719 Kirk Lynne St · Dayton, OH 45403

$99,900

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 1 Days on market

Built 1948 7,039 sqft lot Est $160k · 38% under

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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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.2/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Cul-de-sac location. 3 bed 1 full bath and full unfinished basement. Detached 2 car garage. Major mechanicals have been replaced Roof 2014, HVAC 2015, Water Heater roughly 9-year-old it is believed, Vinyl Siding 2013 and replacement windows. This home is priced well below market but a coat of paint and replacement flooring is generally all that is needed to make this a great home or investment property.

Key facts

• Cul-de-sac location
• Vinyl siding 2013
• Replacement windows

Tags

• CUL-DE-SAC LOCATION
• FULL UNFINISHED BASEMENT
• DETACHED 2 CAR GARAGE
• VINYL SIDING 2013
• REPLACEMENT WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

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: amenities C-, crime F, commute 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.
• Zoned schools: River'S Edge Montessori Elementary School (math 22% / reading 32%, grade F, #1,193 of 1,584 statewide, top 76%, 494 students, 0% FRL); Belmont High School (math 5% / reading 20%, grade F, #720 of 781 statewide, top 93%, 1,100 students, 0% FRL) — zoned schools average 0% FRL vs 74% district-wide (74 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.7%/yr); 77 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 35% of the median local income ($38k/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 $691 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $48k; list at $100k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1948 — 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: 1.12% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.97%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $159,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
719 Kirk Lynne St	0.00mi	3/1.0	864 (0%)	1mo	$87,000	$101	99
715 Kirk Lynne St	0.01mi	3/1.0	864 (0%)	2mo	$167,900	$194	98
630 Alexander Dr	0.11mi	3/1.0	864 (0%)	3mo	$173,000	$200	92
813 Cosler Dr	0.13mi	3/2.0	864 (0%)	2mo	$212,500	$246	88
1912 Tuttle Ave	0.25mi	3/1.0	864 (0%)	3mo	$150,400	$174	86
421 Alexander Dr	0.27mi	2/1.0 (-1)	831 (-4%)	1mo	$135,000	$162	76
2005 Speice Ave	0.33mi	2/1.0 (-1)	831 (-4%)	4mo	$129,000	$155	70
2230 Hazelton Ave	0.51mi	3/1.0	925 (+7%)	1mo	$175,000	$189	64
1762 Suman Ave	0.40mi	2/1.0 (-1)	804 (-7%)	2mo	$110,000	$137	63
1669 Tuttle Ave	0.51mi	2/1.0 (-1)	816 (-6%)	3mo	$121,000	$148	60
795 Spring Garden Pl	0.45mi	3/1.0	972 (+12%)	1mo	$180,000	$185	57
750 Harlan Pl	0.58mi	3/1.0	972 (+12%)	1mo	$203,000	$209	51

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 · 3.71% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.87×
• Total profit: $-3,529
• Equity at exit: $14,895

10-year hold

• IRR: 7.2%
• Equity multiple: 1.56×
• Total profit: $15,596
• Equity at exit: $8,638

Cash invested: $27,972 (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 45403

• Home prices YoY: -3.7%
• Rents YoY: 3.7%
• Active inventory: 77
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,117 high
• Mortgage (P&I): −$524
• Tax from tax record: −$131 /mo · $1,573/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $186

Break-even live

Break-even rent $882

Max offer price $99,900

Occupancy floor 78%

Sensitivity live

Price	-10% $242	-5% $214	+0% $186	+5% $158	+10% $129
Rent	-10% $98	-5% $142	+0% $186	+5% $230	+10% $274
Rate	-1.0pp $236	-0.5pp $211	base $186	+0.5pp $160	+1.0pp $134

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1770 Suman Ave Dayton, OH	2.0	1.0	904	$1,145	$1.27	45d	1	0.38mi
1029 Blakley Dr Dayton, OH	3.0	1.0	947	$1,300	$1.37	4d	1	0.39mi
1762 Suman Ave Dayton, OH	2.0	1.0	804	$1,150	$1.43	22d	1	0.39mi
1143 Blakley Dr Dayton, OH	3.0	1.0	947	$1,195	$1.26	15d	1	0.45mi
4644 Burkhardt Ave Dayton, OH	1.0–2.0	1.0	725	$1,095	$1.51	4d	9	0.46mi
1704 Huffman Ave Unit 1706 Huffman Dayton, OH	2.0	1.0	896	$900	$1.00	4d	1	0.50mi
1671 Gummer Ave Dayton, OH	2.0	1.0	704	$1,100	$1.56	4d	1	0.50mi
517 Mertland Ave Dayton, OH	2.0	1.0	876	$875	$1.00	15d	1	0.53mi
515 Mertland Ave Dayton, OH	2.0	1.0	876	$950	$1.08	25d	1	0.53mi
1620 Gummer Ave Dayton, OH	2.0	1.0	875	$950	$1.09	4d	1	0.58mi
4403 Burkhardt Ave Dayton, OH	3.0	1.0–2.0	800	$1,100	$1.38	4d	1	0.68mi
3100 Linden Ave Unit 3102 Dayton, OH	2.0	1.0	1035	$995	$0.96	45d	1	0.78mi
1659 Hearthstone Dr Dayton, OH	3.0	1.0	1102	$1,195	$1.08	4d	1	0.83mi
1501 Rausch Ave Dayton, OH	2.0	1.0	865	$800	$0.92	25d	1	0.91mi
1517 Rausch Ave Apt 4 Dayton, OH	2.0	1.0	950	$950	$1.00	4d	1	0.93mi
1517 Rausch Ave Dayton, OH	2.0	1.0	950	$950	$1.00	45d	1	0.93mi
1371 Florence St Dayton, OH	2.0	1.0	850	$800	$0.94	4d	1	0.94mi
1356 Huffman Ave Unit 1356 Dayton, OH	2.0	1.0	864	$975	$1.13	45d	1	0.95mi
1430 Coventry Rd Dayton, OH	2.0	1.0	1106	$1,125	$1.02	15d	1	0.99mi
1300 Chardon Ct Dayton, OH	2.0	1.0	970	$1,200	$1.24	4d	1	1.01mi
1354 Ohmer St Unit 1354C Dayton, OH	2.0	1.0	900	$700	$0.78	45d	1	1.03mi
1354 Ohmer St Unit 1354A Dayton, OH	2.0	1.0	900	$675	$0.75	25d	1	1.03mi
210 S Hedges St Dayton, OH	2.0	1.5	1048	$1,045	$1.00	22d	1	1.20mi
5713 Mayville Dr Dayton, OH	4.0	2.0	1046	$2,000	$1.91	20d	1	1.20mi
222 Klee Ave Unit 222B Dayton, OH	2.0	1.0	650	$750	$1.15	45d	1	1.21mi
3719 E 3rd St Unit 3717 Dayton, OH	3.0	1.0	1092	$1,100	$1.01	4d	1	1.22mi
144 N Quentin Ave Dayton, OH	3.0	1.0	1038	$1,600	$1.54	45d	1	1.25mi
854 Santa Cruz Ave Dayton, OH	3.0	1.0	1060	$1,300	$1.23	45d	1	1.26mi
211 N Cherrywood Ave Unit 2 Dayton, OH	2.0	1.0	950	$795	$0.84	4d	1	1.28mi
224 S Irwin St Unit 226 Dayton, OH	2.0	1.0	992	$900	$0.91	4d	1	1.30mi
334 Blackwood Ave Unit 2 Dayton, OH	2.0	1.0	1000	$850	$0.85	25d	1	1.38mi
334 Blackwood Ave Unit 3 Dayton, OH	2.0	1.0	1000	$850	$0.85	4d	1	1.38mi
2012 Saint Charles Ave Dayton, OH	2.0	1.0	945	$1,250	$1.32	45d	1	1.40mi
1905 Coventry Rd Dayton, OH	2.0	1.0	1000	$1,250	$1.25	25d	1	1.41mi
5345 Middlebury Rd Dayton, OH	3.0	1.0	864	$1,600	$1.85	45d	1	1.42mi

Listing history 4 events

1. 2026-04-25
   status Pending
2. 2026-04-22
   listed $99,900 Active
3. 1995-07-28
   soldstatus $47,900
4. 1987-04-03
   soldstatus $34,500

ⓘ 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: $1,573 · $131/mo
• Projected year-2 tax: $1,573 · $131/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,404
• − Mortgage interest: −$5,596
• − Property taxes: −$1,573
• − Insurance: −$500
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$2,906
• Taxable income: $685
• Est. tax owed @ 24.0%: −$164
• After-tax cash flow: $2,066/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): 13,608
• Household income: $38,323
• Rent vs Own: 60.0% rent · 40.0% own
• Severe rent burden: 1071.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 15% Black 14% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 84% English-only · Spanish 13% Other Asian/Pacific 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: ▼ -17.40%
• Current HPI: 447.4034
• Rent YoY: ▲ 3.71%
• 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

+189.6% since first listed

4 events — show timeline

• 2026-04-25 Pending — Dayton MLS
• 2026-04-22 Listed $99,900 Dayton MLS
• 1995-07-28 Sold (Public Records) $47,900 Public Records
• 1987-04-03 Sold (Public Records) $34,500 Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,573 · -0.2% YoY. Source: county tax records.