4632 Genesee Ave · Dayton, OH 45406

$83,700

4 bd · 1.0 ba · 1,259 sqft · SingleFamily public records · 44 Days on market

Built 1954 4,800 sqft lot $66/sqft · 14% above area Est $73k · 14% 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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brick Cape Cod Style house with a nice size level back yard. The architecture of this home is hiding behind the enclosed front porch. That porch however has a door, window and closet so it could act as a 5th bedroom. Otherwise remove it and enjoy your all brick home. Enjoy the convenience of 2 bedrooms and bath on the first floor. Keep the upstairs 2 bedrooms for occasional use. 4 Bedroom newly remodeled New flooring in kitchen, brand new bathroom, completely new deck in back great family home. Size of kitchen. Possible 5thbedroom. Home has been re-done after moving tenant out. Re-painted, remodeled. New flooring, some new doors, repainted. It is ready for an Owner/Occupant to move in and enjoy. Home is being sold as is seller will NOT remedy anything after inspection with new flooring is really impressive. Property is presented As is. Owner will make no repairs Owner is a Licensed Real Est Special Note road frontage on this property is only 64 feet

Key facts

• New carpet
• Deck in rear
• New flooring

Tags

• NEW CARPET
• NEW FLOORING
• DECK IN REAR

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached two-car garage
• Utilities: Natural gas; Has heating
• Home design: 2-story brick home
• Construction: Brick construction
• Exterior features: Residential zoning; .11-acre lot

Interior

• Kitchen: Kitchen (12 x 11)
• Bedrooms: Second-level bedroom (12 x 9); Second-level bedroom (12 x 10); Main-level bedroom (16 x 11); Main-level bedroom (16 x 11)
• Bathrooms: One full bathroom; One half bathroom (main level)
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $81k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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 (+3.0%/yr); 156 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 ($42k/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 $579 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 + 3.0% rent growth), your $23k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y ago; this cycle's ask is 8711% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $53k; list at $84k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,189 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.47% ✓
• Cap rate: 12.36%
• Cash-on-cash: 21.65%
• DSCR: 1.96
• GRM: 5.7

CMA / ARV

• ARV (median comp): $73,138
• List price: $83,700
• Delta: 14.44%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4610 Blueberry Ave	0.24mi	3/1.5 (-1)	1,296 (+3%)	1mo	$110,000	$85	76
4637 Blueberry Ave	0.21mi	3/2.0 (-1)	1,134 (-10%)	8mo	$50,000	$44	58
2413 Archwood Dr	0.51mi	3/1.0 (-1)	1,377 (+9%)	1mo	$100,100	$73	55
4076 Prescott Ave	0.49mi	4/1.0	1,129 (-10%)	6mo	$65,000	$58	55
5130 Eichelberger Ave	0.43mi	3/1.5 (-1)	1,120 (-11%)	3mo	$51,000	$46	52
2521 Arlene Ave	0.63mi	3/1.0 (-1)	1,176 (-7%)	4mo	$100,500	$85	51
2247 Esmeralda Ave	0.61mi	4/1.0	1,406 (+12%)	2mo	$68,000	$48	50
2553 Greenbrier Dr	0.68mi	3/1.5 (-1)	1,218 (-3%)	9mo	$152,000	$125	48
2512 England Ave	0.59mi	3/2.0 (-1)	1,188 (-6%)	8mo	$142,250	$120	47
4722 Hollister Ave	0.58mi	3/1.0 (-1)	1,096 (-13%)	9mo	$206,000	$188	38
1579 Sundale Ave	0.64mi	3/1.5 (-1)	1,109 (-12%)	7mo	$48,000	$43	37
2019 Fairport Ave	0.67mi	4/1.0	1,445 (+15%)	10mo	$130,000	$90	36

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 · 3.03% rent growth · sell at horizon

5-year hold

• IRR: 14.3%
• Equity multiple: 1.57×
• Total profit: $13,406
• Equity at exit: $12,480

10-year hold

• IRR: 23.1%
• Equity multiple: 2.98×
• Total profit: $46,507
• Equity at exit: $7,237

Cash invested: $23,436 (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 45406

• Rents YoY: 3.0%
• Active inventory: 156
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,230 high
• Mortgage (P&I): −$439
• Tax from tax record: −$75 /mo · $901/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $423

Break-even live

Break-even rent $695

Max offer price $83,700

Occupancy floor 61%

Sensitivity live

Price	-10% $470	-5% $447	+0% $423	+5% $399	+10% $375
Rent	-10% $326	-5% $374	+0% $423	+5% $471	+10% $520
Rate	-1.0pp $465	-0.5pp $444	base $423	+0.5pp $401	+1.0pp $379

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: $20,925
• Closing costs: $2,511
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4446 Waymire Ave Dayton, OH	3.0	1.0	1100	$1,100	$1.00	21d	1	0.24mi
2002 Val Vista Ct Dayton, OH	3.0	1.0	975	$1,095	$1.12	21d	1	0.27mi
5112 W Hillcrest Ave Unit 1 Dayton, OH	3.0	1.0	972	$700	$0.72	24d	1	0.51mi
4916 Copeland Ave Dayton, OH	3.0	1.5	1515	$1,125	$0.74	11d	1	0.66mi
2609 Fairport Ave Dayton, OH	3.0	1.0	1000	$1,025	$1.02	3d	1	0.85mi
3311 Otterbein Ave Dayton, OH	3.0	1.5	1004	$1,300	$1.29	11d	1	0.99mi
4246 Redonda Ln Dayton, OH	3.0	1.0	1600	$1,495	$0.93	44d	1	1.05mi
3207 Cornell Dr Dayton, OH	3.0	1.0	1168	$1,000	$0.86	3d	1	1.17mi
3668 Castano Dr Dayton, OH	3.0	2.0	1608	$1,600	$1.00	3d	1	1.26mi
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	44d	1	1.32mi
2141 Philadelphia Dr Dayton, OH	3.0	1.0	1736	$1,395	$0.80	44d	1	1.32mi
4132 Natchez Ave Dayton, OH	3.0	1.5	991	$1,250	$1.26	3d	1	1.33mi
1816 N James H McGee Blvd Apt A Dayton, OH	3.0	1.0	950	$1,200	$1.26	3d	1	1.40mi
1816 N James H McGee Blvd Apt B Dayton, OH	3.0	1.0	950	$1,150	$1.21	44d	1	1.40mi
1816 N James H McGee Blvd Unit C Dayton, OH	3.0	1.0	950	$1,150	$1.21	3d	1	1.40mi
4914 Gardendale Ave Dayton, OH	4.0	1.0	960	$1,125	$1.17	44d	1	1.42mi
1427 Stuben Dr Dayton, OH	3.0	1.0	957	$900	$0.94	3d	1	1.45mi

Listing history 35 events

1. 2026-06-18
   days on market $83,700 Active 44 DOM
2. 2026-06-17
   days on market $83,700 Active 43 DOM
3. 2026-06-16
   days on market $83,700 Active 42 DOM
4. 2026-06-15
   days on market $83,700 Active 41 DOM
5. 2026-06-14
   days on market $83,700 Active 39 DOM
6. 2026-06-13
   days on market $83,700 Active 38 DOM
7. 2026-06-10
   days on market $83,700 Active 36 DOM
8. 2026-06-09
   days on market $83,700 Active 35 DOM
9. 2026-06-08
   days on market $83,700 Active 34 DOM
10. 2026-06-07
    days on market $83,700 Active 33 DOM
11. 2026-06-05
    days on market $83,700 Active 30 DOM
12. 2026-06-03
    days on market $83,700 Active 29 DOM
13. 2026-06-02
    days on market $83,700 Active 28 DOM
14. 2026-06-01
    days on market $83,700 Active 27 DOM
15. 2026-05-31
    days on market $83,700 Active 26 DOM
16. 2026-05-05
    listed $83,700 Active 285-char remark
17. 2023-12-26
    historical $900
18. 2023-12-21
    listed $900
19. 2023-10-13
    historical $975
20. 2023-10-08
    listed $975
21. 2022-04-17
    price $975
22. 2021-12-30
    soldstatus $53,000 Closed 965-char remark

    Show marketing remark (965 chars)

    Brick Cape Cod Style house with a nice size level back yard. The architecture of this home is hiding behind the enclosed front porch. That porch however has a door, window and closet so it could act as a 5th bedroom. Otherwise remove it and enjoy your all brick home. Enjoy the convenience of 2 bedrooms and bath on the first floor. Keep the upstairs 2 bedrooms for occasional use. 4 Bedroom newly remodeled New flooring in kitchen, brand new bathroom, completely new deck in back great family home. Size of kitchen. Possible 5thbedroom. Home has been re-done after moving tenant out. Re-painted, remodeled. New flooring, some new doors, repainted. It is ready for an Owner/Occupant to move in and enjoy. Home is being sold as is seller will NOT remedy anything after inspection with new flooring is really impressive. Property is presented As is. Owner will make no repairs Owner is a Licensed Real Est Special Note road frontage on this property is only 64 feet

23. 2021-12-30
    soldstatus $53,000 Sold 965-char remark

    Show marketing remark (965 chars)

    Brick Cape Cod Style house with a nice size level back yard. The architecture of this home is hiding behind the enclosed front porch. That porch however has a door, window and closet so it could act as a 5th bedroom. Otherwise remove it and enjoy your all brick home. Enjoy the convenience of 2 bedrooms and bath on the first floor. Keep the upstairs 2 bedrooms for occasional use. 4 Bedroom newly remodeled New flooring in kitchen, brand new bathroom, completely new deck in back great family home. Size of kitchen. Possible 5thbedroom. Home has been re-done after moving tenant out. Re-painted, remodeled. New flooring, some new doors, repainted. It is ready for an Owner/Occupant to move in and enjoy. Home is being sold as is seller will NOT remedy anything after inspection with new flooring is really impressive. Property is presented As is. Owner will make no repairs Owner is a Licensed Real Est Special Note road frontage on this property is only 64 feet

24. 2021-11-25
    status Pending 965-char remark

    Show marketing remark (965 chars)

    Brick Cape Cod Style house with a nice size level back yard. The architecture of this home is hiding behind the enclosed front porch. That porch however has a door, window and closet so it could act as a 5th bedroom. Otherwise remove it and enjoy your all brick home. Enjoy the convenience of 2 bedrooms and bath on the first floor. Keep the upstairs 2 bedrooms for occasional use. 4 Bedroom newly remodeled New flooring in kitchen, brand new bathroom, completely new deck in back great family home. Size of kitchen. Possible 5thbedroom. Home has been re-done after moving tenant out. Re-painted, remodeled. New flooring, some new doors, repainted. It is ready for an Owner/Occupant to move in and enjoy. Home is being sold as is seller will NOT remedy anything after inspection with new flooring is really impressive. Property is presented As is. Owner will make no repairs Owner is a Licensed Real Est Special Note road frontage on this property is only 64 feet

25. 2021-11-11
    price $58,800 965-char remark

    Show marketing remark (965 chars)

    Brick Cape Cod Style house with a nice size level back yard. The architecture of this home is hiding behind the enclosed front porch. That porch however has a door, window and closet so it could act as a 5th bedroom. Otherwise remove it and enjoy your all brick home. Enjoy the convenience of 2 bedrooms and bath on the first floor. Keep the upstairs 2 bedrooms for occasional use. 4 Bedroom newly remodeled New flooring in kitchen, brand new bathroom, completely new deck in back great family home. Size of kitchen. Possible 5thbedroom. Home has been re-done after moving tenant out. Re-painted, remodeled. New flooring, some new doors, repainted. It is ready for an Owner/Occupant to move in and enjoy. Home is being sold as is seller will NOT remedy anything after inspection with new flooring is really impressive. Property is presented As is. Owner will make no repairs Owner is a Licensed Real Est Special Note road frontage on this property is only 64 feet

26. 2021-10-28
    price $59,000 965-char remark

    Show marketing remark (965 chars)

    Brick Cape Cod Style house with a nice size level back yard. The architecture of this home is hiding behind the enclosed front porch. That porch however has a door, window and closet so it could act as a 5th bedroom. Otherwise remove it and enjoy your all brick home. Enjoy the convenience of 2 bedrooms and bath on the first floor. Keep the upstairs 2 bedrooms for occasional use. 4 Bedroom newly remodeled New flooring in kitchen, brand new bathroom, completely new deck in back great family home. Size of kitchen. Possible 5thbedroom. Home has been re-done after moving tenant out. Re-painted, remodeled. New flooring, some new doors, repainted. It is ready for an Owner/Occupant to move in and enjoy. Home is being sold as is seller will NOT remedy anything after inspection with new flooring is really impressive. Property is presented As is. Owner will make no repairs Owner is a Licensed Real Est Special Note road frontage on this property is only 64 feet

27. 2021-06-01
    status Active 965-char remark

    Show marketing remark (965 chars)

    Brick Cape Cod Style house with a nice size level back yard. The architecture of this home is hiding behind the enclosed front porch. That porch however has a door, window and closet so it could act as a 5th bedroom. Otherwise remove it and enjoy your all brick home. Enjoy the convenience of 2 bedrooms and bath on the first floor. Keep the upstairs 2 bedrooms for occasional use. 4 Bedroom newly remodeled New flooring in kitchen, brand new bathroom, completely new deck in back great family home. Size of kitchen. Possible 5thbedroom. Home has been re-done after moving tenant out. Re-painted, remodeled. New flooring, some new doors, repainted. It is ready for an Owner/Occupant to move in and enjoy. Home is being sold as is seller will NOT remedy anything after inspection with new flooring is really impressive. Property is presented As is. Owner will make no repairs Owner is a Licensed Real Est Special Note road frontage on this property is only 64 feet

28. 2021-05-26
    status Pending 965-char remark

    Show marketing remark (965 chars)

    Brick Cape Cod Style house with a nice size level back yard. The architecture of this home is hiding behind the enclosed front porch. That porch however has a door, window and closet so it could act as a 5th bedroom. Otherwise remove it and enjoy your all brick home. Enjoy the convenience of 2 bedrooms and bath on the first floor. Keep the upstairs 2 bedrooms for occasional use. 4 Bedroom newly remodeled New flooring in kitchen, brand new bathroom, completely new deck in back great family home. Size of kitchen. Possible 5thbedroom. Home has been re-done after moving tenant out. Re-painted, remodeled. New flooring, some new doors, repainted. It is ready for an Owner/Occupant to move in and enjoy. Home is being sold as is seller will NOT remedy anything after inspection with new flooring is really impressive. Property is presented As is. Owner will make no repairs Owner is a Licensed Real Est Special Note road frontage on this property is only 64 feet

29. 2021-02-09
    price $59,900 965-char remark

    Show marketing remark (965 chars)

    Brick Cape Cod Style house with a nice size level back yard. The architecture of this home is hiding behind the enclosed front porch. That porch however has a door, window and closet so it could act as a 5th bedroom. Otherwise remove it and enjoy your all brick home. Enjoy the convenience of 2 bedrooms and bath on the first floor. Keep the upstairs 2 bedrooms for occasional use. 4 Bedroom newly remodeled New flooring in kitchen, brand new bathroom, completely new deck in back great family home. Size of kitchen. Possible 5thbedroom. Home has been re-done after moving tenant out. Re-painted, remodeled. New flooring, some new doors, repainted. It is ready for an Owner/Occupant to move in and enjoy. Home is being sold as is seller will NOT remedy anything after inspection with new flooring is really impressive. Property is presented As is. Owner will make no repairs Owner is a Licensed Real Est Special Note road frontage on this property is only 64 feet

30. 2021-02-08
    listed $56,000 Active 965-char remark

    Show marketing remark (965 chars)

    Brick Cape Cod Style house with a nice size level back yard. The architecture of this home is hiding behind the enclosed front porch. That porch however has a door, window and closet so it could act as a 5th bedroom. Otherwise remove it and enjoy your all brick home. Enjoy the convenience of 2 bedrooms and bath on the first floor. Keep the upstairs 2 bedrooms for occasional use. 4 Bedroom newly remodeled New flooring in kitchen, brand new bathroom, completely new deck in back great family home. Size of kitchen. Possible 5thbedroom. Home has been re-done after moving tenant out. Re-painted, remodeled. New flooring, some new doors, repainted. It is ready for an Owner/Occupant to move in and enjoy. Home is being sold as is seller will NOT remedy anything after inspection with new flooring is really impressive. Property is presented As is. Owner will make no repairs Owner is a Licensed Real Est Special Note road frontage on this property is only 64 feet

31. 2020-08-10
    soldstatus $14,000
32. 2020-06-30
    soldstatus $30,000 Closed

    Show marketing remark (410 chars)

    Great investment property. Tenant pays rent and all utilities. This home would also make a spacious home for a homeowner, Large 4 bedroom home offering living room, kitchen, one full bath and half bath in full semi-finished basement. Breezeway offers extra living space. There is a 2-car detached garage and a nice deck in back of house. This home sits on 2 lots. Home can be sold in bundle with 3 other homes.

33. 2020-06-30
    soldstatus $30,000 Sold

    Show marketing remark (410 chars)

    Great investment property. Tenant pays rent and all utilities. This home would also make a spacious home for a homeowner, Large 4 bedroom home offering living room, kitchen, one full bath and half bath in full semi-finished basement. Breezeway offers extra living space. There is a 2-car detached garage and a nice deck in back of house. This home sits on 2 lots. Home can be sold in bundle with 3 other homes.

34. 2019-10-21
    listed $38,000 Active

    Show marketing remark (410 chars)

    Great investment property. Tenant pays rent and all utilities. This home would also make a spacious home for a homeowner, Large 4 bedroom home offering living room, kitchen, one full bath and half bath in full semi-finished basement. Breezeway offers extra living space. There is a 2-car detached garage and a nice deck in back of house. This home sits on 2 lots. Home can be sold in bundle with 3 other homes.

35. 1979-10-25
    soldstatus $12,900

ⓘ 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: $901 · $75/mo
• Projected year-2 tax: $1,103 · $92/mo
• Expected delta: +$202/yr (+$17/mo · 22.5%)

ⓘ 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 ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,761
• − Mortgage interest: −$4,689
• − Property taxes: −$901
• − Insurance: −$418
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$2,435
• Taxable income: $3,956
• Est. tax owed @ 24.0%: −$949
• After-tax cash flow: $4,125/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
• Metro: Dayton-Kettering, OH
• Population (ZIP): 19,991
• Household income: $41,796
• Rent vs Own: 52.9% rent · 47.1% own
• Severe rent burden: 1504.0

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 (75%)
• Race & ethnicity: Black 75% White 16% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -113.75%
• Current HPI: 197.1302
• Rent YoY: ▲ 3.03%
• 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

+548.8% since first listed

21 events — show timeline

• 2026-06-16 Listed for Rent $950 APPFOLIO
• 2026-05-05 Listed $83,700 Dayton MLS
• 2023-12-26 Rental Removed $900 APPFOLIO
• 2023-12-21 Listed for Rent $900 APPFOLIO
• 2023-10-13 Rental Removed $975 APPFOLIO
• 2023-10-08 Listed for Rent $975 APPFOLIO
• 2022-04-17 Price Changed $975 APPFOLIO
• 2021-12-30 Sold (MLS) $53,000 Dayton MLS
• 2021-12-30 Sold (MLS) $53,000 Dayton MLS
• 2021-11-25 Pending — Dayton MLS
• 2021-11-11 Price Changed $58,800 Dayton MLS
• 2021-10-28 Price Changed $59,000 Dayton MLS
• 2021-06-01 Relisted — Dayton MLS
• 2021-05-26 Pending — Dayton MLS
• 2021-02-09 Price Changed $59,900 Dayton MLS
• 2021-02-08 Listed $56,000 Dayton MLS
• 2020-08-10 Sold (Public Records) $14,000 Public Records
• 2020-06-30 Sold (MLS) $30,000 Dayton MLS
• 2020-06-30 Sold (MLS) $30,000 Dayton MLS
• 2019-10-21 Listed $38,000 Dayton MLS
• 1979-10-25 Sold (Public Records) $12,900 Public Records

Property tax history

-1.8%/yr

Latest (2025): $901 · -0.2% YoY. Source: county tax records.