1456 Pershing Blvd · Dayton, OH 45410

$129,900

4 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 7 Days on market

Built 1951 5,301 sqft lot Est $156k · 17% under

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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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.0/10.0
• Rent growth +5.0/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Cape Cod home with four bedrooms. Two bedrooms can be found on the main level and two on the second level. Updated hall bath. Nice updated kitchen with tile flooring. Range and Refrigerator to convey with the home. Spacious living room is adjoined by the dining room. Covered patio overlooks the fenced backyard. Nice one car garage.

Key facts

• 5,301 sq ft lot
• Garage
• Built 1951

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached one-car garage
• Utilities: Public water and sewer likely (not explicitly listed); Natural gas heating
• Home design: Two-story home
• Construction: Aluminum siding and brick exterior; Slab foundation
• Exterior features: Residential zoning; Lot dimensions approximately 106 x 50

Interior

• Kitchen: Main-level kitchen (8 x 8)
• Bedrooms: Two bedrooms on the second floor (11 x 11 and 11 x 15)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central air conditioning; Forced air heating with natural gas
• Interior features: 6 total rooms
• Laundry & utility: Main-level utility room (8 x 6)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).

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: amenities C-, crime F, commute 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.
• 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 fast (+11.4%/yr); 92 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 37% of the median local income ($47k/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 $898 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1951 — 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: 1.10% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.35%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $156,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1629 John Glenn Rd	0.21mi	3/1.0 (-1)	1,128 (-4%)	1mo	$184,000	$163	78
1837 Pershing Blvd	0.48mi	3/1.0 (-1)	1,165 (-1%)	3mo	$155,000	$133	69
1350 Ohmer Ave	0.25mi	3/1.0 (-1)	1,287 (+9%)	3mo	$100,000	$78	65
760 Greenlawn Ave	0.47mi	3/1.0 (-1)	1,232 (+5%)	2mo	$14,900	$12	64
1230 Pursell Ave	0.41mi	3/1.0 (-1)	1,249 (+6%)	4mo	$129,900	$104	62
1537 Fauver Ave	0.24mi	3/1.0 (-1)	1,319 (+12%)	2mo	$170,319	$129	62
1333 Pursell Ave	0.52mi	3/2.0 (-1)	1,213 (+3%)	1mo	$165,000	$136	61
1643 Fauver Ave	0.32mi	3/1.5 (-1)	1,322 (+12%)	2mo	$210,000	$159	56
708 St Nicholas Ave	0.58mi	3/1.5 (-1)	1,272 (+8%)	3mo	$58,410	$46	50
133 Linsan Ct	0.45mi	3/1.5 (-1)	1,339 (+14%)	3mo	$135,000	$101	46
3452 Wellington Dr	0.62mi	3/2.5 (-1)	1,317 (+12%)	1mo	$185,000	$140	39
1254 Phillips Ave	0.65mi	3/1.5 (-1)	1,348 (+15%)	2mo	$187,000	$139	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $679
• Equity at exit: $19,369

10-year hold

• IRR: 14.7%
• Equity multiple: 2.46×
• Total profit: $53,173
• Equity at exit: $11,231

Cash invested: $36,372 (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 45410

• Home prices YoY: -21.4%
• Rents YoY: 11.4%
• Active inventory: 92
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,423 high
• Mortgage (P&I): −$681
• Tax from tax record: −$166 /mo · $1,990/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $223

Break-even live

Break-even rent $1,141

Max offer price $129,900

Occupancy floor 79%

Sensitivity live

Price	-10% $296	-5% $260	+0% $223	+5% $186	+10% $149
Rent	-10% $110	-5% $167	+0% $223	+5% $279	+10% $335
Rate	-1.0pp $288	-0.5pp $256	base $223	+0.5pp $189	+1.0pp $155

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
854 Santa Cruz Ave Dayton, OH	3.0	1.0	1060	$1,300	$1.23	45d	1	0.18mi
706 Kolping Ave Unit 706 Dayton, OH	3.0	1.5	1172	$1,300	$1.11	4d	1	0.20mi
1520 S Smithville Rd Dayton, OH	3.0	2.0	1481	$1,345	$0.91	4d	1	0.31mi
2306 Alice St Dayton, OH	3.0	1.0	918	$1,200	$1.31	4d	1	0.40mi
637 Creighton Ave Dayton, OH	3.0	1.0	1144	$1,350	$1.18	15d	1	0.53mi
1101 Phillips Ave Unit 1101 Dayton, OH	3.0	1.5	1300	$1,450	$1.12	45d	1	0.59mi
1659 Hearthstone Dr Dayton, OH	3.0	1.0	1102	$1,195	$1.08	4d	1	0.63mi
1143 Blakley Dr Dayton, OH	3.0	1.0	947	$1,195	$1.26	15d	1	0.66mi
1029 Blakley Dr Dayton, OH	3.0	1.0	947	$1,300	$1.37	4d	1	0.73mi
1515 Wyoming St Dayton, OH	3.0	1.0	1400	$1,000	$0.71	45d	1	0.76mi
4249 Pleasant View Ave Dayton, OH	3.0	2.0	1440	$1,695	$1.18	45d	1	0.77mi
4253 Pleasant View Ave Dayton, OH	3.0	2.0	1440	$1,695	$1.18	45d	1	0.78mi
2600 Wayne Ave Dayton, OH	4.0	1.5	1328	$1,500	$1.13	25d	1	0.79mi
2212 Fauver Ave Dayton, OH	3.0	1.0	1300	$1,795	$1.38	45d	1	0.82mi
1411 Wyoming St Dayton, OH	3.0	1.0	1256	$1,095	$0.87	4d	1	0.85mi
136 Indiana Ave Dayton, OH	3.0	1.0	1194	$1,250	$1.05	25d	1	0.89mi
424 Bantz Ct Dayton, OH	3.0	1.0	1192	$1,050	$0.88	4d	1	0.94mi
314 Sheridan Ave Dayton, OH	3.0	1.0	1258	$1,150	$0.91	4d	1	0.95mi
313 Illinois Ave Dayton, OH	3.0	1.0	1142	$975	$0.85	4d	1	1.06mi
20 Lucerne Ave Dayton, OH	3.0	1.0	1378	$1,200	$0.87	45d	1	1.08mi
4403 Burkhardt Ave Dayton, OH	3.0	1.0–2.0	800	$1,100	$1.38	4d	1	1.08mi
2132 Wayne Ave Dayton, OH	3.0	2.0	1484	$1,350	$0.91	4d	1	1.12mi
906 Nordale Ave Dayton, OH	3.0	2.0	1262	$2,200	$1.74	45d	1	1.19mi
1038 Walnut Hill Pl Dayton, OH	3.0	1.0	1232	$1,095	$0.89	45d	1	1.20mi
1020 Walnut Hill Pl Dayton, OH	3.0	1.0	1200	$1,400	$1.17	45d	1	1.20mi
920 E Stewart St Dayton, OH	4.0	1.0	1322	$1,425	$1.08	45d	1	1.22mi
531 S Hayden Ave Dayton, OH	3.0	1.0	1200	$1,325	$1.10	12d	1	1.29mi
534 Beckman St Dayton, OH	3.0	2.0	1452	$1,400	$0.96	4d	1	1.29mi
3707 E 3rd St Unit 3705 Dayton, OH	3.0	1.0	1410	$1,045	$0.74	25d	1	1.38mi
3719 E 3rd St Unit 3717 Dayton, OH	3.0	1.0	1092	$1,100	$1.01	4d	1	1.38mi
2526 Kennedy Ave Dayton, OH	3.0	1.0	1232	$1,300	$1.06	45d	1	1.42mi
344 Firwood Dr Dayton, OH	1.0–3.0	1.0–1.5	739	$1,350	$1.83	4d	15	1.47mi

Listing history 8 events

1. 2026-05-15
   status Pending
2. 2026-05-08
   listed $129,900 Active
3. 2025-01-31
   soldstatus $7,715,000
4. 2017-09-22
   soldstatus $59,000
5. 2017-08-17
   soldstatus $59,000 Closed 342-char remark

   Show marketing remark (342 chars)

   Charming Cape Cod home with four bedrooms. Two bedrooms can be found on the main level and two on the second level. Updated hall bath. Nice updated kitchen with tile flooring. Range and Refrigerator to convey with the home. Spacious living room is adjoined by the dining room. Covered patio overlooks the fenced backyard. Nice one car garage.

6. 2017-08-17
   soldstatus $59,000 Sold 342-char remark

   Show marketing remark (342 chars)

   Charming Cape Cod home with four bedrooms. Two bedrooms can be found on the main level and two on the second level. Updated hall bath. Nice updated kitchen with tile flooring. Range and Refrigerator to convey with the home. Spacious living room is adjoined by the dining room. Covered patio overlooks the fenced backyard. Nice one car garage.

7. 2017-07-18
   historical Active/Pending 342-char remark

   Show marketing remark (342 chars)

   Charming Cape Cod home with four bedrooms. Two bedrooms can be found on the main level and two on the second level. Updated hall bath. Nice updated kitchen with tile flooring. Range and Refrigerator to convey with the home. Spacious living room is adjoined by the dining room. Covered patio overlooks the fenced backyard. Nice one car garage.

8. 2017-04-27
   listed $69,000 Active 342-char remark

   Show marketing remark (342 chars)

   Charming Cape Cod home with four bedrooms. Two bedrooms can be found on the main level and two on the second level. Updated hall bath. Nice updated kitchen with tile flooring. Range and Refrigerator to convey with the home. Spacious living room is adjoined by the dining room. Covered patio overlooks the fenced backyard. Nice one car garage.

ⓘ 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: $1,990 · $166/mo
• Projected year-2 tax: $2,008 · $167/mo
• Expected delta: +$18/yr (+$2/mo · 0.9%)

ⓘ 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 ≥101°F today · 18 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,072
• − Mortgage interest: −$7,276
• − Property taxes: −$1,990
• − Insurance: −$650
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$3,779
• Taxable income: $646
• Est. tax owed @ 24.0%: −$155
• After-tax cash flow: $2,518/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): 14,694
• Household income: $46,651
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 961.0

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 (71%)
• Race & ethnicity: White 71% Black 15% Hispanic / Latino 7% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 2% Iranian 2% Slovak 2%
• Foreign-born: 5% · Canada, United Kingdom
• Languages at home: 91% English-only · Spanish 6% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -100.61%
• Current HPI: 369.3938
• Rent YoY: ▲ 11.37%
• 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

+88.3% since first listed

8 events — show timeline

• 2026-05-15 Pending — Dayton MLS
• 2026-05-08 Listed $129,900 Dayton MLS
• 2025-01-31 Sold (Public Records) $7,715,000 Public Records
• 2017-09-22 Sold (Public Records) $59,000 Public Records
• 2017-08-17 Sold (MLS) $59,000 Dayton MLS
• 2017-08-17 Sold (MLS) $59,000 Dayton MLS
• 2017-07-18 Contingent — Dayton MLS
• 2017-04-27 Listed $69,000 Dayton MLS

Property tax history

+2.9%/yr

Latest (2025): $1,990 · -0.2% YoY. Source: county tax records.