34 N Halloway St · Dayton, OH 45417

$79,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 16 Days on market

Built 1950 7,344 sqft lot Est $68k · 17% 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 +25.5/30.0
• DSCR +8.4/10.0
• 1% rule +5.6/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity or first time home buyer opportunity. 2 bedroom, 1 bath aluminum ranch. Currently rented for $600.00 per month.

Key facts

• 7,344 sq ft lot
• Built 1950
• Listed 16 days

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Utilities: Natural gas available
• Home design: Single-story home
• Construction: Aluminum siding; Slab foundation
• Exterior features: Residential lot (approximately 145 x 48)

Interior

• Bedrooms: Two main-level bedrooms (approximately 10 x 10 and 10 x 11)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: 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 $79k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($836 rent vs $79k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 (+4.1%/yr); 135 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 $546 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 + 4.1% rent growth), your $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 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 $56k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,815 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 1.06% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.94%
• DSCR: 1.44
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $67,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 S Halloway St	0.17mi	2/1.0	747 (+4%)	13mo	$37,000	$50	75
28 S Plaza Ave	0.07mi	2/1.0	682 (-5%)	18mo	$45,000	$66	73
38 N Hatfield St	0.34mi	2/1.0	768 (+7%)	10mo	$60,000	$78	64
3620 W 2nd St	0.32mi	2/1.0	772 (+7%)	11mo	$50,000	$65	64
524 Crestmore Ave	0.51mi	2/1.0	786 (+9%)	8mo	$75,000	$95	55
4213 Edison St	0.65mi	2/1.0	720 (0%)	20mo	$67,500	$94	53
50 Gramont Ave	0.42mi	1/2.0 (-1)	804 (+12%)	3mo	$115,000	$143	49
409 N Upland Ave	0.36mi	2/1.0	820 (+14%)	15mo	$93,000	$113	48
56 Lorenz Ave	0.56mi	3/2.0 (+1)	792 (+10%)	3mo	$142,000	$179	46
300 Burleigh Ave	0.24mi	3/2.0 (+1)	812 (+13%)	21mo	$87,500	$108	41
614 Crestmore Ave	0.58mi	2/1.0	616 (-14%)	15mo	$40,000	$65	36
225 N Ardmore Ave	0.69mi	2/1.0	816 (+13%)	21mo	$20,000	$25	28

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 · 4.06% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-258
• Equity at exit: $11,779

10-year hold

• IRR: 10.3%
• Equity multiple: 1.83×
• Total profit: $18,461
• Equity at exit: $6,830

Cash invested: $22,120 (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 45417

• Home prices YoY: -32.3%
• Rents YoY: 4.1%
• Active inventory: 135
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $836 high
• Mortgage (P&I): −$414
• Tax from tax record: −$30 /mo · $358/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $183

Break-even live

Break-even rent $604

Max offer price $79,000

Occupancy floor 73%

Sensitivity live

Price	-10% $228	-5% $206	+0% $183	+5% $161	+10% $139
Rent	-10% $117	-5% $150	+0% $183	+5% $216	+10% $249
Rate	-1.0pp $223	-0.5pp $203	base $183	+0.5pp $163	+1.0pp $142

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3627 Delphos Ave Dayton, OH	1.0	1.0	525	$625	$1.19	15d	1	0.39mi
41 N Marion St Dayton, OH	2.0	1.0	652	$925	$1.42	4d	1	0.65mi
322 Lorenz Ave Dayton, OH	1.0	1.0	634	$850	$1.34	44d	1	0.73mi
828 Walton Ave Unit 832 Walton Dayton, OH	2.0	1.0	750	$795	$1.06	24d	1	0.80mi
2525 Lakeview Ave Unit 2 Dayton, OH	1.0	1.0	750	$750	$1.00	44d	1	0.85mi
2525 Lakeview Ave Unit 5 Dayton, OH	1.0	1.0	750	$750	$1.00	4d	1	0.86mi
2525 Germantown St Unit C Dayton, OH	1.0	1.0	750	$750	$1.00	44d	1	0.93mi
2525 Germantown St Unit A Dayton, OH	1.0	1.0	650	$700	$1.08	44d	1	0.93mi
729 Cleverly Rd Dayton, OH	2.0	1.0	626	$950	$1.52	44d	1	0.95mi
3222 Athens Ave Unit C Dayton, OH	2.0	1.0	700	$700	$1.00	44d	1	1.28mi
1903 W Grand Ave Unit 4 Dayton, OH	2.0	1.0	600	$850	$1.42	44d	1	1.38mi

Listing history 13 events

1. 2026-06-18
   days on market $79,000 Active 16 DOM
2. 2026-06-17
   days on market $79,000 Active 15 DOM
3. 2026-06-16
   days on market $79,000 Active 14 DOM
4. 2026-06-15
   days on market $79,000 Active 13 DOM
5. 2026-06-14
   days on market $79,000 Active 11 DOM
6. 2026-06-13
   days on market $79,000 Active 10 DOM
7. 2026-06-10
   days on market $79,000 Active 8 DOM
8. 2026-06-09
   days on market $79,000 Active 7 DOM
9. 2026-06-08
   days on market $79,000 Active 6 DOM
10. 2026-06-07
    days on market $79,000 Active 5 DOM
11. 2026-06-05
    days on market $79,000 Active 2 DOM
12. 2026-06-03
    remarks 466-char remark
13. 2026-06-03
    listed $79,000 Active 1 DOM

ⓘ 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: $358 · $30/mo
• Projected year-2 tax: $795 · $66/mo
• Expected delta: +$437/yr (+$36/mo · 122.2%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $10,030
• − Mortgage interest: −$4,425
• − Property taxes: −$358
• − Insurance: −$395
• − Repairs & maintenance: −$802
• − Management: −$802
• − Depreciation: −$2,298
• Taxable income: $949
• Est. tax owed @ 24.0%: −$228
• After-tax cash flow: $1,972/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): 28,186
• Household income: $36,945
• Rent vs Own: 52.1% rent · 47.9% own
• Severe rent burden: 1822.0

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 (71%)
• Race & ethnicity: Black 71% White 20% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Romanian 0%
• Foreign-born: 3% · Canada
• Languages at home: 96% 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: ▼ -92.43%
• Current HPI: 193.4175
• Rent YoY: ▲ 4.06%
• 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

+61.2% since first listed

9 events — show timeline

• 2026-06-01 Listed $79,000 Dayton MLS
• 2021-10-28 Listing Removed — Dayton MLS
• 2021-10-26 Sold (MLS) $56,000 Dayton MLS
• 2021-10-26 Sold (MLS) $56,000 Dayton MLS
• 2021-09-13 Contingent — Dayton MLS
• 2021-09-07 Listed $59,000 Dayton MLS
• 2021-06-24 Listing Removed — Dayton MLS
• 2021-06-24 Price Changed $59,000 Dayton MLS
• 2021-05-28 Listed $49,000 Dayton MLS

Property tax history

-1.2%/yr

Latest (2025): $358 · -0.2% YoY. Source: county tax records.