4372 Ardery Dr · Dayton, OH 45406

$104,900

3 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 62 Days on market

Built 1954 8,751 sqft lot $90/sqft · 23% below area Est $136k · 23% 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 +23.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.7/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 3-bedroom, 1-bathroom brick ranch offers over 1,100 square feet of functional living space in the heart of the Northern Hills subdivision. Built on a low-maintenance slab foundation, the home features a classic mid-century layout with a spacious living room centered around a cozy fireplace and an open kitchen with an adjoining breakfast area. Modern updates include central air conditioning and forced-air gas heating, ensuring year-round comfort. The exterior is anchored by a durable brick facade and includes an attached 1-car garage with off-street parking. Situated on a generous 0.20-acre corner lot, the property boasts a sizable rear yard perfect for entertaining or gardening. Located within the City of Dayton municipality and the Dayton City School District, this home provides a solid opportunity for both investors seeking a turn-key rental or owner-occupants looking for single-level living in a quiet, established neighborhood.

Key facts

• Cozy fireplace
• Open kitchen
• Durable brick facade

Tags

• COZY FIREPLACE
• OPEN KITCHEN
• ADJOINING BREAKFAST AREA
• CENTRAL AIR CONDITIONING
• FORCED-AIR GAS HEATING
• DURABLE BRICK FACADE

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 $199 ($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: $99k (6.0% 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.
• 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 (+3.0%/yr); 156 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 32% 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 $725 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.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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.
• Current owner paid $50k; list at $105k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.07% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.11%
• DSCR: 1.36
• GRM: 7.8

CMA / ARV

• ARV (median comp): $136,313
• List price: $104,900
• Delta: -23.04%
• 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
2521 Arlene Ave	0.17mi	3/1.0	1,176 (+0%)	4mo	$100,500	$85	88
4351 Redonda Ln	0.32mi	3/1.0	1,152 (-2%)	5mo	$54,500	$47	79
3462 Arlene Ave	0.10mi	3/1.0	1,044 (-11%)	3mo	$130,000	$125	75
4354 Free Pike	0.11mi	3/1.0	1,044 (-11%)	3mo	$82,500	$79	74
4867 Glencross Dr	0.46mi	3/1.0	1,092 (-7%)	1mo	$172,000	$158	67
4477 Gatewood Pl	0.27mi	3/1.5	1,032 (-12%)	1mo	$144,897	$140	65
2451 Grant Ave	0.56mi	3/1.0	1,056 (-10%)	3mo	$75,000	$71	56
3312 Hazelpark Pl	0.66mi	3/1.5	1,239 (+6%)	3mo	$105,500	$85	55
4647 Greenwich Village Ave	0.54mi	3/1.0	1,057 (-10%)	5mo	$20,000	$19	55
2504 Grant Ave	0.57mi	4/1.0 (+1)	1,056 (-10%)	1mo	$95,000	$90	51
4342 Nevada Ave	0.44mi	3/1.0	997 (-15%)	5mo	$115,000	$115	51
4856 Shadwell Dr	0.51mi	4/1.5 (+1)	1,339 (+14%)	1mo	$155,000	$116	44

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-4,324
• Equity at exit: $15,641

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $12,631
• Equity at exit: $9,070

Cash invested: $29,372 (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 45406

• Rents YoY: 3.0%
• Active inventory: 156
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,120 high
• Mortgage (P&I): −$550
• Tax from tax record: −$93 /mo · $1,114/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $199

Break-even live

Break-even rent $869

Max offer price $104,900

Occupancy floor 77%

Sensitivity live

Price	-10% $258	-5% $228	+0% $199	+5% $169	+10% $139
Rent	-10% $110	-5% $154	+0% $199	+5% $243	+10% $287
Rate	-1.0pp $251	-0.5pp $225	base $199	+0.5pp $171	+1.0pp $144

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5112 W Hillcrest Ave Unit 1 Dayton, OH	3.0	1.0	972	$700	$0.72	24d	1	0.47mi
4132 Natchez Ave Dayton, OH	3.0	1.5	991	$1,250	$1.26	4d	1	0.58mi
2002 Val Vista Ct Dayton, OH	3.0	1.0	975	$1,095	$1.12	22d	1	0.63mi
2408 Falmouth Ave Dayton, OH	2.0	1.0	806	$950	$1.18	24d	1	0.66mi
4446 Waymire Ave Dayton, OH	3.0	1.0	1100	$1,100	$1.00	22d	1	0.67mi
3711 Pittsburg Ave Dayton, OH	2.0	1.0	800	$875	$1.09	44d	1	0.69mi
2014 Hickorydale Dr Unit 2016 Dayton, OH	2.0	1.0	800	$900	$1.12	44d	1	0.70mi
2609 Fairport Ave Dayton, OH	3.0	1.0	1000	$1,025	$1.02	3d	1	0.78mi
4629 Queens Ave Dayton, OH	2.0	1.0	900	$1,100	$1.22	44d	1	0.81mi
4527 Channing Ln Dayton, OH	3.0	1.0	946	$1,600	$1.69	44d	1	0.83mi
3858 Haney Rd Dayton, OH	2.0	1.0	850	$825	$0.97	3d	1	0.85mi
4425 Thompson Dr Dayton, OH	3.0	1.0	864	$1,150	$1.33	3d	1	1.14mi
4161 Mapleleaf Dr Dayton, OH	3.0	1.0	960	$1,250	$1.30	3d	1	1.14mi
4003 Whitestone Ct Dayton, OH	3.0	1.0	1096	$1,275	$1.16	44d	1	1.18mi
1720 Kings Mill Ct Dayton, OH	2.0	1.5	975	$925	$0.95	24d	1	1.29mi
3537 Otterbein Ave Unit d Dayton, OH	2.0	1.0	900	$925	$1.03	44d	1	1.37mi
1732 Harold Dr Dayton, OH	2.0	1.0	805	$925	$1.15	44d	1	1.37mi
3650 Otterbein Ave Unit 3650 Dayton, OH	2.0	1.0	900	$800	$0.89	3d	1	1.41mi
3652 Otterbein Ave Unit 3652 Dayton, OH	2.0	1.0	700	$800	$1.14	3d	1	1.42mi
3031 Garvin Rd Unit C Dayton, OH	2.0	2.0	1269	$1,150	$0.91	44d	1	1.45mi
3311 Otterbein Ave Dayton, OH	3.0	1.5	1004	$1,300	$1.29	12d	1	1.47mi

Listing history 22 events

1. 2026-06-18
   days on market $104,900 Active 62 DOM
2. 2026-06-17
   days on market $104,900 Active 61 DOM
3. 2026-06-16
   days on market $104,900 Active 60 DOM
4. 2026-06-15
   days on market $104,900 Active 59 DOM
5. 2026-06-14
   days on market $104,900 Active 57 DOM
6. 2026-06-13
   days on market $104,900 Active 56 DOM
7. 2026-06-10
   days on market $104,900 Active 54 DOM
8. 2026-06-09
   days on market $104,900 Active 53 DOM
9. 2026-06-08
   days on market $104,900 Active 52 DOM
10. 2026-06-07
    days on market $104,900 Active 51 DOM
11. 2026-06-05
    days on market $104,900 Active 48 DOM
12. 2026-06-03
    days on market $104,900 Active 47 DOM
13. 2026-06-02
    days on market $104,900 Active 46 DOM
14. 2026-06-01
    days on market $104,900 Active 45 DOM
15. 2026-05-31
    days on market $104,900 Active 44 DOM
16. 2026-04-17
    listed $104,900 Active 958-char remark

    Show marketing remark (958 chars)

    This charming 3-bedroom, 1-bathroom brick ranch offers over 1,100 square feet of functional living space in the heart of the Northern Hills subdivision. Built on a low-maintenance slab foundation, the home features a classic mid-century layout with a spacious living room centered around a cozy fireplace and an open kitchen with an adjoining breakfast area. Modern updates include central air conditioning and forced-air gas heating, ensuring year-round comfort. The exterior is anchored by a durable brick facade and includes an attached 1-car garage with off-street parking. Situated on a generous 0.20-acre corner lot, the property boasts a sizable rear yard perfect for entertaining or gardening. Located within the City of Dayton municipality and the Dayton City School District, this home provides a solid opportunity for both investors seeking a turn-key rental or owner-occupants looking for single-level living in a quiet, established neighborhood.

17. 2020-04-15
    soldstatus $50,000
18. 2020-03-25
    soldstatus $50,000 Sold 170-char remark

    Show marketing remark (170 chars)

    3 bedroom 1 bath brick ranch has a long term tenant. Property was completely remodeled prior to tenancy. This property could be perfect for an investor. Priced to sell!!!

19. 2020-03-25
    soldstatus $50,000 Closed 170-char remark

    Show marketing remark (170 chars)

    3 bedroom 1 bath brick ranch has a long term tenant. Property was completely remodeled prior to tenancy. This property could be perfect for an investor. Priced to sell!!!

20. 2020-03-13
    historical Active/Pending 170-char remark

    Show marketing remark (170 chars)

    3 bedroom 1 bath brick ranch has a long term tenant. Property was completely remodeled prior to tenancy. This property could be perfect for an investor. Priced to sell!!!

21. 2020-02-26
    listed $69,999 Active 170-char remark

    Show marketing remark (170 chars)

    3 bedroom 1 bath brick ranch has a long term tenant. Property was completely remodeled prior to tenancy. This property could be perfect for an investor. Priced to sell!!!

22. 1990-10-01
    soldstatus $26,050

ⓘ 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: $1,114 · $93/mo
• Projected year-2 tax: $1,375 · $115/mo
• Expected delta: +$261/yr (+$22/mo · 23.5%)

ⓘ 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 ≥103°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,446
• − Mortgage interest: −$5,876
• − Property taxes: −$1,114
• − Insurance: −$524
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$3,052
• Taxable income: $729
• Est. tax owed @ 24.0%: −$175
• After-tax cash flow: $2,208/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): 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

+302.7% since first listed

7 events — show timeline

• 2026-04-17 Listed $104,900 Dayton MLS
• 2020-04-15 Sold (Public Records) $50,000 Public Records
• 2020-03-25 Sold (MLS) $50,000 Dayton MLS
• 2020-03-25 Sold (MLS) $50,000 Dayton MLS
• 2020-03-13 Contingent — Dayton MLS
• 2020-02-26 Listed $69,999 Dayton MLS
• 1990-10-01 Sold (Public Records) $26,050 Public Records

Property tax history

-1.6%/yr

Latest (2025): $1,114 · -0.2% YoY. Source: county tax records.