1230 Wilson Dr · Dayton, OH 45402

$100,000

3 bd · 1.5 ba · 1,212 sqft · SingleFamily public records · 17 Days on market

Built 1925 5,279 sqft lot Est $124k · 19% under

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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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-story, 3-bedroom home with endless potential! This older home is being sold as-is and is ready for its next owner to bring their vision and personal touch. Featuring spacious rooms, classic character, and solid bones, this property offers a great opportunity for renovation, restoration, or investment. With some love and care, this home can truly shine again. Don't miss the chance to make it your own!

Key facts

• 5,279 sq ft lot
• 2 garage spots
• Built 1925

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached two-car garage
• Utilities: Electric service; Wall unit cooling
• Home design: Two-story residence; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Residential lot (approx. 40 x 132)

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Three bedrooms on the second floor
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Electric heating; Wall unit cooling
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 7.3% 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: 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); Wogaman Middle School (math 8% / reading 12%, grade F, #645 of 654 statewide, top 99%, 364 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 (+4.0%/yr); 87 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $691 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 + 4.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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: 1.21% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.31%
• DSCR: 1.64
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $123,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1446 Chadwick Dr	0.32mi	3/1.0	1,217 (+0%)	1mo	$145,000	$119	82
1124 Seneca Dr	0.13mi	3/2.0	1,300 (+7%)	6mo	$78,000	$60	74
1200 Wilson Dr	0.05mi	3/2.0	1,079 (-11%)	4mo	$125,000	$116	74
1632 Academy Pl	0.31mi	3/1.5	1,132 (-7%)	4mo	$120,000	$106	71
1312 Canfield Ave	0.40mi	4/1.5 (+1)	1,239 (+2%)	4mo	$44,220	$36	70
621 Oxford Ave	0.33mi	4/2.0 (+1)	1,172 (-3%)	3mo	$137,096	$117	69
1215 Philadelphia Dr	0.17mi	3/1.0	1,056 (-13%)	1mo	$108,000	$102	68
1042 Shakespeare Ave	0.24mi	2/1.5 (-1)	1,100 (-9%)	3mo	$78,240	$71	66
1312 Earlham Dr	0.49mi	2/2.0 (-1)	1,228 (+1%)	3mo	$103,500	$84	66
1341 Shaftesbury Rd	0.50mi	3/2.0	1,116 (-8%)	2mo	$144,900	$130	60
1119 Windsor Ave	0.20mi	3/1.0	1,380 (+14%)	7mo	$58,000	$42	60
552 Evergreen Ave	0.52mi	2/1.0 (-1)	1,152 (-5%)	2mo	$44,000	$38	59

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 · 3.98% rent growth · sell at horizon

5-year hold

• IRR: 5.7%
• Equity multiple: 1.22×
• Total profit: $6,235
• Equity at exit: $14,910

10-year hold

• IRR: 15.9%
• Equity multiple: 2.35×
• Total profit: $37,736
• Equity at exit: $8,646

Cash invested: $28,000 (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 45402

• Rents YoY: 4.0%
• Active inventory: 87
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,207 high
• Mortgage (P&I): −$524
• Tax from tax record: −$54 /mo · $642/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $334

Break-even live

Break-even rent $784

Max offer price $100,000

Occupancy floor 67%

Sensitivity live

Price	-10% $390	-5% $362	+0% $334	+5% $306	+10% $277
Rent	-10% $239	-5% $286	+0% $334	+5% $382	+10% $429
Rate	-1.0pp $384	-0.5pp $359	base $334	+0.5pp $308	+1.0pp $282

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1045 Philadelphia Dr Dayton, OH	2.0	1.0	1290	$1,150	$0.89	4d	1	0.19mi
1045 Shakespeare Ave Dayton, OH	3.0	1.0	1435	$1,275	$0.89	45d	1	0.23mi
660 Gramont Ave Dayton, OH	3.0	1.0	1142	$1,050	$0.92	5d	1	0.42mi
635 Anna St Dayton, OH	3.0	1.0	960	$1,300	$1.35	16d	1	0.43mi
3222 Athens Ave Unit C Dayton, OH	2.0	1.0	700	$700	$1.00	45d	1	0.49mi
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	45d	1	0.52mi
725 Maplehurst Ave Dayton, OH	2.0	1.0	1104	$895	$0.81	45d	1	0.53mi
1378 Cory Dr Dayton, OH	2.0	1.0	1300	$975	$0.75	45d	1	0.57mi
3007 Cornell Dr Dayton, OH	2.0	1.0	827	$1,000	$1.21	5d	1	0.57mi
920 Huron Ave Dayton, OH	2.0	1.0	950	$995	$1.05	5d	1	0.62mi
3207 Cornell Dr Dayton, OH	3.0	1.0	1168	$1,000	$0.86	5d	1	0.65mi
1816 N James H McGee Blvd Unit C Dayton, OH	3.0	1.0	950	$1,150	$1.21	4d	1	0.66mi
1816 N James H McGee Blvd Apt B Dayton, OH	3.0	1.0	950	$1,150	$1.21	45d	1	0.66mi
1816 N James H McGee Blvd Apt A Dayton, OH	3.0	1.0	950	$1,200	$1.26	4d	1	0.66mi
1119 Superior Ave Unit 1119 Dayton, OH	3.0	1.0	1435	$1,350	$0.94	5d	1	0.66mi
437 Lorenz Ave Dayton, OH	3.0	1.0	1322	$1,200	$0.91	25d	1	0.67mi
617 Westwood Ave Dayton, OH	3.0	1.0	1304	$1,050	$0.81	45d	1	0.74mi
828 Walton Ave Unit 832 Walton Dayton, OH	2.0	1.0	750	$795	$1.06	25d	1	0.76mi
3552 Stanford Pl Unit 3552 Dayton, OH	2.0	1.0	800	$800	$1.00	45d	1	0.86mi
3552 Stanford Pl Dayton, OH	2.0	1.0	800	$800	$1.00	25d	1	0.86mi
1927 Burroughs Dr Dayton, OH	3.0	2.0	1409	$1,245	$0.88	16d	1	0.89mi
1067 Salem Ave Dayton, OH	2.0	1.0	1100	$900	$0.82	45d	1	0.90mi
1067 Salem Ave Unit 3 Dayton, OH	2.0	1.5	1100	$900	$0.82	45d	1	0.90mi
1067 Salem Ave Unit 2 Dayton, OH	2.0	1.5	1100	$900	$0.82	45d	1	0.90mi
216 N Ardmore Ave Dayton, OH	3.0	1.0	1500	$1,100	$0.73	5d	1	0.90mi
3668 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	25d	1	0.92mi
3672 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	45d	1	0.93mi
863 N Upland Ave Dayton, OH	3.0	1.0	1042	$1,200	$1.15	45d	1	0.94mi
3311 Otterbein Ave Dayton, OH	3.0	1.5	1004	$1,300	$1.29	13d	1	0.95mi
2232 Salem Ave Dayton, OH	3.0	1.0	1250	$1,200	$0.96	5d	1	0.99mi
518 Delaware Ave Dayton, OH	2.0	1.0	1500	$750	$0.50	45d	1	1.00mi
3652 Otterbein Ave Unit 3652 Dayton, OH	2.0	1.0	700	$800	$1.14	4d	1	1.01mi
3650 Otterbein Ave Unit 3650 Dayton, OH	2.0	1.0	900	$800	$0.89	4d	1	1.01mi
2247 Salem Ave Unit 2247 Dayton, OH	3.0	1.5	1300	$1,350	$1.04	5d	1	1.03mi
2247 Salem Ave Unit 2249 Dayton, OH	3.0	1.5	1300	$1,400	$1.08	45d	1	1.03mi
3537 Otterbein Ave Unit d Dayton, OH	2.0	1.0	900	$925	$1.03	45d	1	1.03mi
1732 Harold Dr Dayton, OH	2.0	1.0	805	$925	$1.15	45d	1	1.06mi
628 W Norman Ave Unit 628 Dayton, OH	2.0	1.0	918	$795	$0.87	45d	1	1.06mi
905 Neal Ave Dayton, OH	3.0	1.0	1100	$850	$0.77	45d	1	1.07mi
905 Neal Ave Dayton, OH	2.0	1.0	950	$750	$0.79	25d	1	1.07mi

Listing history 13 events

1. 2026-06-22
   pricedays on market $100,000 Active 17 DOM
2. 2026-06-18
   days on market $105,000 Active 14 DOM
3. 2026-06-17
   days on market $105,000 Active 13 DOM
4. 2026-06-16
   days on market $105,000 Active 12 DOM
5. 2026-06-15
   days on market $105,000 Active 11 DOM
6. 2026-06-14
   days on market $105,000 Active 9 DOM
7. 2026-06-13
   days on market $105,000 Active 8 DOM
8. 2026-06-10
   days on market $105,000 Active 6 DOM
9. 2026-06-09
   days on market $105,000 Active 5 DOM
10. 2026-06-08
    days on market $105,000 Active 4 DOM
11. 2026-06-07
    days on market $105,000 Active 3 DOM
12. 2026-06-05
    remarks 414-char remark
13. 2026-06-05
    listed $105,000 Active 1 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: $642 · $54/mo
• Projected year-2 tax: $1,101 · $92/mo
• Expected delta: +$459/yr (+$38/mo · 71.4%)

ⓘ 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 ≥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: $14,483
• − Mortgage interest: −$5,602
• − Property taxes: −$642
• − Insurance: −$500
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$2,909
• Taxable income: $2,513
• Est. tax owed @ 24.0%: −$603
• After-tax cash flow: $3,403/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): 9,407
• Household income: $48,401
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 404.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 57% White 32% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Italian 2% Serbian 2% Slovak 1%
• Foreign-born: 5% · Canada, Vietnam, Jamaica
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1% Arabic 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: ▼ -81.89%
• Current HPI: 149.7909
• Rent YoY: ▲ 3.98%
• 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

1 event — show timeline

• 2026-06-04 Listed $105,000 Dayton MLS

Property tax history

-3.3%/yr

Latest (2025): $642 · -0.2% YoY. Source: county tax records.