice kitchen table and cabinets. Neutral colors thru-out. Newer air unit and dishwasher. Personal carport w/ storage and extra parking for guests. Also extra storage above stairwell. This condo is easily much cheaper than paying rent.

22. 2014-12-30
    historical
23. 2010-11-29
    listed $24,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $10,200
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$816
• − Management: −$816
• − HOA: −$1,608
• − Depreciation: −$2,033
• Taxable loss: −$387
• Est. tax savings @ 24.0%: +$93
• After-tax cash flow: $746/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This second-floor condo requires moderate repairs and maintenance to improve its condition and value. Painting, updating interior walls, and landscaping improvements would significantly enhance its appeal.

Repairs flagged

• Minor Kitchen cabinets — Light wear and tear.
• Minor Bathtub and shower curtain — Signs of wear and tear.
• Moderate Exterior siding — Weathered and discolored.
• Moderate Interior walls/paint — Chipped paint in some areas.
• Moderate Windows — Frames show signs of wear.
• Moderate Landscaping — Minimal and in need of maintenance.
• Minor Concrete cracks — Noticeable cracks in concrete areas.

Value-add opportunities

• Resale Painting and updating interior walls — Fresh paint can significantly improve the home's appearance.
• Rental Landscaping improvements — A well-maintained exterior can attract more tenants.
• Both Reconditioning windows — Improved functionality and appearance can boost both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Light wear and tear.	Minor	$500–3,000
Bathtub and shower curtain · Signs of wear and tear.	Minor	$500–3,000
Exterior siding · Weathered and discolored.	Moderate	$3,000–15,000
Interior walls/paint · Chipped paint in some areas.	Moderate	$3,000–15,000
Windows · Frames show signs of wear.	Moderate	$3,000–15,000
Landscaping · Minimal and in need of maintenance.	Moderate	$3,000–15,000
Concrete cracks · Noticeable cracks in concrete areas.	Minor	$500–3,000
Total estimated repair cost · 7 items		$13,500–69,000

Value-add ROI direction

• Resale Painting and updating interior walls — Fresh paint can significantly improve the home's appearance. ↑
• Rental Landscaping improvements — A well-maintained exterior can attract more tenants. ↑
• Both Reconditioning windows — Improved functionality and appearance can boost both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Northmont City
• NCES district ID: 3904872
• Math proficiency: 52% ▼ -15.00%
• Reading proficiency: 62% ▼ -8.00%
• Median HH income: $60,230
• Composite: 49.53/100
• National rank: #1995
• State rank: #318 of 656 in OH

Livability — Clayton

• Score: 72/100
• State rank: #363
• US rank: #5877

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clayton, OH
• County: Montgomery · 506,435 people
• City population: 37,953
• Metro: Dayton-Kettering-Beavercreek, OH
• Population (ZIP): 12,171
• Household income: $78,864
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 9.7

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 0.55)
• Race & ethnicity: White 53% Black 42% Two or more races 4%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Other Indo-European 1% Spanish 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: ▼ -151.39%
• Current HPI: 171.4122
• Rent YoY: —
• Metro: —
• 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

+180.7% since first listed

9 events — show timeline

• 2026-05-01 Price Changed $69,900 Dayton MLS
• 2026-03-22 Price Changed $72,500 Dayton MLS
• 2026-03-03 Listed $77,500 Dayton MLS
• 2015-06-19 Sold (MLS) $20,000 Dayton MLS
• 2015-06-19 Sold (MLS) $20,000 Dayton MLS
• 2015-06-15 Pending — Dayton MLS
• 2015-06-03 Listed $30,000 Dayton MLS
• 2014-12-30 Listing Removed — Dayton MLS
• 2010-11-29 Listed $24,900 Dayton MLS