513 W Fairview Ave · Dayton, OH 45405

$99,900

3 bd · 1.0 ba · 1,430 sqft · SingleFamily public records · 185 Days on market

Built 1920 7,749 sqft lot $70/sqft · at area comps Est $96k · 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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +6.2/10.0
• ARV discount +5.5/15.0
• 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 MLS

Charming 3-bedroom home showcasing original hardwood floors, historic door trim, and an eye-catching staircase with banister. Updated kitchen and bathroom feature tile finishes while maintaining the home’s classic character. Off-street parking adds convenience, and the large covered front porch provides a welcoming outdoor living space.

Key facts

• Historic door trim
• Updated kitchen
• Updated bathroom

Tags

• ORIGINAL HARDWOOD FLOORS
• HISTORIC DOOR TRIM
• EYE-CATCHING STAIRCASE
• UPDATED KITCHEN
• UPDATED BATHROOM
• LARGE COVERED FRONT PORCH

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 $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 7.4% in Dayton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).
• This rent runs 30% of the median local income ($44k/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.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y 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 $71k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 9.25%
• Cash-on-cash: 10.56%
• DSCR: 1.47
• GRM: 7.5

CMA / ARV

• ARV (median comp): $95,652
• List price: $99,900
• Delta: 4.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2032 Rugby Rd	0.21mi	3/1.0	1,422 (-1%)	0mo	$44,990	$32	89
17 Marie Ave	0.16mi	4/1.5 (+1)	1,424 (-0%)	0mo	$70,000	$49	85
117 Valleyview Dr	0.10mi	2/1.0 (-1)	1,381 (-3%)	1mo	$50,000	$36	84
423 Sandalwood Dr	0.36mi	3/1.5	1,444 (+1%)	0mo	$62,000	$43	79
50 Woodcrest Ave	0.30mi	3/1.0	1,500 (+5%)	2mo	$155,000	$103	76
69 E Beechwood Ave	0.58mi	3/1.0	1,400 (-2%)	1mo	$173,000	$124	68
53 E Beechwood Ave	0.56mi	3/2.0	1,442 (+1%)	2mo	$163,000	$113	67
121 E Hillcrest Ave	0.66mi	3/1.0	1,402 (-2%)	1mo	$75,000	$53	66
2331 Newport Ave	0.60mi	3/1.5	1,520 (+6%)	1mo	$85,000	$56	58
1516 Kumler Ave	0.72mi	3/1.5	1,516 (+6%)	1mo	$100,000	$66	54
128 E Parkwood Dr	0.64mi	3/1.0	1,228 (-14%)	1mo	$29,810	$24	46
1034 Bertram Ave	0.73mi	3/3.0	1,326 (-7%)	2mo	$178,000	$134	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 · 4.34% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.04×
• Total profit: $993
• Equity at exit: $14,895

10-year hold

• IRR: 11.8%
• Equity multiple: 1.98×
• Total profit: $27,405
• 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 45405

• Rents YoY: 4.3%
• Active inventory: 134
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,115 high
• Mortgage (P&I): −$524
• Tax from tax record: −$70 /mo · $836/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $246

Break-even live

Break-even rent $804

Max offer price $99,900

Occupancy floor 73%

Sensitivity live

Price	-10% $303	-5% $274	+0% $246	+5% $218	+10% $190
Rent	-10% $158	-5% $202	+0% $246	+5% $290	+10% $334
Rate	-1.0pp $296	-0.5pp $272	base $246	+0.5pp $220	+1.0pp $194

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	44d	1	0.05mi
412 W Parkwood Dr Unit 1 Dayton, OH	2.0	1.0	900	$875	$0.97	24d	1	0.09mi
628 W Norman Ave Unit 628 Dayton, OH	2.0	1.0	918	$795	$0.87	44d	1	0.19mi
2333 Rustic Rd Unit 4 Dayton, OH	2.0	1.0	1000	$840	$0.84	3d	1	0.25mi
2333 Rustic Rd Dayton, OH	2.0	1.0	1000	$840	$0.84	44d	1	0.25mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	44d	1	0.27mi
181 W Norman Ave Dayton, OH	3.0	2.0	1228	$1,150	$0.94	44d	1	0.29mi
1004 W Fairview Ave Dayton, OH	2.0	1.0	1053	$950	$0.90	24d	1	0.34mi
1019 Cherry Dr Dayton, OH	4.0	1.0	1057	$1,125	$1.06	44d	1	0.35mi
167 W Hudson Ave Dayton, OH	3.0	1.5	1344	$1,185	$0.88	44d	1	0.35mi
2247 Salem Ave Unit 2249 Dayton, OH	3.0	1.5	1300	$1,400	$1.08	44d	1	0.42mi
2247 Salem Ave Unit 2247 Dayton, OH	3.0	1.5	1300	$1,350	$1.04	3d	1	0.42mi
2232 Salem Ave Dayton, OH	3.0	1.0	1250	$1,200	$0.96	3d	1	0.42mi
26 W Beechwood Ave Dayton, OH	3.0	1.5	1468	$1,050	$0.72	44d	1	0.43mi
101 W Norman Ave Unit 101 Dayton, OH	3.0	1.0	1600	$945	$0.59	44d	1	0.43mi
1743 Radcliffe Rd Dayton, OH	3.0	1.5	1729	$1,200	$0.69	44d	1	0.44mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	44d	1	0.47mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	3d	1	0.47mi
41 W Fairview Ave Unit 2 Dayton, OH	3.0	1.0	1452	$1,200	$0.83	14d	1	0.49mi
234 Santa Clara Ave Dayton, OH	3.0	1.0	1368	$1,125	$0.82	44d	1	0.50mi
2327 N Main St Unit 2 Dayton, OH	2.0	1.0	900	$1,200	$1.33	24d	1	0.53mi
265 Victor Ave Dayton, OH	3.0	1.0	1204	$900	$0.75	44d	1	0.56mi
39 E Maplewood Ave Dayton, OH	4.0	1.5	1560	$1,050	$0.67	3d	1	0.59mi
38 Pointview Ave Dayton, OH	2.0	1.0	1140	$900	$0.79	14d	1	0.61mi
42 Pointview Ave Unit 42 Dayton, OH	3.0	2.0	1240	$1,200	$0.97	3d	1	0.61mi
1927 Burroughs Dr Dayton, OH	3.0	2.0	1409	$1,245	$0.88	14d	1	0.62mi
65 E Maplewood Ave Dayton, OH	2.0	1.0	1064	$723	$0.68	44d	1	0.63mi
31 E Norman Ave Dayton, OH	3.0	1.0	1100	$1,150	$1.05	24d	1	0.65mi
147 Laura Ave Dayton, OH	2.0	1.0	1096	$975	$0.89	24d	1	0.67mi
152 Laura Ave Dayton, OH	2.0	1.0	990	$895	$0.90	44d	1	0.69mi
518 Delaware Ave Dayton, OH	2.0	1.0	1500	$750	$0.50	44d	1	0.70mi
2141 Philadelphia Dr Dayton, OH	3.0	1.0	1736	$1,395	$0.80	44d	1	0.76mi
101 E Bruce Ave Dayton, OH	3.0	1.0	1455	$1,150	$0.79	3d	1	0.76mi
220 Fernwood Ave Dayton, OH	2.0	1.0	884	$900	$1.02	3d	1	0.81mi
1067 Salem Ave Dayton, OH	2.0	1.0	1100	$900	$0.82	44d	1	0.82mi
1067 Salem Ave Unit 3 Dayton, OH	2.0	1.5	1100	$900	$0.82	44d	1	0.82mi
1067 Salem Ave Unit 2 Dayton, OH	2.0	1.5	1100	$900	$0.82	44d	1	0.82mi
202 E Bruce Ave Apt 2 Dayton, OH	2.0	1.0	1250	$800	$0.64	24d	1	0.82mi
1225 Amherst Pl Dayton, OH	3.0	1.0	1548	$1,300	$0.84	14d	1	0.83mi
1378 Cory Dr Dayton, OH	2.0	1.0	1300	$975	$0.75	44d	1	0.88mi

Listing history 36 events

1. 2026-06-18
   days on market $99,900 Active 185 DOM
2. 2026-06-17
   days on market $99,900 Active 184 DOM
3. 2026-06-16
   days on market $99,900 Active 183 DOM
4. 2026-06-15
   days on market $99,900 Active 182 DOM
5. 2026-06-14
   days on market $99,900 Active 180 DOM
6. 2026-06-13
   days on market $99,900 Active 179 DOM
7. 2026-06-10
   days on market $99,900 Active 177 DOM
8. 2026-06-09
   days on market $99,900 Active 176 DOM
9. 2026-06-08
   days on market $99,900 Active 175 DOM
10. 2026-06-07
    days on market $99,900 Active 174 DOM
11. 2026-06-05
    days on market $99,900 Active 171 DOM
12. 2026-06-03
    days on market $99,900 Active 170 DOM
13. 2026-06-02
    days on market $99,900 Active 169 DOM
14. 2026-06-01
    days on market $99,900 Active 168 DOM
15. 2026-05-31
    days on market $99,900 Active 167 DOM
16. 2025-12-14
    listed $99,900 Active 344-char remark

    Show marketing remark (344 chars)

    Charming 3-bedroom home showcasing original hardwood floors, historic door trim, and an eye-catching staircase with banister. Updated kitchen and bathroom feature tile finishes while maintaining the home’s classic character. Off-street parking adds convenience, and the large covered front porch provides a welcoming outdoor living space.

17. 2024-07-26
    soldstatus $71,000
18. 2024-07-15
    soldstatus $71,000 Closed 331-char remark

    Show marketing remark (331 chars)

    Build your rental portfolio today with this three bedroom single family home in Dayton's Hill View neighborhood! The property was renovated in 2021 and features hardwood floors, tiled bath , in-unit W/ D hook-ups, and covered porch. This property is located in the Dayton Public School District and currently rented for $850/month!

19. 2024-07-15
    soldstatus $71,000 Sold 331-char remark

    Show marketing remark (331 chars)

    Build your rental portfolio today with this three bedroom single family home in Dayton's Hill View neighborhood! The property was renovated in 2021 and features hardwood floors, tiled bath , in-unit W/ D hook-ups, and covered porch. This property is located in the Dayton Public School District and currently rented for $850/month!

20. 2024-06-11
    historical Active/Pending 331-char remark

    Show marketing remark (331 chars)

    Build your rental portfolio today with this three bedroom single family home in Dayton's Hill View neighborhood! The property was renovated in 2021 and features hardwood floors, tiled bath , in-unit W/ D hook-ups, and covered porch. This property is located in the Dayton Public School District and currently rented for $850/month!

21. 2024-06-05
    status Active 331-char remark

    Show marketing remark (331 chars)

    Build your rental portfolio today with this three bedroom single family home in Dayton's Hill View neighborhood! The property was renovated in 2021 and features hardwood floors, tiled bath , in-unit W/ D hook-ups, and covered porch. This property is located in the Dayton Public School District and currently rented for $850/month!

22. 2024-05-21
    historical Active/Pending 331-char remark

    Show marketing remark (331 chars)

    Build your rental portfolio today with this three bedroom single family home in Dayton's Hill View neighborhood! The property was renovated in 2021 and features hardwood floors, tiled bath , in-unit W/ D hook-ups, and covered porch. This property is located in the Dayton Public School District and currently rented for $850/month!

23. 2024-05-09
    listed $80,000 Active 331-char remark

    Show marketing remark (331 chars)

    Build your rental portfolio today with this three bedroom single family home in Dayton's Hill View neighborhood! The property was renovated in 2021 and features hardwood floors, tiled bath , in-unit W/ D hook-ups, and covered porch. This property is located in the Dayton Public School District and currently rented for $850/month!

24. 2023-09-22
    historical $850
25. 2023-07-22
    listed
26. 2021-02-23
    soldstatus $33,500 Sold
27. 2021-02-23
    soldstatus $33,500 Closed
28. 2021-01-25
    status Pending
29. 2021-01-20
    price $34,800
30. 2021-01-14
    price $34,900
31. 2021-01-14
    status Active
32. 2020-12-01
    historical
33. 2020-11-24
    listed $27,900 Active
34. 2020-08-07
    historical
35. 2020-02-19
    listed $29,788 Active
36. 2002-01-02
    soldstatus $69,900

ⓘ 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: $836 · $70/mo
• Projected year-2 tax: $1,197 · $100/mo
• Expected delta: +$361/yr (+$30/mo · 43.3%)

ⓘ 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: $13,386
• − Mortgage interest: −$5,596
• − Property taxes: −$836
• − Insurance: −$500
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$2,906
• Taxable income: $1,407
• Est. tax owed @ 24.0%: −$338
• After-tax cash flow: $2,616/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

+42.9% since first listed

21 events — show timeline

• 2025-12-14 Listed $99,900 Dayton MLS
• 2024-07-26 Sold (Public Records) $71,000 Public Records
• 2024-07-15 Sold (MLS) $71,000 Dayton MLS
• 2024-07-15 Sold (MLS) $71,000 Dayton MLS
• 2024-06-11 Contingent — Dayton MLS
• 2024-06-05 Relisted — Dayton MLS
• 2024-05-21 Contingent — Dayton MLS
• 2024-05-09 Listed $80,000 Dayton MLS
• 2023-09-22 Rental Removed $850 APPFOLIO
• 2023-07-22 Listed for Rent — APPFOLIO
• 2021-02-23 Sold (MLS) $33,500 Dayton MLS
• 2021-02-23 Sold (MLS) $33,500 Dayton MLS
• 2021-01-25 Pending — Dayton MLS
• 2021-01-20 Price Changed $34,800 Dayton MLS
• 2021-01-14 Price Changed $34,900 Dayton MLS
• 2021-01-14 Relisted — Dayton MLS
• 2020-12-01 Listing Removed — Dayton MLS
• 2020-11-24 Listed $27,900 Dayton MLS
• 2020-08-07 Listing Removed — Cincy MLS
• 2020-02-19 Listed $29,788 Cincy MLS
• 2002-01-02 Sold (Public Records) $69,900 Public Records

Property tax history

-3.2%/yr

Latest (2025): $836 · -0.2% YoY. Source: county tax records.