240 S Torrence St · Dayton, OH 45403

$116,000

3 bd · 1.0 ba · 1,506 sqft · SingleFamily public records · 30 Days on market

Built 1916 2,940 sqft lot Est $114k · at est.

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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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +6.9/15.0
• 1% rule +5.3/10.0
• 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

You’re going to love this spacious 3-bedroom home offering over 1,500 square feet of comfortable living space with a bright and inviting feel throughout. Completely renovated in 2021, the functional layout includes 1 full bathroom, 1 half bath, and large windows that fill the home with natural light. Recently deep cleaned and move-in ready, this home features generous room sizes and plenty of space to spread out and make your own. The combination of size, updated condition, and natural light makes this property a standout home in Dayton.

Key facts

• Large windows
• Natural light
• Completely renovated

Tags

• COMPLETELY RENOVATED
• LARGE WINDOWS
• NATURAL LIGHT
• MOVE IN READY

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Utilities: Natural gas
• Home design: 2-story residence; Aluminum and vinyl siding
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Residential zoning; Lot dimensions approximately 30 x 98

Interior

• Bedrooms: 5 total rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 bathrooms on the main level
• Heating & cooling: Natural gas heating; Has heating
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $116k).
• Recommended offer: $114k (1.5% 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 (+3.7%/yr); 77 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 37% 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 $802 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

• It's been on market 30 days — a 2% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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 $93k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,260 (1.5% below list)

Questions for the listing agent

1. Built in 1916 — 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: 1.03% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.54%
• DSCR: 1.38
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $114,456
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Sherman St	0.34mi	3/1.5	1,446 (-4%)	2mo	$73,000	$50	74
1609 Xenia Ave	0.50mi	3/1.0	1,533 (+2%)	4mo	$110,000	$72	71
800 Linden Ave	0.51mi	3/1.5	1,472 (-2%)	0mo	$62,500	$42	70
44 Bell St	0.36mi	2/1.5 (-1)	1,404 (-7%)	2mo	$125,000	$89	63
15 Drury St	0.70mi	3/1.5	1,464 (-3%)	0mo	$181,000	$124	60
804 Linden Ave	0.52mi	3/2.0	1,395 (-7%)	1mo	$86,000	$62	59
42 S Monmouth St	0.38mi	3/2.0	1,332 (-12%)	3mo	$109,900	$83	57
523 Carlisle Ave	0.60mi	4/2.0 (+1)	1,438 (-4%)	4mo	$110,000	$76	52
65 S Sperling Ave	0.69mi	2/1.0 (-1)	1,380 (-8%)	1mo	$57,000	$41	48
1537 Xenia Ave	0.49mi	2/1.0 (-1)	1,308 (-13%)	4mo	$29,590	$23	47
133 Linsan Ct	0.68mi	3/1.5	1,339 (-11%)	3mo	$135,000	$101	45
700 Bowen St	0.71mi	4/1.5 (+1)	1,664 (+10%)	3mo	$240,000	$144	40

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-3,253
• Equity at exit: $17,296

10-year hold

• IRR: 7.7%
• Equity multiple: 1.60×
• Total profit: $19,562
• Equity at exit: $10,030

Cash invested: $32,480 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,197 high
• Mortgage (P&I): −$608
• Tax from tax record: −$58 /mo · $698/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $231

Break-even live

Break-even rent $905

Max offer price $116,000

Occupancy floor 76%

Sensitivity live

Price	-10% $297	-5% $264	+0% $231	+5% $198	+10% $165
Rent	-10% $136	-5% $184	+0% $231	+5% $278	+10% $326
Rate	-1.0pp $290	-0.5pp $261	base $231	+0.5pp $201	+1.0pp $170

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: $29,000
• Closing costs: $3,480
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 John St Unit 15 Dayton, OH	2.0	1.0	1200	$800	$0.67	24d	1	0.24mi
424 Bantz Ct Dayton, OH	3.0	1.0	1192	$1,050	$0.88	4d	1	0.27mi
314 Sheridan Ave Dayton, OH	3.0	1.0	1258	$1,150	$0.91	4d	1	0.38mi
29 N Garfield St Dayton, OH	3.0	1.0	1092	$1,000	$0.92	24d	1	0.40mi
201 Pleasant Ave Unit 203 Dayton, OH	2.0	1.0	1250	$975	$0.78	24d	1	0.48mi
115 Livingston Ave Dayton, OH	3.0	1.0	1624	$1,450	$0.89	45d	1	0.54mi
2924 E 2nd St Unit 2 Dayton, OH	2.0	1.0	2078	$875	$0.42	24d	1	0.58mi
511 Parrot St Dayton, OH	3.0	1.5	1618	$1,100	$0.68	15d	1	0.58mi
637 Creighton Ave Dayton, OH	3.0	1.0	1144	$1,350	$1.18	15d	1	0.66mi
438 Clover St Dayton, OH	3.0	2.0	2156	$1,025	$0.48	44d	1	0.86mi
3707 E 3rd St Unit 3705 Dayton, OH	3.0	1.0	1410	$1,045	$0.74	24d	1	0.88mi
3817 E 5th St Dayton, OH	2.0	1.0	1178	$1,295	$1.10	3d	1	0.88mi
3719 E 3rd St Unit 3717 Dayton, OH	3.0	1.0	1092	$1,100	$1.01	3d	1	0.90mi
1515 Wyoming St Dayton, OH	3.0	1.0	1400	$1,000	$0.71	44d	1	0.90mi
1411 Wyoming St Dayton, OH	3.0	1.0	1256	$1,095	$0.87	3d	1	0.90mi
31 Bidleman St Dayton, OH	2.0	1.5	1568	$1,100	$0.70	44d	1	0.91mi
706 Kolping Ave Unit 706 Dayton, OH	3.0	1.5	1172	$1,300	$1.11	3d	1	0.93mi
1354 Ohmer St Unit 1356C Dayton, OH	2.0	2.0	1200	$900	$0.75	44d	1	0.94mi
836 Wellmeier Ave Dayton, OH	4.0	1.0	2148	$1,500	$0.70	4d	1	0.97mi
1101 Phillips Ave Unit 1101 Dayton, OH	3.0	1.5	1300	$1,450	$1.12	44d	1	1.01mi
854 Santa Cruz Ave Dayton, OH	3.0	1.0	1060	$1,300	$1.23	44d	1	1.03mi
244 Quitman St Unit A Dayton, OH	3.0	1.0	1987	$1,325	$0.67	24d	1	1.04mi
4013 E 3rd St Dayton, OH	2.0	1.5	1144	$1,095	$0.96	15d	1	1.04mi
1020 Walnut Hill Pl Dayton, OH	3.0	1.0	1200	$1,400	$1.17	44d	1	1.06mi
1038 Walnut Hill Pl Dayton, OH	3.0	1.0	1232	$1,095	$0.89	44d	1	1.08mi
136 Indiana Ave Dayton, OH	3.0	1.0	1194	$1,250	$1.05	24d	1	1.10mi
425 Dayton Towers Dr Dayton, OH	2.0	1.0–2.0	852	$1,799	$2.11	3d	30	1.13mi
20 Lucerne Ave Dayton, OH	3.0	1.0	1378	$1,200	$0.87	44d	1	1.14mi
4403 Burkhardt Ave Dayton, OH	3.0	1.0–2.0	800	$1,100	$1.38	3d	1	1.14mi
32 Gebhart St Dayton, OH	4.0	1.0	1800	$1,400	$0.78	15d	1	1.19mi
1430 Coventry Rd Dayton, OH	2.0	1.0	1106	$1,125	$1.02	15d	1	1.19mi
228 James St Dayton, OH	3.0	1.0	1700	$1,200	$0.71	44d	1	1.23mi
1603 Manette Pl Dayton, OH	4.0	2.0	2000	$1,695	$0.85	15d	1	1.24mi
320 Park Dr Dayton, OH	4.0	3.0	2100	$2,400	$1.14	15d	1	1.24mi
227 James St Unit 1 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	4d	1	1.25mi
229 James St Unit 228 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	24d	1	1.25mi
519 Wyoming St Dayton, OH	3.0	1.5	1240	$1,600	$1.29	44d	1	1.28mi
1517 Chapel St Unit 1521 Dayton, OH	2.0	1.0	1239	$1,000	$0.81	4d	1	1.28mi
112 Webster St Dayton, OH	2.0	1.0–2.0	802	$2,198	$2.74	3d	63	1.29mi
313 Illinois Ave Dayton, OH	3.0	1.0	1142	$975	$0.85	4d	1	1.32mi

Listing history 28 events

1. 2026-06-18
   days on market $116,000 Active 30 DOM
2. 2026-06-17
   days on market $116,000 Active 29 DOM
3. 2026-06-16
   pricedays on market $116,000 Active 28 DOM
4. 2026-06-15
   days on market $120,000 Active 27 DOM
5. 2026-06-14
   days on market $120,000 Active 25 DOM
6. 2026-06-13
   days on market $120,000 Active 24 DOM
7. 2026-06-10
   days on market $120,000 Active 22 DOM
8. 2026-06-09
   days on market $120,000 Active 21 DOM
9. 2026-06-08
   days on market $120,000 Active 20 DOM
10. 2026-06-07
    days on market $120,000 Active 19 DOM
11. 2026-06-05
    days on market $120,000 Active 16 DOM
12. 2026-06-03
    days on market $120,000 Active 15 DOM
13. 2026-06-02
    days on market $120,000 Active 14 DOM
14. 2026-06-01
    days on market $120,000 Active 13 DOM
15. 2026-05-31
    days on market $120,000 Active 12 DOM
16. 2026-05-19
    listed $120,000 Active
17. 2025-10-03
    price $122,500
18. 2025-08-04
    historical $1,300
19. 2025-06-29
    listed $1,300
20. 2021-11-01
    soldstatus $92,900
21. 2021-10-22
    soldstatus $92,900 Sold
22. 2021-10-22
    soldstatus $92,900 Closed
23. 2021-10-22
    soldstatus $92,900 Sold
24. 2021-09-27
    status Pending
25. 2021-09-27
    listed Contingency Pending
26. 2021-09-27
    listed $92,900 Active
27. 2021-09-27
    listed $92,900
28. 1985-11-14
    soldstatus $15,000

ⓘ 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: $698 · $58/mo
• Projected year-2 tax: $1,254 · $104/mo
• Expected delta: +$556/yr (+$46/mo · 79.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,368
• − Mortgage interest: −$6,498
• − Property taxes: −$698
• − Insurance: −$580
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$3,375
• Taxable income: $919
• Est. tax owed @ 24.0%: −$221
• After-tax cash flow: $2,553/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

+700.0% since first listed

13 events — show timeline

• 2026-05-19 Listed $120,000 Dayton MLS
• 2025-10-03 Price Changed $122,500 Dayton MLS
• 2025-08-04 Rental Removed $1,300 APPFOLIO
• 2025-06-29 Listed for Rent $1,300 APPFOLIO
• 2021-11-01 Sold (Public Records) $92,900 Public Records
• 2021-10-22 Sold (MLS) $92,900 Cincy MLS
• 2021-10-22 Sold (MLS) $92,900 Dayton MLS
• 2021-10-22 Sold (MLS) $92,900 Dayton MLS
• 2021-09-27 Pending — Dayton MLS
• 2021-09-27 Listed — Cincy MLS
• 2021-09-27 Listed $92,900 Cincy MLS
• 2021-09-27 Listed $92,900 Dayton MLS
• 1985-11-14 Sold (Public Records) $15,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $698 · -0.2% YoY. Source: county tax records.