845 Carlisle Ave · Dayton, OH 45410

$134,900

2 bd · 1.0 ba · 1,338 sqft · SingleFamily public records · 12 Days on market

Built 1919 4,025 sqft lot Est $173k · 22% 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 +15.7/30.0
• ARV discount +15.0/15.0
• Rent growth +5.0/5.0
• DSCR +4.8/10.0
• 1% rule +3.6/10.0
• 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 3 bedroom 2 bath two story home! Enjoy the character throughout this good-sized house with plenty of living space and storage. Featuring separate living/dining & eat in kitchen areas. The finished basement is set up as 3rd bedroom with ample closet space and a full bath along with a 2nd finished area perfect for an office or work-out room. Hardwood floors are throughout main level & upstairs bedrooms. Enjoy your backyard oasis with covered patio/deck, fenced yard & COI pond or relax on the covered front porch with your morning coffee & newspaper! 2 car detached garage provides even more storage. Updates include: entire exterior painting & new kitchen floor (July 2014). Schedule your private tour today!

Key facts

• Inviting front porch
• Manageable backyard
• Finished basement

Tags

• FINISHED BASEMENT
• INVITING FRONT PORCH
• MANAGEABLE BACKYARD
• LINDEN HEIGHTS NEIGHBORHOOD
• MINUTES FROM DOWNTOWN DAYTON

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $59 ($714/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (13.8% below list).
• Recommended offer: $116k (13.8% below list) — sets the bar for 1% rule.

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); 94 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $933 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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,230 (13.8% below list)

Questions for the listing agent

1. Built in 1919 — 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: 0.86% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.89%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $172,602
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 Wellmeier Ave	0.21mi	3/1.0 (+1)	1,390 (+4%)	2mo	$210,000	$151	77
849 Wellmeier Ave	0.15mi	3/2.0 (+1)	1,453 (+9%)	2mo	$199,000	$137	68
804 Linden Ave	0.42mi	3/2.0 (+1)	1,395 (+4%)	1mo	$86,000	$62	63
1537 Fauver Ave	0.63mi	3/1.0 (+1)	1,319 (-1%)	2mo	$170,319	$129	62
55 Illinois Ave	0.58mi	3/1.0 (+1)	1,408 (+5%)	1mo	$95,000	$67	58
1643 Fauver Ave	0.67mi	3/1.5 (+1)	1,322 (-1%)	2mo	$210,000	$159	58
167 Indiana Ave	0.57mi	3/1.5 (+1)	1,395 (+4%)	2mo	$179,900	$129	58
800 Linden Ave	0.42mi	3/1.5 (+1)	1,472 (+10%)	0mo	$62,500	$42	56
1333 Pursell Ave	0.48mi	3/2.0 (+1)	1,213 (-9%)	1mo	$165,000	$136	52
760 Greenlawn Ave	0.71mi	3/1.0 (+1)	1,232 (-8%)	2mo	$14,900	$12	47
128 Missouri Ave	0.71mi	3/2.0 (+1)	1,415 (+6%)	2mo	$165,000	$117	47
267 Indiana Ave	0.64mi	2/2.0	1,140 (-15%)	1mo	$154,000	$135	40

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: -8.2%
• Equity multiple: 0.68×
• Total profit: $-11,955
• Equity at exit: $20,114

10-year hold

• IRR: 6.5%
• Equity multiple: 1.59×
• Total profit: $22,313
• Equity at exit: $11,664

Cash invested: $37,772 (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 45410

• Home prices YoY: -21.4%
• Rents YoY: 11.4%
• Active inventory: 94
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,162 high
• Mortgage (P&I): −$707
• Tax from tax record: −$95 /mo · $1,141/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $59

Break-even live

Break-even rent $1,087

Max offer price $134,900

Occupancy floor 90%

Sensitivity live

Price	-10% $136	-5% $98	+0% $59	+5% $21	+10% $-17
Rent	-10% $-32	-5% $14	+0% $59	+5% $105	+10% $151
Rate	-1.0pp $127	-0.5pp $94	base $59	+0.5pp $25	+1.0pp $-11

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2012 Saint Charles Ave Dayton, OH	2.0	1.0	945	$1,250	$1.32	45d	1	0.08mi
637 Creighton Ave Dayton, OH	3.0	1.0	1144	$1,350	$1.18	16d	1	0.21mi
1101 Phillips Ave Unit 1101 Dayton, OH	3.0	1.5	1300	$1,450	$1.12	45d	1	0.23mi
854 Santa Cruz Ave Dayton, OH	3.0	1.0	1060	$1,300	$1.23	45d	1	0.26mi
2306 Alice St Dayton, OH	3.0	1.0	918	$1,200	$1.31	5d	1	0.32mi
706 Kolping Ave Unit 706 Dayton, OH	3.0	1.5	1172	$1,300	$1.11	4d	1	0.34mi
1515 Wyoming St Dayton, OH	3.0	1.0	1400	$1,000	$0.71	45d	1	0.34mi
1411 Wyoming St Dayton, OH	3.0	1.0	1256	$1,095	$0.87	4d	1	0.42mi
1354 Ohmer St Unit 1354C Dayton, OH	2.0	1.0	900	$700	$0.78	45d	1	0.44mi
1354 Ohmer St Unit 1356C Dayton, OH	2.0	2.0	1200	$900	$0.75	45d	1	0.44mi
1354 Ohmer St Unit 1354A Dayton, OH	2.0	1.0	900	$675	$0.75	25d	1	0.44mi
511 Parrot St Dayton, OH	3.0	1.5	1618	$1,100	$0.68	16d	1	0.51mi
136 Indiana Ave Dayton, OH	3.0	1.0	1194	$1,250	$1.05	25d	1	0.52mi
1430 Coventry Rd Dayton, OH	2.0	1.0	1106	$1,125	$1.02	16d	1	0.55mi
1274 Highland Ave Unit A Dayton, OH	1.0	1.0	900	$795	$0.88	25d	1	0.55mi
1410 Phillips Ave Unit 1 Dayton, OH	2.0	1.0	1000	$950	$0.95	45d	1	0.57mi
115 Livingston Ave Dayton, OH	3.0	1.0	1624	$1,450	$0.89	46d	1	0.62mi
424 Bantz Ct Dayton, OH	3.0	1.0	1192	$1,050	$0.88	5d	1	0.62mi
20 Lucerne Ave Dayton, OH	3.0	1.0	1378	$1,200	$0.87	45d	1	0.68mi
1300 Chardon Ct Dayton, OH	2.0	1.0	970	$1,200	$1.24	4d	1	0.68mi
313 Illinois Ave Dayton, OH	3.0	1.0	1142	$975	$0.85	5d	1	0.72mi
2029 Brookline Ave Dayton, OH	2.0	1.0	990	$1,270	$1.28	16d	1	0.73mi
1520 S Smithville Rd Dayton, OH	3.0	2.0	1481	$1,345	$0.91	4d	1	0.74mi
31 Bidleman St Dayton, OH	2.0	1.5	1568	$1,100	$0.70	45d	1	0.75mi
1905 Coventry Rd Dayton, OH	2.0	1.0	1000	$1,250	$1.25	25d	1	0.76mi
2132 Wayne Ave Dayton, OH	3.0	2.0	1484	$1,350	$0.91	4d	1	0.78mi
1020 Walnut Hill Pl Dayton, OH	3.0	1.0	1200	$1,400	$1.17	45d	1	0.78mi
1038 Walnut Hill Pl Dayton, OH	3.0	1.0	1232	$1,095	$0.89	45d	1	0.79mi
3100 Linden Ave Unit 3102 Dayton, OH	2.0	1.0	1035	$995	$0.96	45d	1	0.79mi
201 Pleasant Ave Unit 203 Dayton, OH	2.0	1.0	1250	$975	$0.78	25d	1	0.82mi
314 Sheridan Ave Dayton, OH	3.0	1.0	1258	$1,150	$0.91	5d	1	0.84mi
1620 Gummer Ave Dayton, OH	2.0	1.0	875	$950	$1.09	5d	1	0.96mi
224 S Irwin St Unit 226 Dayton, OH	2.0	1.0	992	$900	$0.91	5d	1	0.96mi
2351 E 5th St Unit 2349-U Dayton, OH	1.0	1.0	900	$750	$0.83	45d	1	0.97mi
15 John St Unit 15 Dayton, OH	2.0	1.0	1200	$800	$0.67	25d	1	0.97mi
534 Beckman St Dayton, OH	3.0	2.0	1452	$1,400	$0.96	4d	1	0.97mi
2200 E 5th St Dayton, OH	2.0	1.0	1000	$825	$0.82	25d	1	1.02mi
16 Mello Ave Unit A Dayton, OH	1.0	1.0	1000	$800	$0.80	16d	1	1.03mi
210 S Hedges St Dayton, OH	2.0	1.5	1048	$1,045	$1.00	23d	1	1.03mi
120 S Monmouth St Dayton, OH	2.0	1.0	1000	$950	$0.95	45d	1	1.04mi

Listing history 11 events

1. 2026-04-27
   status Pending
2. 2026-04-15
   listed $134,900 Active
3. 2025-01-09
   soldstatus $7,678,000
4. 2017-08-02
   soldstatus $36,000 Sold 751-char remark

   Show marketing remark (751 chars)

   Charming 3 bedroom 2 bath two story home! Enjoy the character throughout this good-sized house with plenty of living space and storage. Featuring separate living/dining & eat in kitchen areas. The finished basement is set up as 3rd bedroom with ample closet space and a full bath along with a 2nd finished area perfect for an office or work-out room. Hardwood floors are throughout main level & upstairs bedrooms. Enjoy your backyard oasis with covered patio/deck, fenced yard & COI pond or relax on the covered front porch with your morning coffee & newspaper! 2 car detached garage provides even more storage. Updates include: entire exterior painting & new kitchen floor (July 2014). Schedule your private tour today!

5. 2017-08-02
   soldstatus $36,000 Closed 751-char remark

   Show marketing remark (751 chars)

   Charming 3 bedroom 2 bath two story home! Enjoy the character throughout this good-sized house with plenty of living space and storage. Featuring separate living/dining & eat in kitchen areas. The finished basement is set up as 3rd bedroom with ample closet space and a full bath along with a 2nd finished area perfect for an office or work-out room. Hardwood floors are throughout main level & upstairs bedrooms. Enjoy your backyard oasis with covered patio/deck, fenced yard & COI pond or relax on the covered front porch with your morning coffee & newspaper! 2 car detached garage provides even more storage. Updates include: entire exterior painting & new kitchen floor (July 2014). Schedule your private tour today!

6. 2017-07-20
   status Pending 751-char remark

   Show marketing remark (751 chars)

   Charming 3 bedroom 2 bath two story home! Enjoy the character throughout this good-sized house with plenty of living space and storage. Featuring separate living/dining & eat in kitchen areas. The finished basement is set up as 3rd bedroom with ample closet space and a full bath along with a 2nd finished area perfect for an office or work-out room. Hardwood floors are throughout main level & upstairs bedrooms. Enjoy your backyard oasis with covered patio/deck, fenced yard & COI pond or relax on the covered front porch with your morning coffee & newspaper! 2 car detached garage provides even more storage. Updates include: entire exterior painting & new kitchen floor (July 2014). Schedule your private tour today!

7. 2017-05-31
   price $49,900 751-char remark

   Show marketing remark (751 chars)

   Charming 3 bedroom 2 bath two story home! Enjoy the character throughout this good-sized house with plenty of living space and storage. Featuring separate living/dining & eat in kitchen areas. The finished basement is set up as 3rd bedroom with ample closet space and a full bath along with a 2nd finished area perfect for an office or work-out room. Hardwood floors are throughout main level & upstairs bedrooms. Enjoy your backyard oasis with covered patio/deck, fenced yard & COI pond or relax on the covered front porch with your morning coffee & newspaper! 2 car detached garage provides even more storage. Updates include: entire exterior painting & new kitchen floor (July 2014). Schedule your private tour today!

8. 2017-05-01
   listed $54,900 Active 751-char remark

   Show marketing remark (751 chars)

   Charming 3 bedroom 2 bath two story home! Enjoy the character throughout this good-sized house with plenty of living space and storage. Featuring separate living/dining & eat in kitchen areas. The finished basement is set up as 3rd bedroom with ample closet space and a full bath along with a 2nd finished area perfect for an office or work-out room. Hardwood floors are throughout main level & upstairs bedrooms. Enjoy your backyard oasis with covered patio/deck, fenced yard & COI pond or relax on the covered front porch with your morning coffee & newspaper! 2 car detached garage provides even more storage. Updates include: entire exterior painting & new kitchen floor (July 2014). Schedule your private tour today!

9. 2014-12-31
   historical
10. 2014-07-23
    listed $64,900
11. 2006-06-30
    soldstatus $90,900

ⓘ 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: $1,141 · $95/mo
• Projected year-2 tax: $1,623 · $135/mo
• Expected delta: +$482/yr (+$40/mo · 42.2%)

ⓘ 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 4/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,948
• − Mortgage interest: −$7,556
• − Property taxes: −$1,141
• − Insurance: −$674
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$3,924
• Taxable loss: −$1,580
• Est. tax savings @ 24.0%: +$379
• After-tax cash flow: $1,093/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

+48.4% since first listed

11 events — show timeline

• 2026-04-27 Pending — Dayton MLS
• 2026-04-15 Listed $134,900 Dayton MLS
• 2025-01-09 Sold (Public Records) $7,678,000 Public Records
• 2017-08-02 Sold (MLS) $36,000 Dayton MLS
• 2017-08-02 Sold (MLS) $36,000 Dayton MLS
• 2017-07-20 Pending — Dayton MLS
• 2017-05-31 Price Changed $49,900 Dayton MLS
• 2017-05-01 Listed $54,900 Dayton MLS
• 2014-12-31 Listing Removed — Dayton MLS
• 2014-07-23 Listed $64,900 Dayton MLS
• 2006-06-30 Sold (Public Records) $90,900 Public Records

Property tax history

-1.6%/yr

Latest (2025): $1,141 · -0.2% YoY. Source: county tax records.