2433 Lynn Ave · Shiloh, OH 45406

$125,000

4 bd · 1.5 ba · 1,204 sqft · SingleFamily public records · 13 Days on market

Built 1940 8,803 sqft lot Est $116k · 8% over

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Why this score? — see what drove the D- 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 +15.6/30.0
• 1% rule +5.3/10.0
• DSCR +4.8/10.0
• ARV discount +3.8/15.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful, well maintained 1.5 story brick home, with 3 bedrooms, 2baths, dining room with built in hutch, newer 2 inch blinds throughout the home. The home includes a basement that can be finished, as well as updated electrical. Well manicured yard. Great curb appeal.

Key facts

• Covered front porch
• Brick residence
• Walk-in shower

Tags

• BRICK RESIDENCE
• COVERED FRONT PORCH
• COZY FIREPLACE
• ORNATE BUILT-IN CABINETRY
• FUNCTIONAL FULL BATHROOM
• WALK-IN SHOWER

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: One-car garage
• Home design: Residential property
• Construction: Brick construction
• Exterior features: Partial fencing

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Second-level bedroom (9 x 13); Main-level bedroom (9 x 11)
• Bathrooms: One full bathroom; One half bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full unfinished basement; Two decorative wood-burning fireplaces
• Laundry & utility: Dryer; Utility room in basement (15 x 17)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $53 ($636/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 6.8% vs local median 4.7% in Shiloh — 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 66/100 on livability (#639 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• 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.
• Zoned schools: River'S Edge Montessori Elementary School (math 22% / reading 32%, grade F, #1,193 of 1,584 statewide, top 76%, 494 students, 0% FRL); Belmont High School (math 5% / reading 20%, grade F, #720 of 781 statewide, top 93%, 1,100 students, 0% FRL) — zoned schools average 0% FRL vs 74% district-wide (74 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.0%/yr); 156 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 37% 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 $864 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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1940 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.03% ✓
• Cap rate: 6.80%
• Cash-on-cash: 1.82%
• DSCR: 1.08
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $115,584
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1034 Bertram Ave	0.16mi	3/3.0 (-1)	1,326 (+10%)	2mo	$178,000	$134	63
2822 W Hillcrest Ave	0.29mi	3/1.5 (-1)	1,056 (-12%)	2mo	$135,400	$128	60
515 W Hillcrest Ave	0.39mi	4/2.0	1,302 (+8%)	9mo	$110,900	$85	58
2414 Woodway Ave	0.44mi	3/2.0 (-1)	1,247 (+4%)	13mo	$156,000	$125	56
2401 Rugby Rd	0.36mi	3/1.5 (-1)	1,368 (+14%)	2mo	$89,000	$65	54
624 Cherry Dr	0.63mi	3/1.5 (-1)	1,260 (+5%)	9mo	$187,500	$149	50
2311 Alpine Way	0.60mi	3/2.0 (-1)	1,155 (-4%)	10mo	$84,000	$73	50
2042 Rugby Rd	0.63mi	3/2.0 (-1)	1,287 (+7%)	4mo	$120,000	$93	49
2160 Elsmere Ave	0.36mi	3/2.0 (-1)	1,344 (+12%)	10mo	$128,500	$96	48
103 Odlin Ave	0.63mi	3/1.5 (-1)	1,150 (-4%)	12mo	$143,700	$125	48
2057 Rugby Rd	0.59mi	3/1.0 (-1)	1,324 (+10%)	10mo	$75,000	$57	40
2005 Malvern Ave	0.59mi	3/1.0 (-1)	1,358 (+13%)	5mo	$45,000	$33	40

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: -13.3%
• Equity multiple: 0.52×
• Total profit: $-16,761
• Equity at exit: $18,638

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-9,765
• Equity at exit: $10,808

Cash invested: $35,000 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,285 high
• Mortgage (P&I): −$656
• Tax from tax record: −$254 /mo · $3,053/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $53

Break-even live

Break-even rent $1,218

Max offer price $125,000

Occupancy floor 91%

Sensitivity live

Price	-10% $124	-5% $88	+0% $53	+5% $18	+10% $-18
Rent	-10% $-48	-5% $2	+0% $53	+5% $104	+10% $155
Rate	-1.0pp $116	-0.5pp $85	base $53	+0.5pp $21	+1.0pp $-12

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1019 Cherry Dr Dayton, OH	4.0	1.0	1057	$1,125	$1.06	45d	1	0.37mi
2247 Salem Ave Unit 2247 Dayton, OH	3.0	1.5	1300	$1,350	$1.04	5d	1	0.54mi
2247 Salem Ave Unit 2249 Dayton, OH	3.0	1.5	1300	$1,400	$1.08	45d	1	0.54mi
2232 Salem Ave Dayton, OH	3.0	1.0	1250	$1,200	$0.96	5d	1	0.57mi
1927 Burroughs Dr Dayton, OH	3.0	2.0	1409	$1,245	$0.88	16d	1	0.63mi
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	45d	1	0.77mi
2609 Fairport Ave Dayton, OH	3.0	1.0	1000	$1,025	$1.02	4d	1	0.84mi
3311 Otterbein Ave Dayton, OH	3.0	1.5	1004	$1,300	$1.29	13d	1	0.91mi
26 W Beechwood Ave Dayton, OH	3.0	1.5	1468	$1,050	$0.72	45d	1	0.93mi
42 Pointview Ave Unit 42 Dayton, OH	3.0	2.0	1240	$1,200	$0.97	5d	1	0.98mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	45d	1	0.99mi
101 E Bruce Ave Dayton, OH	3.0	1.0	1455	$1,150	$0.79	4d	1	0.99mi
181 W Norman Ave Dayton, OH	3.0	2.0	1228	$1,150	$0.94	45d	1	1.01mi
167 W Hudson Ave Dayton, OH	3.0	1.5	1344	$1,185	$0.88	45d	1	1.07mi
3207 Cornell Dr Dayton, OH	3.0	1.0	1168	$1,000	$0.86	5d	1	1.17mi
41 W Fairview Ave Unit 2 Dayton, OH	3.0	1.0	1452	$1,200	$0.83	16d	1	1.17mi
234 Santa Clara Ave Dayton, OH	3.0	1.0	1368	$1,125	$0.82	45d	1	1.22mi
265 Victor Ave Dayton, OH	3.0	1.0	1204	$900	$0.75	45d	1	1.25mi
317 Fernwood Ave Dayton, OH	3.0	1.0	1320	$1,100	$0.83	13d	1	1.30mi
2327 Eastview Ave Dayton, OH	5.0	1.0	1290	$1,300	$1.01	45d	1	1.31mi
31 E Norman Ave Dayton, OH	3.0	1.0	1100	$1,150	$1.05	25d	1	1.33mi
4446 Waymire Ave Dayton, OH	3.0	1.0	1100	$1,100	$1.00	23d	1	1.35mi
4161 Mapleleaf Dr Dayton, OH	3.0	1.0	960	$1,250	$1.30	4d	1	1.37mi
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	45d	1	1.43mi
1108 Rydale Rd Dayton, OH	3.0	1.0	1281	$1,245	$0.97	21d	1	1.45mi

Listing history 10 events

1. 2026-06-22
   days on market $125,000 Active 13 DOM
2. 2026-06-18
   days on market $125,000 Active 10 DOM
3. 2026-06-17
   days on market $125,000 Active 9 DOM
4. 2026-06-16
   days on market $125,000 Active 8 DOM
5. 2026-06-15
   days on market $125,000 Active 7 DOM
6. 2026-06-14
   days on market $125,000 Active 5 DOM
7. 2026-06-13
   days on market $125,000 Active 4 DOM
8. 2026-06-10
   days on market $125,000 Active 2 DOM
9. 2026-06-09
   remarks 699-char remark
10. 2026-06-09
    listed $125,000 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: $3,053 · $254/mo
• Projected year-2 tax: $3,053 · $254/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,417
• − Mortgage interest: −$7,002
• − Property taxes: −$3,053
• − Insurance: −$625
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$3,636
• Taxable loss: −$1,365
• Est. tax savings @ 24.0%: +$328
• After-tax cash flow: $964/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 — Shiloh

• Score: 66/100
• State rank: #639
• US rank: #11281

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment D- Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shiloh, 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

+64.7% since first listed

7 events — show timeline

• 2026-06-04 Listed $125,000 Dayton MLS
• 2021-12-03 Sold (MLS) $109,000 Dayton MLS
• 2021-12-03 Sold (MLS) $109,000 Dayton MLS
• 2021-11-02 Pending — Dayton MLS
• 2021-10-19 Price Changed $105,000 Dayton MLS
• 2021-09-24 Listed $115,000 Dayton MLS
• 2004-06-11 Sold (Public Records) $75,900 Public Records

Property tax history

+2.9%/yr

Latest (2025): $3,053 · -0.1% YoY. Source: county tax records.