705 Osmond Ave · Dayton, OH 45417

$84,900

3 bd · 1.5 ba · 792 sqft · SingleFamily public records · 13 Days on market

Built 1931 5,118 sqft lot Est $74k · 15% 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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Cape Cod is here to impress! Fresh paint, fresh carpet, new master bath and a half bath added to the upstairs Loft! Brand new windows & sliding door which let in lots of natural light. Unfinished basement and cute deck on back. Square footage does not include upstairs bedroom. This one won’t last long! Property being sold AS Is.

Key facts

• Quiet street
• Large front porch
• Efficient layout

Tags

• QUIET STREET
• LARGE FRONT PORCH
• FUNCTIONAL LIVING SPACES
• EFFICIENT LAYOUT
• SPACIOUS FLAT BACKYARD

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Utilities: Public water; Public sewer; Natural gas
• Home design: Cape Cod style; One and one half stories; Block foundation
• Construction: Vinyl siding construction; Block foundation; Shingle roof
• Exterior features: Vinyl siding; Vinyl windows; Shingle roof; Residential zoning

Interior

• Kitchen: Kitchen approximately 10 x 10; Oven/Range; Refrigerator
• Bedrooms: Three bedrooms total; Primary bedroom approximately 12 x 12 (on main level); Second bedroom approximately 12 x 12 (on main level); Third bedroom approximately 20 x 10 (on upper level)
• Bathrooms: One full bathroom (upper level); One half bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning; Gas water heater
• Interior features: Seven total rooms; Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 10.5% 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 fast (+4.1%/yr); 135 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 35% of the median local income ($37k/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 $587 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 + 4.1% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 9y 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 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,900

Questions for the listing agent

1. Built in 1931 — 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: 1.27% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.96%
• DSCR: 1.67
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $73,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
524 Crestmore Ave	0.10mi	2/1.0 (-1)	786 (-1%)	8mo	$75,000	$95	81
936 Walton Ave	0.47mi	2/1.0 (-1)	792 (0%)	5mo	$60,000	$76	67
848 N Upland Ave	0.26mi	2/1.0 (-1)	846 (+7%)	3mo	$52,000	$61	67
938 Leland Ave	0.43mi	2/1.0 (-1)	844 (+7%)	0mo	$40,000	$47	62
548 Huron Ave	0.39mi	2/1.0 (-1)	830 (+5%)	8mo	$75,000	$90	61
752 Cleverly Rd	0.66mi	2/1.0 (-1)	788 (-0%)	2mo	$115,000	$146	60
676 Brooklyn Ave	0.57mi	2/1.0 (-1)	814 (+3%)	6mo	$35,000	$43	57
640 Shoop Ave	0.68mi	2/1.0 (-1)	776 (-2%)	7mo	$30,000	$39	52
550 Brooklyn Ave	0.51mi	2/1.0 (-1)	864 (+9%)	4mo	$80,000	$93	51
759 Geneva Rd	0.62mi	2/1.0 (-1)	735 (-7%)	4mo	$100,000	$136	49
308 Brooklyn Ave	0.55mi	2/1.0 (-1)	888 (+12%)	5mo	$130,000	$146	43
361 Roxbury Rd	0.65mi	2/1.0 (-1)	864 (+9%)	6mo	$120,000	$139	42

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: 6.7%
• Equity multiple: 1.26×
• Total profit: $6,288
• Equity at exit: $12,659

10-year hold

• IRR: 16.9%
• Equity multiple: 2.46×
• Total profit: $34,673
• Equity at exit: $7,341

Cash invested: $23,772 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,082 high
• Mortgage (P&I): −$445
• Tax from tax record: −$78 /mo · $937/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $296

Break-even live

Break-even rent $707

Max offer price $84,900

Occupancy floor 68%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3925 Hoover Ave Dayton, OH	2.0	1.0	936	$1,100	$1.18	2d	1	0.16mi
863 N Upland Ave Dayton, OH	3.0	1.0	1042	$1,200	$1.15	43d	1	0.25mi
828 Walton Ave Unit 832 Walton Dayton, OH	2.0	1.0	750	$795	$1.06	23d	1	0.38mi
920 Huron Ave Dayton, OH	2.0	1.0	950	$995	$1.05	3d	1	0.55mi
137 Westwood Ave Dayton, OH	2.0	1.0	784	$900	$1.15	3d	1	0.59mi
4109 Midway Ave Dayton, OH	3.0	1.0	971	$1,000	$1.03	3d	1	0.63mi
1816 N James H McGee Blvd Apt A Dayton, OH	3.0	1.0	950	$1,200	$1.26	2d	1	0.65mi
1816 N James H McGee Blvd Apt B Dayton, OH	3.0	1.0	950	$1,150	$1.21	43d	1	0.65mi
1816 N James H McGee Blvd Unit C Dayton, OH	3.0	1.0	950	$1,150	$1.21	2d	1	0.65mi
729 Cleverly Rd Dayton, OH	2.0	1.0	626	$950	$1.52	43d	1	0.71mi
635 Anna St Dayton, OH	3.0	1.0	960	$1,300	$1.35	14d	1	0.73mi
70 Gramont Ave Dayton, OH	3.0	1.5	966	$1,300	$1.35	2d	1	0.75mi
3222 Athens Ave Unit C Dayton, OH	2.0	1.0	700	$700	$1.00	43d	1	0.83mi
725 Maplehurst Ave Dayton, OH	2.0	1.0	1104	$895	$0.81	43d	1	0.84mi
41 N Marion St Dayton, OH	2.0	1.0	652	$925	$1.42	3d	1	0.94mi
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	43d	1	0.96mi
4625 Gardendale Ave Dayton, OH	3.0	1.0	864	$1,150	$1.33	2d	1	0.97mi
4576 Live Oak Dr Dayton, OH	3.0	1.0	864	$1,400	$1.62	43d	1	1.09mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$775	$0.97	43d	1	1.11mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$750	$0.94	2d	1	1.11mi
3552 Stanford Pl Unit 3552 Dayton, OH	2.0	1.0	800	$800	$1.00	43d	1	1.19mi
3552 Stanford Pl Dayton, OH	2.0	1.0	800	$800	$1.00	23d	1	1.19mi
4914 Gardendale Ave Dayton, OH	4.0	1.0	960	$1,125	$1.17	43d	1	1.22mi
1903 W Grand Ave Unit 4 Dayton, OH	2.0	1.0	600	$850	$1.42	43d	1	1.22mi
500 Bowie Dr Unit 122 Dayton, OH	2.0	1.0	850	$910	$1.07	43d	1	1.23mi
3007 Cornell Dr Dayton, OH	2.0	1.0	827	$1,000	$1.21	3d	1	1.27mi
1498 Elaine St Dayton, OH	3.0	1.0	864	$1,025	$1.19	2d	1	1.28mi
3652 Otterbein Ave Unit 3652 Dayton, OH	2.0	1.0	700	$800	$1.14	2d	1	1.33mi
3650 Otterbein Ave Unit 3650 Dayton, OH	2.0	1.0	900	$800	$0.89	2d	1	1.34mi
1732 Harold Dr Dayton, OH	2.0	1.0	805	$925	$1.15	43d	1	1.34mi
1595 Elaine St Dayton, OH	3.0	1.0	864	$950	$1.10	2d	1	1.35mi
652 Dennison Ave Dayton, OH	2.0	2.0	988	$1,095	$1.11	21d	1	1.45mi
1427 Stuben Dr Dayton, OH	3.0	1.0	957	$900	$0.94	2d	1	1.45mi
3537 Otterbein Ave Unit d Dayton, OH	2.0	1.0	900	$925	$1.03	43d	1	1.47mi
673 Randolph St Dayton, OH	2.0	1.0	792	$950	$1.20	43d	1	1.49mi

Listing history 12 events

1. 2026-06-18
   days on market $84,900 Active 13 DOM
2. 2026-06-17
   days on market $84,900 Active 12 DOM
3. 2026-06-16
   days on market $84,900 Active 11 DOM
4. 2026-06-15
   days on market $84,900 Active 10 DOM
5. 2026-06-14
   days on market $84,900 Active 8 DOM
6. 2026-06-13
   pricedays on market $84,900 Active 7 DOM
7. 2026-06-10
   days on market $89,000 Active 5 DOM
8. 2026-06-09
   days on market $89,000 Active 4 DOM
9. 2026-06-09
   remarks 378-char remark
10. 2026-06-08
    days on market $89,000 Active 3 DOM
11. 2026-06-07
    remarks 367-char remark
12. 2026-06-07
    listed $89,000 Active 2 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: $937 · $78/mo
• Projected year-2 tax: $1,130 · $94/mo
• Expected delta: +$194/yr (+$16/mo · 20.7%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 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: $12,988
• − Mortgage interest: −$4,756
• − Property taxes: −$937
• − Insurance: −$424
• − Repairs & maintenance: −$1,039
• − Management: −$1,039
• − Depreciation: −$2,470
• Taxable income: $2,324
• Est. tax owed @ 24.0%: −$558
• After-tax cash flow: $2,999/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

+673.9% since first listed

24 events — show timeline

• 2026-06-05 Listed $89,000 Cincy MLS
• 2026-06-05 Listed $89,000 Dayton MLS
• 2024-02-27 Sold (MLS) $75,000 Dayton MLS
• 2024-02-27 Sold (MLS) $75,000 Dayton MLS
• 2024-01-18 Contingent — Dayton MLS
• 2024-01-09 Relisted — Dayton MLS
• 2023-12-21 Pending — Dayton MLS
• 2023-12-19 Listed $80,000 Dayton MLS
• 2020-02-27 Sold (MLS) $4,000 Dayton MLS
• 2020-02-27 Sold (MLS) $4,000 Dayton MLS
• 2020-02-05 Pending — Dayton MLS
• 2020-01-09 Relisted — Dayton MLS
• 2019-12-04 Contingent — Dayton MLS
• 2019-11-03 Listed $5,000 Dayton MLS
• 2019-10-18 Sold (MLS) $3,000 Dayton MLS
• 2019-10-18 Sold (MLS) $3,000 Dayton MLS
• 2019-10-03 Pending — Dayton MLS
• 2019-08-20 Price Changed $5,000 Dayton MLS
• 2019-07-24 Price Changed $21,500 Dayton MLS
• 2019-06-10 Price Changed $22,500 Dayton MLS
• 2019-04-29 Listed $29,000 Dayton MLS
• 2017-09-28 Listing Removed — Dayton MLS
• 2017-09-22 Listed $13,900 Dayton MLS
• 1991-04-30 Sold (Public Records) $11,500 Public Records

Property tax history

+2.1%/yr

Latest (2025): $937 · -0.2% YoY. Source: county tax records.