2005 Edgeworth Ave · Dayton, OH 45414

$105,000

3 bd · 1.0 ba · 1,197 sqft · SingleFamily public records · 30 Days on market

Built 1949 6,599 sqft lot $88/sqft · at area comps Est $103k · at est.

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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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +6.8/15.0
• 1% rule +6.7/10.0
• Schools +5.0/10.0
• Rent growth +4.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 2005 Edgeworth Avenue, a charming 3-bedroom, 1-bath Cape Cod full of character and opportunity. Step inside to find original hardwood floors flowing throughout the main level, adding warmth and timeless appeal. The upstairs offers a spacious third bedroom complete with its own sink—perfect for added convenience or a flexible living space. The home also features a full unfinished basement, providing plenty of storage or potential for future expansion. Outside, enjoy a large, private backyard with a patio area and a storage shed, ideal for relaxing or entertaining. Additional highlights include roof 2019, 1-car garage and a functional layout ready for your personal touch. Th

Key facts

• Patio area
• Storage shed
• 6,599 sq ft lot

Tags

• ORIGINAL HARDWOOD FLOORS
• SPACIOUS THIRD BEDROOM
• FULL UNFINISHED BASEMENT
• LARGE PRIVATE BACKYARD
• PATIO AREA
• STORAGE SHED

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: One-car garage
• Utilities: Natural gas available; Public water
• Home design: Single-story exterior appearance (1 story listed)
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Residential zoning; Lot approximately 6,599 sq ft

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Bedroom on the second level; Bedroom on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Full basement
• Laundry & utility: Utility room in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.

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.
• Market conditions: Rents rising fast (+7.4%/yr); 51 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $726 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 + 7.4% rent growth), your $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $63k; list at $105k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.17% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.12%
• DSCR: 1.36
• GRM: 7.1

CMA / ARV

• ARV (median comp): $103,309
• List price: $105,000
• Delta: 1.64%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2039 Ontario Ave	0.08mi	3/1.5	1,142 (-5%)	8mo	$85,000	$74	80
2933 Lindale Ave	0.25mi	3/2.0	1,132 (-5%)	2mo	$208,000	$184	74
3413 Rolfe Ave	0.46mi	3/1.0	1,100 (-8%)	3mo	$179,900	$164	63
1404 Pinecrest Dr	0.59mi	3/1.5	1,256 (+5%)	0mo	$205,000	$163	62
3220 Zephyr Dr	0.40mi	3/2.0	1,292 (+8%)	4mo	$219,000	$170	60
250 E Parkwood Dr	0.74mi	3/1.0	1,176 (-2%)	4mo	$120,000	$102	59
1820 E Siebenthaler Ave	0.39mi	2/1.0 (-1)	1,104 (-8%)	6mo	$117,500	$106	59
2513 Ome Ave	0.55mi	3/2.0	1,080 (-10%)	0mo	$140,000	$130	54
3832 Ridge Ave	0.61mi	2/2.0 (-1)	1,277 (+7%)	3mo	$65,000	$51	49
3511 Ridge Ave	0.52mi	2/1.0 (-1)	1,032 (-14%)	4mo	$179,900	$174	45
2650 Onaoto Ave	0.71mi	3/1.0	1,025 (-14%)	2mo	$161,000	$157	41
2059 Neff Rd	0.72mi	3/1.0	1,025 (-14%)	8mo	$58,000	$57	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 · 7.41% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,133
• Equity at exit: $15,656

10-year hold

• IRR: 12.5%
• Equity multiple: 2.22×
• Total profit: $35,731
• Equity at exit: $9,078

Cash invested: $29,400 (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 45414

• Rents YoY: 7.4%
• Active inventory: 51
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,225 high
• Mortgage (P&I): −$551
• Tax from tax record: −$174 /mo · $2,093/yr
• Insurance: −$44
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $143

Break-even live

Break-even rent $1,043

Max offer price $105,000

Occupancy floor 83%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
317 Fernwood Ave Dayton, OH	3.0	1.0	1320	$1,100	$0.83	11d	1	0.73mi
2611 Onaoto Ave Dayton, OH	3.0	1.0	1025	$1,195	$1.17	11d	1	0.74mi
220 Fernwood Ave Dayton, OH	2.0	1.0	884	$900	$1.02	3d	1	0.83mi
152 Laura Ave Dayton, OH	2.0	1.0	990	$895	$0.90	44d	1	0.83mi
147 Laura Ave Dayton, OH	2.0	1.0	1096	$975	$0.89	23d	1	0.84mi
337 Ryburn Ave Unit 2 Dayton, OH	2.0	1.0	900	$800	$0.89	44d	1	0.85mi
102 E Norman Ave Dayton, OH	2.0	1.0	800	$925	$1.16	23d	1	0.87mi
419 Sandhurst Dr Dayton, OH	2.0	1.0	950	$975	$1.03	23d	1	0.95mi
202 E Bruce Ave Apt 2 Dayton, OH	2.0	1.0	1250	$800	$0.64	23d	1	0.96mi
31 E Norman Ave Dayton, OH	3.0	1.0	1100	$1,150	$1.05	23d	1	0.97mi
65 E Maplewood Ave Dayton, OH	2.0	1.0	1064	$723	$0.68	44d	1	0.98mi
42 Pointview Ave Unit 42 Dayton, OH	3.0	2.0	1240	$1,200	$0.97	3d	1	1.04mi
38 Pointview Ave Dayton, OH	2.0	1.0	1140	$900	$0.79	14d	1	1.05mi
2327 N Main St Unit 2 Dayton, OH	2.0	1.0	900	$1,200	$1.33	23d	1	1.05mi
244 E Siebenthaler Ave Dayton, OH	2.0	1.5	1273	$1,175	$0.92	3d	1	1.06mi
57 Walbrook Ave Dayton, OH	2.0	1.0	861	$975	$1.13	3d	1	1.06mi
101 E Bruce Ave Dayton, OH	3.0	1.0	1455	$1,150	$0.79	3d	1	1.07mi
228 E Siebenthaler Ave Dayton, OH	2.0	1.0	934	$1,200	$1.28	44d	1	1.08mi
41 W Fairview Ave Unit 2 Dayton, OH	3.0	1.0	1452	$1,200	$0.83	14d	1	1.10mi
2322 Koehler Ave Dayton, OH	4.0	1.0	1155	$1,350	$1.17	3d	1	1.13mi
26 W Beechwood Ave Dayton, OH	3.0	1.5	1468	$1,050	$0.72	44d	1	1.13mi
451 Hunter Ave Dayton, OH	2.0	1.0	974	$800	$0.82	23d	1	1.31mi
181 W Norman Ave Dayton, OH	3.0	2.0	1228	$1,150	$0.94	44d	1	1.33mi
167 W Hudson Ave Dayton, OH	3.0	1.5	1344	$1,185	$0.88	44d	1	1.34mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	44d	1	1.35mi
605 Forest Ave Dayton, OH	2.0	1.0	978	$650	$0.66	23d	1	1.36mi
234 Santa Clara Ave Dayton, OH	3.0	1.0	1368	$1,125	$0.82	44d	1	1.38mi
44 5 Oaks Ave Unit 2 Dayton, OH	2.0	1.0	700	$800	$1.14	44d	1	1.40mi
412 W Parkwood Dr Unit 1 Dayton, OH	2.0	1.0	900	$875	$0.97	23d	1	1.42mi
35 Neal Ave Dayton, OH	2.0	1.0	728	$875	$1.20	23d	1	1.45mi
15 Camden Ave Dayton, OH	2.0	1.0	833	$950	$1.14	44d	1	1.47mi
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	44d	1	1.47mi
240 Castlewood Ave Dayton, OH	2.0	1.0	912	$995	$1.09	21d	1	1.48mi
265 Victor Ave Dayton, OH	3.0	1.0	1204	$900	$0.75	44d	1	1.49mi

Listing history 6 events

1. 2026-05-12
   price $105,000 850-char remark
2. 2026-04-28
   listed $109,900 Active 850-char remark
3. 2006-01-30
   soldstatus $62,900
4. 2005-04-05
   soldstatus $36,000
5. 1999-12-16
   soldstatus $45,025
6. 1987-09-28
   soldstatus $41,900

ⓘ 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: $2,093 · $174/mo
• Projected year-2 tax: $2,093 · $174/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,698
• − Mortgage interest: −$5,882
• − Property taxes: −$2,093
• − Insurance: −$1,192
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$3,055
• Taxable income: $126
• Est. tax owed @ 24.0%: −$30
• After-tax cash flow: $1,689/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)

No district data.

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

• County: Montgomery County · 459,541 people
• City population: 164,387
• Metro: Dayton-Kettering, OH
• Population (ZIP): 21,167
• Household income: $54,485
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 801.0

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 (75%)
• Race & ethnicity: White 75% Black 15% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 2% Romanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% Arabic 1% Tagalog/Filipino 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: ▼ -142.46%
• Current HPI: 183.1124
• Rent YoY: ▲ 7.41%
• 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

+150.6% since first listed

7 events — show timeline

• 2026-05-28 Pending — Dayton MLS
• 2026-05-12 Price Changed $105,000 Dayton MLS
• 2026-04-28 Listed $109,900 Dayton MLS
• 2006-01-30 Sold (Public Records) $62,900 Public Records
• 2005-04-05 Sold (Public Records) $36,000 Public Records
• 1999-12-16 Sold (Public Records) $45,025 Public Records
• 1987-09-28 Sold (Public Records) $41,900 Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,093 · -3.6% YoY. Source: county tax records.