245 E Beechwood Ave · Dayton, OH 45405

$74,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 8 Days on market

Built 1951 6,534 sqft lot $96/sqft · 6% below area Est $79k · 6% 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 +27.5/30.0
• ARV discount +10.2/15.0
• DSCR +9.6/10.0
• 1% rule +6.7/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 245 E Beechwood Ave in Dayton! A great opportunity for investors or first-time homebuyers looking for an affordable entry point into homeownership. This cozy home offers a simple, functional layout that’s easy to maintain and full of potential. Perfect as a rental or starter home, this property provides a solid foundation to add your own updates and build equity over time. With its smaller footprint, it’s ideal for low-maintenance living while still offering comfortable space. Conveniently located near local amenities and major routes, this is a smart buy whether you're looking to expand your portfolio or purchase your first home.

Key facts

• Solid foundation
• Conveniently located
• 6,534 sq ft lot

Tags

• SOLID FOUNDATION
• LOW MAINTENANCE LIVING
• CONVENIENTLY LOCATED

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Home design: Single-story home
• Construction: Aluminum siding and vinyl siding; Built on a slab foundation
• Exterior features: Residential zoning; Lot approximately 0.15 acres

Interior

• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($867 rent vs $74k).
• Cap rate 9.8% 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: Rents rising fast (+4.3%/yr); 134 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); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $512 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.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $21k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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 $10k; list at $74k implies a 640% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,000

Questions for the listing agent

1. Built in 1951 — 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: 1.17% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.62%
• DSCR: 1.56
• GRM: 7.1

CMA / ARV

• ARV (median comp): $78,667
• List price: $74,000
• Delta: -4.66%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
313 E Fairview Ave	0.24mi	2/1.0	792 (+3%)	12mo	$77,500	$98	74
300 Ashwood Ave	0.51mi	2/1.0	768 (0%)	15mo	$80,000	$104	64
329 E Siebenthaler Ave	0.61mi	2/2.0	774 (+1%)	5mo	$73,500	$95	62
1936 Neva Dr	0.62mi	2/1.5	768 (0%)	16mo	$108,000	$141	56
3436 Lindale Ave	0.71mi	2/1.0	768 (0%)	16mo	$138,900	$181	54
3815 Old Riverside Dr	0.72mi	2/2.0	726 (-6%)	6mo	$90,000	$124	48
2012 Ontario Ave	0.73mi	2/1.0	864 (+12%)	15mo	$75,000	$87	33
2019 Drill Ave	0.71mi	3/1.0 (+1)	864 (+12%)	21mo	$95,900	$111	23

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 · 4.34% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.15×
• Total profit: $3,064
• Equity at exit: $11,034

10-year hold

• IRR: 14.4%
• Equity multiple: 2.23×
• Total profit: $25,487
• Equity at exit: $6,398

Cash invested: $20,720 (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: 7.1×

Monthly cashflow live

• Estimated rent: $867 high
• Mortgage (P&I): −$388
• Tax from tax record: −$48 /mo · $581/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $218

Break-even live

Break-even rent $592

Max offer price $74,000

Occupancy floor 70%

Sensitivity live

Price	-10% $260	-5% $239	+0% $218	+5% $197	+10% $176
Rent	-10% $149	-5% $184	+0% $218	+5% $252	+10% $287
Rate	-1.0pp $255	-0.5pp $237	base $218	+0.5pp $199	+1.0pp $179

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
235 E Hillcrest Ave Dayton, OH	1.0	1.0	750	$775	$1.03	44d	1	0.03mi
246 Basswood Ave Unit 2 Dayton, OH	1.0	1.0	650	$650	$1.00	44d	1	0.12mi
147 Laura Ave Dayton, OH	2.0	1.0	1096	$975	$0.89	24d	1	0.17mi
152 Laura Ave Dayton, OH	2.0	1.0	990	$895	$0.90	44d	1	0.17mi
220 Fernwood Ave Dayton, OH	2.0	1.0	884	$900	$1.02	4d	1	0.23mi
2616 Newport Ave Unit 6 Dayton, OH	1.0	1.0	550	$725	$1.32	15d	1	0.23mi
2616 Newport Ave Dayton, OH	1.0	1.0	550	$745	$1.35	44d	1	0.23mi
65 E Maplewood Ave Dayton, OH	2.0	1.0	1064	$723	$0.68	44d	1	0.30mi
410 E Bruce Ave Unit 410-3 Dayton, OH	2.0	1.0	650	$900	$1.38	44d	1	0.32mi
115 E Norman Ave Unit 4 Dayton, OH	1.0	1.0	1000	$750	$0.75	24d	1	0.37mi
102 E Norman Ave Dayton, OH	2.0	1.0	800	$925	$1.16	24d	1	0.41mi
68 Knecht Dr Unit 3 Dayton, OH	1.0	1.0	695	$725	$1.04	4d	1	0.42mi
337 Ryburn Ave Unit 2 Dayton, OH	2.0	1.0	900	$800	$0.89	44d	1	0.42mi
31 E Norman Ave Dayton, OH	3.0	1.0	1100	$1,150	$1.05	24d	1	0.44mi
2327 N Main St Unit 2 Dayton, OH	2.0	1.0	900	$1,200	$1.33	24d	1	0.44mi
79 W Norman Ave Unit A Dayton, OH	1.0	1.0	745	$750	$1.01	15d	1	0.57mi
228 E Siebenthaler Ave Dayton, OH	2.0	1.0	934	$1,200	$1.28	44d	1	0.60mi
433 Sandhurst Dr Unit 4 Dayton, OH	1.0	1.0	900	$750	$0.83	44d	1	0.61mi
419 Sandhurst Dr Dayton, OH	2.0	1.0	950	$975	$1.03	24d	1	0.62mi
638 Redwood Ave Unit 4 Dayton, OH	1.0	1.0	650	$725	$1.12	4d	1	0.64mi
51 Marie Ave Unit 1 Dayton, OH	1.0	1.0	675	$695	$1.03	44d	1	0.66mi
17 Maylan Dr Unit 3 Dayton, OH	1.0	1.0	800	$650	$0.81	44d	1	0.71mi
412 W Parkwood Dr Unit 1 Dayton, OH	2.0	1.0	900	$875	$0.97	24d	1	0.73mi
3841 Carroll Ave Unit 3 Dayton, OH	1.0	1.0	700	$700	$1.00	15d	1	0.75mi
2333 Rustic Rd Unit 4 Dayton, OH	2.0	1.0	1000	$840	$0.84	3d	1	0.82mi
2333 Rustic Rd Dayton, OH	2.0	1.0	1000	$840	$0.84	44d	1	0.82mi
2310 Emerson Ave Unit B Dayton, OH	1.0	1.0	750	$600	$0.80	44d	1	0.86mi
57 Walbrook Ave Dayton, OH	2.0	1.0	861	$975	$1.13	4d	1	0.91mi
15 Camden Ave Dayton, OH	2.0	1.0	833	$950	$1.14	44d	1	0.92mi
265 Victor Ave Dayton, OH	1.0	1.0	602	$699	$1.16	4d	1	0.93mi
2039 Emerson Ave Dayton, OH	1.0	1.0	725	$725	$1.00	4d	1	0.97mi
628 W Norman Ave Unit 628 Dayton, OH	2.0	1.0	918	$795	$0.87	44d	1	0.98mi
364 Delaware Ave Unit 4 Dayton, OH	1.0	1.0	700	$675	$0.96	24d	1	1.02mi
410 Delaware Ave Dayton, OH	1.0	1.0	975	$650	$0.67	3d	1	1.03mi
4032 N Main St Dayton, OH	1.0	1.0	526	$825	$1.57	44d	3	1.07mi
240 Castlewood Ave Dayton, OH	2.0	1.0	912	$995	$1.09	22d	1	1.09mi
69 Waverly Ave Dayton, OH	2.0	1.0	900	$850	$0.94	4d	1	1.10mi
1004 W Fairview Ave Dayton, OH	2.0	1.0	1053	$950	$0.90	24d	1	1.11mi
1008 W Fairview Ave Unit 2 Dayton, OH	1.0	1.0	1007	$800	$0.79	4d	1	1.11mi
274 E Nottingham Rd Unit 6 Dayton, OH	1.0	1.0	600	$650	$1.08	44d	1	1.13mi

Listing history 24 events

1. 2026-06-18
   days on market $74,000 Active 8 DOM
2. 2026-06-17
   days on market $74,000 Active 7 DOM
3. 2026-06-16
   days on market $74,000 Active 6 DOM
4. 2026-06-15
   days on market $74,000 Active 5 DOM
5. 2026-06-14
   days on market $74,000 Active 3 DOM
6. 2026-06-13
   pricedays on marketlisting id $74,000 Active 2 DOM
7. 2026-06-05
   days on market $75,000 Active 29 DOM
8. 2026-06-03
   days on market $75,000 Active 28 DOM
9. 2026-06-02
   days on market $75,000 Active 27 DOM
10. 2026-06-01
    days on market $75,000 Active 26 DOM
11. 2026-05-31
    days on market $75,000 Active 25 DOM
12. 2026-05-06
    listed $89,000 Active 661-char remark
13. 2026-04-23
    price $79,999
14. 2026-04-17
    price $84,999
15. 2026-04-14
    price $89,999
16. 2026-04-08
    price $94,999
17. 2025-05-25
    historical $949
18. 2025-05-08
    price $949
19. 2025-05-01
    historical $999
20. 2025-05-01
    listed $999
21. 2025-04-27
    price $999
22. 2025-04-17
    price $1,100
23. 2025-04-15
    listed $999
24. 1987-06-24
    soldstatus $10,000

ⓘ 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: $581 · $48/mo
• Projected year-2 tax: $868 · $72/mo
• Expected delta: +$287/yr (+$24/mo · 49.4%)

ⓘ 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 ≥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: $10,410
• − Mortgage interest: −$4,145
• − Property taxes: −$581
• − Insurance: −$370
• − Repairs & maintenance: −$833
• − Management: −$833
• − Depreciation: −$2,153
• Taxable income: $1,495
• Est. tax owed @ 24.0%: −$359
• After-tax cash flow: $2,257/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

+640.0% since first listed

16 events — show timeline

• 2026-06-10 Listed $74,000 Dayton MLS
• 2026-06-06 Listing Removed — Dayton MLS
• 2026-05-20 Price Changed $75,000 Dayton MLS
• 2026-05-06 Listed $89,000 Dayton MLS
• 2026-04-23 Price Changed $79,999 Dayton MLS
• 2026-04-17 Price Changed $84,999 Dayton MLS
• 2026-04-14 Price Changed $89,999 Dayton MLS
• 2026-04-08 Price Changed $94,999 Dayton MLS
• 2025-05-25 Rental Removed $949 Hemlane
• 2025-05-08 Price Changed $949 Hemlane
• 2025-05-01 Rental Removed $999 RENT.
• 2025-05-01 Listed for Rent $999 Hemlane
• 2025-04-27 Price Changed $999 RENT.
• 2025-04-17 Price Changed $1,100 RENT.
• 2025-04-15 Listed for Rent $999 RENT.
• 1987-06-24 Sold (Public Records) $10,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $581 · -0.2% YoY. Source: county tax records.