700 Ewing St · Dayton, OH 45404

$135,000

6 bd · 2.0 ba · 2,032 sqft · MultiFamily public records · 71 Days on market

Built 1915 2,278 sqft lot $66/sqft · 10% above area Est $122k · 10% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• ARV discount +2.9/15.0
• Rent growth +2.5/5.0
• 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 (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Duplex featuring 6 bedrooms and 2 full bathrooms (3 bed / 1 bath per unit), offering functional layouts, separate living spaces, and an unfinished basement ideal for storage. Positioned in a high-demand rental area near downtown Dayton, this property presents a solid opportunity for steady cash flow with upside. Unit 702 is rented to a long term tenant at $475 per month. Unit 700 is vacant and has been recently deep cleaned and updated, making it rent-ready for immediate leasing or owner occupancy.

Key facts

• 2,278 sq ft lot
• Built 1915
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $135k.

Deal economics

• At list price, monthly cash flow is $955 ($11k/yr) — positive. Per door: $478/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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: 66 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 $2,270/mo this rent would consume 70% of the median local household income ($39k/yr) (locally 702% 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 $933 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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 1915 — 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. 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.
9. 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.
10. 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: 1.68% ✓
• Cap rate: 14.78%
• Cash-on-cash: 30.32%
• DSCR: 2.35
• GRM: 5.0

CMA / ARV

• ARV (median comp): $122,363
• List price: $135,000
• Delta: 10.33%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
818 Troy St #816	0.63mi	5/2.0 (-1)	2,240 (+10%)	4mo	$152,000	$68	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.0%
• Equity multiple: 2.03×
• Total profit: $38,928
• Equity at exit: $20,129

10-year hold

• IRR: 32.7%
• Equity multiple: 3.97×
• Total profit: $112,126
• Equity at exit: $11,672

Cash invested: $37,800 (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 45404

• Home prices YoY: -24.2%
• Active inventory: 66
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,270 high
• Mortgage (P&I): −$708
• Tax from tax record: −$74 /mo · $888/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $955

Break-even live

Break-even rent $1,061

Max offer price $135,000

Occupancy floor 53%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,270
Total (2 units)			$2,270

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-18
   days on market $135,000 Active 71 DOM
2. 2026-06-17
   days on market $135,000 Active 70 DOM
3. 2026-06-16
   days on market $135,000 Active 69 DOM
4. 2026-06-15
   days on market $135,000 Active 68 DOM
5. 2026-06-14
   days on market $135,000 Active 66 DOM
6. 2026-06-13
   days on market $135,000 Active 65 DOM
7. 2026-06-10
   days on market $135,000 Active 63 DOM
8. 2026-06-09
   days on market $135,000 Active 62 DOM
9. 2026-06-08
   days on market $135,000 Active 61 DOM
10. 2026-06-07
    days on market $135,000 Active 60 DOM
11. 2026-06-05
    days on market $135,000 Active 57 DOM
12. 2026-06-03
    days on market $135,000 Active 56 DOM
13. 2026-06-02
    days on market $135,000 Active 55 DOM
14. 2026-06-01
    days on market $135,000 Active 54 DOM
15. 2026-05-31
    days on market $135,000 Active 53 DOM
16. 2026-05-14
    price $135,000 503-char remark

    Show marketing remark (503 chars)

    Duplex featuring 6 bedrooms and 2 full bathrooms (3 bed / 1 bath per unit), offering functional layouts, separate living spaces, and an unfinished basement ideal for storage. Positioned in a high-demand rental area near downtown Dayton, this property presents a solid opportunity for steady cash flow with upside. Unit 702 is rented to a long term tenant at $475 per month. Unit 700 is vacant and has been recently deep cleaned and updated, making it rent-ready for immediate leasing or owner occupancy.

17. 2026-04-24
    status Active 503-char remark

    Show marketing remark (503 chars)

    Duplex featuring 6 bedrooms and 2 full bathrooms (3 bed / 1 bath per unit), offering functional layouts, separate living spaces, and an unfinished basement ideal for storage. Positioned in a high-demand rental area near downtown Dayton, this property presents a solid opportunity for steady cash flow with upside. Unit 702 is rented to a long term tenant at $475 per month. Unit 700 is vacant and has been recently deep cleaned and updated, making it rent-ready for immediate leasing or owner occupancy.

18. 2026-04-14
    historical ActiveUnderContract 503-char remark

    Show marketing remark (503 chars)

    Duplex featuring 6 bedrooms and 2 full bathrooms (3 bed / 1 bath per unit), offering functional layouts, separate living spaces, and an unfinished basement ideal for storage. Positioned in a high-demand rental area near downtown Dayton, this property presents a solid opportunity for steady cash flow with upside. Unit 702 is rented to a long term tenant at $475 per month. Unit 700 is vacant and has been recently deep cleaned and updated, making it rent-ready for immediate leasing or owner occupancy.

19. 2026-04-08
    listed $140,000 Active 503-char remark

    Show marketing remark (503 chars)

    Duplex featuring 6 bedrooms and 2 full bathrooms (3 bed / 1 bath per unit), offering functional layouts, separate living spaces, and an unfinished basement ideal for storage. Positioned in a high-demand rental area near downtown Dayton, this property presents a solid opportunity for steady cash flow with upside. Unit 702 is rented to a long term tenant at $475 per month. Unit 700 is vacant and has been recently deep cleaned and updated, making it rent-ready for immediate leasing or owner occupancy.

20. 2022-09-27
    soldstatus $118,000
21. 2022-09-02
    soldstatus $118,000 Closed 394-char remark

    Show marketing remark (394 chars)

    Updated duplex with 3 bedrooms and full bath upstairs per side. Main floors have living room, dining area and kitchen, basement storage plus washer/dryer hookup, 2022 water heater on 700 side and rear storage shed. Both units have front porch, updated electrical panel, replacement windows, new front entry doors and screen door, rear yard privacy fencing. Property is 2 parcels; 0114 and 0115.

22. 2022-09-02
    soldstatus $118,000 Sold 394-char remark

    Show marketing remark (394 chars)

    Updated duplex with 3 bedrooms and full bath upstairs per side. Main floors have living room, dining area and kitchen, basement storage plus washer/dryer hookup, 2022 water heater on 700 side and rear storage shed. Both units have front porch, updated electrical panel, replacement windows, new front entry doors and screen door, rear yard privacy fencing. Property is 2 parcels; 0114 and 0115.

23. 2022-08-01
    historical Active/Pending 394-char remark

    Show marketing remark (394 chars)

    Updated duplex with 3 bedrooms and full bath upstairs per side. Main floors have living room, dining area and kitchen, basement storage plus washer/dryer hookup, 2022 water heater on 700 side and rear storage shed. Both units have front porch, updated electrical panel, replacement windows, new front entry doors and screen door, rear yard privacy fencing. Property is 2 parcels; 0114 and 0115.

24. 2022-07-27
    price $118,000 394-char remark

    Show marketing remark (394 chars)

    Updated duplex with 3 bedrooms and full bath upstairs per side. Main floors have living room, dining area and kitchen, basement storage plus washer/dryer hookup, 2022 water heater on 700 side and rear storage shed. Both units have front porch, updated electrical panel, replacement windows, new front entry doors and screen door, rear yard privacy fencing. Property is 2 parcels; 0114 and 0115.

25. 2022-07-08
    listed $122,900 Active 394-char remark

    Show marketing remark (394 chars)

    Updated duplex with 3 bedrooms and full bath upstairs per side. Main floors have living room, dining area and kitchen, basement storage plus washer/dryer hookup, 2022 water heater on 700 side and rear storage shed. Both units have front porch, updated electrical panel, replacement windows, new front entry doors and screen door, rear yard privacy fencing. Property is 2 parcels; 0114 and 0115.

26. 2022-06-25
    price $850
27. 2017-10-31
    soldstatus $27,000
28. 2017-10-26
    soldstatus $27,000 Sold
29. 2017-10-26
    soldstatus $27,000 Closed
30. 2017-10-20
    status Pending
31. 2017-06-17
    price $28,000
32. 2017-06-06
    price $30,000
33. 2017-05-22
    price $32,500
34. 2017-05-12
    price $36,500
35. 2017-04-21
    listed $38,000 Active
36. 2003-12-04
    soldstatus $34,000
37. 2003-11-13
    soldstatus $10,518
38. 1994-09-08
    soldstatus $31,119
39. 1986-05-22
    soldstatus $25,057

ⓘ 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: $888 · $74/mo
• Projected year-2 tax: $1,497 · $125/mo
• Expected delta: +$609/yr (+$51/mo · 68.5%)

ⓘ 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 (shaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 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: $27,240
• − Mortgage interest: −$7,562
• − Property taxes: −$888
• − Insurance: −$675
• − Repairs & maintenance: −$2,179
• − Management: −$2,179
• − Depreciation: −$3,927
• Taxable income: $9,829
• Est. tax owed @ 24.0%: −$2,359
• After-tax cash flow: $9,102/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): 9,826
• Household income: $38,874
• Rent vs Own: 55.9% rent · 44.1% own
• Severe rent burden: 702.0

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 (70%)
• Race & ethnicity: White 70% Black 19% Two or more races 7% Hispanic / Latino 4% Asian 1%
• Common ancestry: Iranian 3% Slovak 2% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 4% Arabic 4% Other Asian/Pacific 3%

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: ▼ -67.48%
• Current HPI: 210.9571
• Rent YoY: —
• 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

+438.8% since first listed

24 events — show timeline

• 2026-05-14 Price Changed $135,000 Dayton MLS
• 2026-04-24 Relisted — Dayton MLS
• 2026-04-14 Contingent — Dayton MLS
• 2026-04-08 Listed $140,000 Dayton MLS
• 2022-09-27 Sold (Public Records) $118,000 Public Records
• 2022-09-02 Sold (MLS) $118,000 Dayton MLS
• 2022-09-02 Sold (MLS) $118,000 Dayton MLS
• 2022-08-01 Contingent — Dayton MLS
• 2022-07-27 Price Changed $118,000 Dayton MLS
• 2022-07-08 Listed $122,900 Dayton MLS
• 2022-06-25 Price Changed $850 RENT.
• 2017-10-31 Sold (Public Records) $27,000 Public Records
• 2017-10-26 Sold (MLS) $27,000 Dayton MLS
• 2017-10-26 Sold (MLS) $27,000 Dayton MLS
• 2017-10-20 Pending — Dayton MLS
• 2017-06-17 Price Changed $28,000 Dayton MLS
• 2017-06-06 Price Changed $30,000 Dayton MLS
• 2017-05-22 Price Changed $32,500 Dayton MLS
• 2017-05-12 Price Changed $36,500 Dayton MLS
• 2017-04-21 Listed $38,000 Dayton MLS
• 2003-12-04 Sold (Public Records) $34,000 Public Records
• 2003-11-13 Sold (Public Records) $10,518 Public Records
• 1994-09-08 Sold (Public Records) $31,119 Public Records
• 1986-05-22 Sold (Public Records) $25,057 Public Records

Property tax history

+0.1%/yr

Latest (2025): $888 · +10.9% YoY. Source: county tax records.