2662 N Main St · Dayton, OH 45405

$950,000

24 bd · 2.0 ba · 17,592 sqft · MultiFamily public records · 69 Days on market

Built 1942 0.88 ac lot $54/sqft · 12% above area Est $852k · 12% over

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Why this score? — see what drove the D 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 +20.0/30.0
• DSCR +6.4/10.0
• 1% rule +5.1/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• 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: 8 units. confirmed

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

Discover a remarkable investment opportunity nestled in the heart of Dayton. This expansive multi-family property, boasting 24 bedrooms and 18 full bathrooms, offers significant potential for a robust income stream. Featuring a mixture of two-bedroom and one-bedroom units, this residence is designed for substantial occupancy and comfortable living. The sizable lot spans nearly an acre at 0.88 acres, providing ample outdoor space for residents. Situated at 2662 N Main Street, the property benefits from its Dayton location, offering convenient access to local amenities and the vibrant community. This is an ideal acquisition for investors seeking to expand their portfolio with a property that combines scale, location, and promising returns in a dynamic setting.

Key facts

• Convenient access
• Sizable lot
• 0.88 acre lot

Tags

• INVESTMENT OPPORTUNITY
• MULTI-FAMILY PROPERTY
• SIZABLE LOT
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 8 × 3-bed/?-bath units multifamily listed at $950k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $147/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $950k).
• Recommended offer: $893k (6.0% below list) — sets the bar for market timing.

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 $9,594/mo this rent would consume 262% 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 $7k of loan paydown is wiped out by about $28k 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 69 days — a 6% lower offer ($893k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y 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 $589k; list at $950k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $893,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.01% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.29%
• DSCR: 1.24
• GRM: 8.3

CMA / ARV

• ARV (median comp): $851,739
• List price: $950,000
• Delta: 11.54%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.6%
• Equity multiple: 0.75×
• Total profit: $-66,093
• Equity at exit: $141,648

10-year hold

• IRR: 4.6%
• Equity multiple: 1.35×
• Total profit: $94,094
• Equity at exit: $82,139

Cash invested: $266,000 (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: 66.0×

Monthly cashflow live

• Estimated rent: $9,594 high
• Mortgage (P&I): −$4,982
• Tax from tax record: −$1,029 /mo · $12,345/yr
• Insurance: −$396
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,015
• Net cashflow: $1,173

Break-even live

Break-even rent $8,110

Max offer price $950,000

Occupancy floor 83%

Sensitivity live

Price	-10% $1,711	-5% $1,442	+0% $1,173	+5% $904	+10% $635
Rent	-10% $415	-5% $794	+0% $1,173	+5% $1,552	+10% $1,931
Rate	-1.0pp $1,651	-0.5pp $1,414	base $1,173	+0.5pp $927	+1.0pp $676

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

Units	Beds	Baths	Est. rent
▸ 8× units	3	—	$9,592
Total (8 units)			$9,594

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: $237,500
• Closing costs: $28,500
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-18
   days on market $950,000 Active 69 DOM
2. 2026-06-17
   days on market $950,000 Active 68 DOM
3. 2026-06-16
   days on market $950,000 Active 67 DOM
4. 2026-06-15
   days on market $950,000 Active 66 DOM
5. 2026-06-14
   days on market $950,000 Active 64 DOM
6. 2026-06-13
   days on market $950,000 Active 63 DOM
7. 2026-06-10
   days on market $950,000 Active 61 DOM
8. 2026-06-09
   days on market $950,000 Active 60 DOM
9. 2026-06-08
   days on market $950,000 Active 59 DOM
10. 2026-06-07
    days on market $950,000 Active 58 DOM
11. 2026-06-05
    days on market $950,000 Active 55 DOM
12. 2026-06-03
    days on market $950,000 Active 54 DOM
13. 2026-06-02
    days on market $950,000 Active 53 DOM
14. 2026-06-01
    days on market $950,000 Active 52 DOM
15. 2026-05-31
    days on market $950,000 Active 51 DOM
16. 2026-04-10
    listed $980,000 Active 768-char remark

    Show marketing remark (768 chars)

    Discover a remarkable investment opportunity nestled in the heart of Dayton. This expansive multi-family property, boasting 24 bedrooms and 18 full bathrooms, offers significant potential for a robust income stream. Featuring a mixture of two-bedroom and one-bedroom units, this residence is designed for substantial occupancy and comfortable living. The sizable lot spans nearly an acre at 0.88 acres, providing ample outdoor space for residents. Situated at 2662 N Main Street, the property benefits from its Dayton location, offering convenient access to local amenities and the vibrant community. This is an ideal acquisition for investors seeking to expand their portfolio with a property that combines scale, location, and promising returns in a dynamic setting.

17. 2026-03-26
    listed $650
18. 2026-03-25
    historical $695
19. 2026-03-11
    historical $695
20. 2026-02-22
    listed $695
21. 2025-11-28
    listed $599
22. 2025-08-26
    historical $595
23. 2025-08-24
    listed $595
24. 2025-08-22
    historical $700
25. 2025-08-13
    historical $700
26. 2025-08-13
    listed $700
27. 2025-08-05
    historical $749
28. 2025-08-05
    listed $749
29. 2025-07-30
    listed $649
30. 2023-08-04
    historical
31. 2023-07-18
    listed
32. 2023-07-14
    historical
33. 2022-10-06
    soldstatus $589,333
34. 2015-08-28
    soldstatus $155,000
35. 2006-12-20
    soldstatus $340,000
36. 2004-08-23
    soldstatus $120,000
37. 1996-07-18
    soldstatus $224,200
38. 1996-07-18
    soldstatus $222,146
39. 1985-02-05
    soldstatus $239,500

ⓘ 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: $12,345 · $1,029/mo
• Projected year-2 tax: $13,583 · $1,132/mo
• Expected delta: +$1,237/yr (+$103/mo · 10.0%)

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

Taxation est. · year 1

• Rental income: $115,128
• − Mortgage interest: −$53,215
• − Property taxes: −$12,345
• − Insurance: −$4,750
• − Repairs & maintenance: −$9,210
• − Management: −$9,210
• − Depreciation: −$27,636
• Taxable loss: −$1,239
• Est. tax savings @ 24.0%: +$297
• After-tax cash flow: $14,370/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

+309.2% since first listed

24 events — show timeline

• 2026-04-10 Listed $980,000 Dayton MLS
• 2026-03-26 Listed for Rent $650 RENTALBEAST
• 2026-03-25 Rental Removed $695 RENTALBEAST
• 2026-03-11 Rental Removed $695 RENTALBEAST
• 2026-02-22 Listed for Rent $695 RENTALBEAST
• 2025-11-28 Listed for Rent $599 RENTALBEAST
• 2025-08-26 Rental Removed $595 RENTALBEAST
• 2025-08-24 Listed for Rent $595 RENTALBEAST
• 2025-08-22 Rental Removed $700 RENTALBEAST
• 2025-08-13 Rental Removed $700 RENTALBEAST
• 2025-08-13 Listed for Rent $700 RENTALBEAST
• 2025-08-05 Rental Removed $749 RENTALBEAST
• 2025-08-05 Listed for Rent $749 RENTALBEAST
• 2025-07-30 Listed for Rent $649 RENTALBEAST
• 2023-08-04 Rental Removed — LEASESTAR
• 2023-07-18 Listed for Rent — LEASESTAR
• 2023-07-14 Rental Removed — LEASESTAR
• 2022-10-06 Sold (Public Records) $589,333 Public Records
• 2015-08-28 Sold (Public Records) $155,000 Public Records
• 2006-12-20 Sold (Public Records) $340,000 Public Records
• 2004-08-23 Sold (Public Records) $120,000 Public Records
• 1996-07-18 Sold (Public Records) $222,146 Public Records
• 1996-07-18 Sold (Public Records) $224,200 Public Records
• 1985-02-05 Sold (Public Records) $239,500 Public Records

Property tax history

+3.6%/yr

Latest (2025): $12,345 · -1.0% YoY. Source: county tax records.