215 Edmund St · Dayton, OH 45404

$59,950

3 bd · 2.0 ba · 1,515 sqft · SingleFamily public records · 2 Days on market

Built 1910 $40/sqft · 57% below area

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Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fixer upper with solid bones. 3 bedroom 1 bathroom home in old north dayton in need of updates throughout. Property is being sold as is - no repairs to be made - Cash or hard money only.

Key facts

• Community amenities
• Two-story layout
• Built 1910

Tags

• TWO-STORY LAYOUT
• STONE EXTERIOR ACCENTS
• COMMUNITY AMENITIES

Property features AI

Finance

• Other: Residential zoning; Directions: From OH-4, take Stanley Ave east. Turn right on Troy St, then right on Edmund St. Property on left just past Maryland Ave intersection.
• HOA & community: No HOA

Exterior

• Utilities: Public water; Public sewer
• Home design: Contemporary/Modern single-family home; Two levels
• Construction: Block and other foundation
• Exterior features: Shingle roof; Aluminum siding and stone exterior; Windows: Other

Interior

• Bathrooms: One full bathroom (primary bathroom: other)
• Interior features: Five total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 18.1% 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: 66 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 40% of the median local income ($39k/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 $414 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 + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,950

Questions for the listing agent

1. Built in 1910 — 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: 2.16% ✓
• Cap rate: 18.11%
• Cash-on-cash: 42.21%
• DSCR: 2.88
• GRM: 3.9

CMA / ARV

• ARV (median comp): $138,874
• List price: $59,950
• Delta: -56.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 Baltimore St	0.25mi	3/2.5	1,540 (+2%)	3mo	$170,000	$110	81
1815 Warner Ave	0.26mi	3/2.0	1,458 (-4%)	4mo	$43,000	$29	78
729 Troy St	0.04mi	4/2.0 (+1)	1,680 (+11%)	2mo	$220,000	$131	73
1322 Schaeffer St	0.20mi	3/2.0	1,384 (-9%)	4mo	$40,000	$29	73
1030 Dodgson Ct	0.50mi	3/2.0	1,472 (-3%)	2mo	$165,500	$112	70
1044 Dodgson Ct	0.52mi	3/2.5	1,432 (-6%)	2mo	$150,000	$105	63
905 Troy St	0.17mi	3/3.0	1,342 (-11%)	8mo	$186,200	$139	63
77 Baltimore St	0.22mi	3/1.0	1,319 (-13%)	2mo	$111,900	$85	62
129 Rita St	0.40mi	3/1.5	1,355 (-11%)	2mo	$165,000	$122	60
718 Taylor St	0.52mi	3/1.5	1,404 (-7%)	4mo	$156,500	$111	58
165 Rita St	0.41mi	3/1.0	1,360 (-10%)	5mo	$60,000	$44	55
310 Brandt St	0.71mi	3/1.0	1,389 (-8%)	0mo	$147,000	$106	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.9%
• Equity multiple: 2.66×
• Total profit: $27,925
• Equity at exit: $8,939

10-year hold

• IRR: 45.4%
• Equity multiple: 5.34×
• Total profit: $72,870
• Equity at exit: $5,183

Cash invested: $16,786 (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 45404

• Home prices YoY: -24.2%
• Active inventory: 66
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,296 high
• Mortgage (P&I): −$314
• Tax from tax record: −$94 /mo · $1,131/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $590

Break-even live

Break-even rent $549

Max offer price $59,950

Occupancy floor 49%

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: $14,988
• Closing costs: $1,798
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
531 Maryland Ave Dayton, OH	4.0	1.5	1962	$1,700	$0.87	14d	1	0.08mi
155 Grove Ave Unit 155 Dayton, OH	3.0	1.0	1150	$950	$0.83	43d	1	0.16mi
200 Hart St Dayton, OH	3.0	1.0	1304	$1,250	$0.96	23d	1	0.26mi
321 Deeds Ave Unit 319 Dayton, OH	4.0	2.0	1794	$1,100	$0.61	43d	1	0.27mi
1517 Chapel St Unit 1521 Dayton, OH	2.0	1.0	1239	$1,000	$0.81	3d	1	0.32mi
224 Deeds Ave Dayton, OH	2.0	1.0	1124	$950	$0.85	23d	1	0.35mi
821 Herman Ave Dayton, OH	3.0	1.0	1456	$1,100	$0.76	21d	1	0.66mi
2119 Bellefontaine Ave Dayton, OH	3.0	1.5	1500	$1,400	$0.93	2d	1	0.76mi
204 Sears St Dayton, OH	3.0	1.0–2.5	1124	$2,793	$2.48	2d	10	1.12mi
112 Webster St Dayton, OH	2.0	1.0–2.0	802	$2,198	$2.74	2d	63	1.15mi
29 N Garfield St Dayton, OH	3.0	1.0	1092	$1,000	$0.92	23d	1	1.20mi
140 E Monument Ave Dayton, OH	3.0	1.0–2.0	1048	$2,344	$2.24	2d	11	1.31mi
500 E 3rd St Dayton, OH	1.0–2.0	1.0–2.0	935	$1,660	$1.78	3d	16	1.39mi
534 Geyer St Dayton, OH	4.0	1.0	1640	$1,530	$0.93	23d	1	1.40mi
2924 E 2nd St Unit 2 Dayton, OH	2.0	1.0	2078	$875	$0.42	23d	1	1.44mi
100 N Jefferson St Dayton, OH	1.0–2.0	1.0–2.0	800	$1,532	$1.92	3d	11	1.45mi
15 John St Unit 15 Dayton, OH	2.0	1.0	1200	$800	$0.67	23d	1	1.47mi
412 Forest Ave Unit 414 Dayton, OH	3.0	1.5	1200	$1,200	$1.00	43d	1	1.49mi

Listing history 27 events

1. 2026-06-18
   days on market $59,950 Active 2 DOM
2. 2026-06-16
   remarks 695-char remark
3. 2026-06-16
   days on marketlisting id $59,950 Active 1 DOM
4. 2026-06-15
   days on market $59,950 Active 31 DOM
5. 2026-06-14
   days on market $59,950 Active 29 DOM
6. 2026-06-13
   days on market $59,950 Active 28 DOM
7. 2026-06-10
   days on market $59,950 Active 26 DOM
8. 2026-06-09
   days on market $59,950 Active 25 DOM
9. 2026-06-08
   days on market $59,950 Active 24 DOM
10. 2026-06-07
    days on market $59,950 Active 23 DOM
11. 2026-06-05
    days on market $59,950 Active 20 DOM
12. 2026-06-03
    days on market $59,950 Active 19 DOM
13. 2026-06-02
    days on market $59,950 Active 18 DOM
14. 2026-06-01
    days on market $59,950 Active 17 DOM
15. 2026-05-31
    days on market $59,950 Active 16 DOM
16. 2026-05-15
    listed $59,950 Active 741-char remark
17. 2025-03-06
    soldstatus $56,000 Closed 186-char remark

    Show marketing remark (186 chars)

    Fixer upper with solid bones. 3 bedroom 1 bathroom home in old north dayton in need of updates throughout. Property is being sold as is - no repairs to be made - Cash or hard money only.

18. 2025-02-10
    historical ActiveUnderContract 186-char remark

    Show marketing remark (186 chars)

    Fixer upper with solid bones. 3 bedroom 1 bathroom home in old north dayton in need of updates throughout. Property is being sold as is - no repairs to be made - Cash or hard money only.

19. 2025-01-30
    price $51,900 186-char remark

    Show marketing remark (186 chars)

    Fixer upper with solid bones. 3 bedroom 1 bathroom home in old north dayton in need of updates throughout. Property is being sold as is - no repairs to be made - Cash or hard money only.

20. 2024-12-17
    price $55,900 186-char remark

    Show marketing remark (186 chars)

    Fixer upper with solid bones. 3 bedroom 1 bathroom home in old north dayton in need of updates throughout. Property is being sold as is - no repairs to be made - Cash or hard money only.

21. 2024-12-09
    price $56,900 186-char remark

    Show marketing remark (186 chars)

    Fixer upper with solid bones. 3 bedroom 1 bathroom home in old north dayton in need of updates throughout. Property is being sold as is - no repairs to be made - Cash or hard money only.

22. 2024-12-02
    price $57,900 186-char remark

    Show marketing remark (186 chars)

    Fixer upper with solid bones. 3 bedroom 1 bathroom home in old north dayton in need of updates throughout. Property is being sold as is - no repairs to be made - Cash or hard money only.

23. 2024-11-26
    price $58,900 186-char remark

    Show marketing remark (186 chars)

    Fixer upper with solid bones. 3 bedroom 1 bathroom home in old north dayton in need of updates throughout. Property is being sold as is - no repairs to be made - Cash or hard money only.

24. 2024-11-19
    listed $59,900 Active 186-char remark

    Show marketing remark (186 chars)

    Fixer upper with solid bones. 3 bedroom 1 bathroom home in old north dayton in need of updates throughout. Property is being sold as is - no repairs to be made - Cash or hard money only.

25. 2005-03-24
    soldstatus $58,600
26. 2001-07-13
    soldstatus $47,000
27. 1993-09-28
    soldstatus $14,000

ⓘ 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: $1,131 · $94/mo
• Projected year-2 tax: $1,131 · $94/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: $15,556
• − Mortgage interest: −$3,358
• − Property taxes: −$1,131
• − Insurance: −$300
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$1,744
• Taxable income: $6,534
• Est. tax owed @ 24.0%: −$1,568
• After-tax cash flow: $5,518/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): 9,826
• Household income: $38,874
• Rent vs Own: 55.9% rent · 44.1% own
• Severe rent burden: 702.0

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 White (70%)
• Race & ethnicity: White 70% Black 19% Two or more races 7% Hispanic / Latino 4% Asian 1%
• Common ancestry: Iranian 3% Slovak 2% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 4% Arabic 4% Other Asian/Pacific 3%

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: ▼ -67.48%
• Current HPI: 210.9571
• Rent YoY: —
• 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

+328.2% since first listed

12 events — show timeline

• 2026-06-16 Listed $59,950 Cincy MLS
• 2025-03-06 Sold (MLS) $56,000 Dayton MLS
• 2025-02-10 Contingent — Dayton MLS
• 2025-01-30 Price Changed $51,900 Dayton MLS
• 2024-12-17 Price Changed $55,900 Dayton MLS
• 2024-12-09 Price Changed $56,900 Dayton MLS
• 2024-12-02 Price Changed $57,900 Dayton MLS
• 2024-11-26 Price Changed $58,900 Dayton MLS
• 2024-11-19 Listed $59,900 Dayton MLS
• 2005-03-24 Sold (Public Records) $58,600 Public Records
• 2001-07-13 Sold (Public Records) $47,000 Public Records
• 1993-09-28 Sold (Public Records) $14,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,131 · -4.7% YoY. Source: county tax records.