630 Hulbert St · Dayton, OH 45410

$74,900

2 bd · 1.0 ba · 826 sqft · SingleFamily public records · 220 Days on market

Built 1910 5,201 sqft lot $91/sqft · at area comps Est $76k · at est.

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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 +29.0/30.0
• DSCR +10.0/10.0
• ARV discount +8.3/15.0
• 1% rule +7.2/10.0
• 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

What a great little starter home! 2 bedroom, 1 bath located at the end of a no outlet street. New roof. Large rear deck and fenced yard for privacy. Partial basement. Property is being sold in as-is condition.

Key facts

• Fenced yard
• Partial basement
• No outlet street

Tags

• DETACHED GARAGE
• LARGE REAR DECK
• FENCED YARD
• NO OUTLET STREET
• PARTIAL BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($915 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 7.4% 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: 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 fast (+11.4%/yr); 92 active listings in the ZIP; 40 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 $518 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $39k; list at $75k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 1.22% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.63%
• DSCR: 1.65
• GRM: 6.8

CMA / ARV

• ARV (median comp): $76,208
• List price: $74,900
• Delta: -1.72%
• 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
1024 Haviland Ave	0.41mi	2/1.0	852 (+3%)	7mo	$75,000	$88	70
2009 Richard St	0.37mi	2/1.0	880 (+6%)	3mo	$53,000	$60	70
225 Dover St	0.36mi	2/1.0	895 (+8%)	2mo	$40,000	$45	68
650 Oak St	0.73mi	2/1.0	812 (-2%)	2mo	$75,000	$92	61
1105 Pritz Ave	0.51mi	3/1.5 (+1)	872 (+6%)	2mo	$181,900	$209	58
450 Todd St	0.56mi	2/1.0	896 (+8%)	4mo	$8,437	$9	56
214 Pierce St	0.46mi	2/1.0	938 (+14%)	2mo	$21,000	$22	55
1205 Epworth Ave	0.59mi	2/1.0	930 (+13%)	2mo	$74,969	$81	50
2012 St. Charles Ave	0.57mi	2/1.0	945 (+14%)	3mo	$80,500	$85	47
1219 Highland Ave	0.61mi	2/1.0	942 (+14%)	3mo	$70,000	$74	46
41 Boltin St	0.51mi	2/2.0	944 (+14%)	3mo	$108,500	$115	45
241 Henry St	0.60mi	1/1.0 (-1)	944 (+14%)	9mo	$210,000	$222	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: 10.3%
• Equity multiple: 1.43×
• Total profit: $8,972
• Equity at exit: $11,168

10-year hold

• IRR: 22.9%
• Equity multiple: 3.42×
• Total profit: $50,736
• Equity at exit: $6,476

Cash invested: $20,972 (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: 6.8×

Monthly cashflow live

• Estimated rent: $915 high
• Mortgage (P&I): −$393
• Tax from tax record: −$43 /mo · $522/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $256

Break-even live

Break-even rent $592

Max offer price $74,900

Occupancy floor 67%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
846 Xenia Ave Unit 848 Dayton, OH	1.0	1.0	700	$650	$0.93	3d	1	0.14mi
30 Harper Ave Unit 30 Dayton, OH	1.0	1.0	560	$675	$1.21	23d	1	0.22mi
1132 Wyoming St Unit 3 Dayton, OH	1.0	1.0	550	$700	$1.27	23d	1	0.30mi
1132 Wyoming St Unit 2 Dayton, OH	1.0	1.0	550	$700	$1.27	3d	1	0.30mi
27 Gunckel Ave Dayton, OH	1.0	1.0	550	$675	$1.23	44d	1	0.47mi
57 Gunckel Ave Unit 57 Dayton, OH	1.0	1.0	700	$675	$0.96	23d	1	0.47mi
156 Gunckel Ave Apt 2 Dayton, OH	2.0	1.0	800	$700	$0.88	23d	1	0.48mi
323 Xenia Ave Unit 323B Dayton, OH	2.0	1.0	800	$700	$0.88	3d	1	0.55mi
2012 Saint Charles Ave Dayton, OH	2.0	1.0	945	$1,250	$1.32	44d	1	0.56mi
2200 E 5th St Dayton, OH	2.0	1.0	1000	$825	$0.82	23d	1	0.63mi
820 Huffman Ave Unit 1/2 Dayton, OH	1.0	1.0	768	$695	$0.90	44d	1	0.67mi
1274 Highland Ave Unit A Dayton, OH	1.0	1.0	900	$795	$0.88	23d	1	0.67mi
2351 E 5th St Unit 2349-U Dayton, OH	1.0	1.0	900	$750	$0.83	44d	1	0.70mi
13 Anderson St Dayton, OH	1.0	1.0	605	$775	$1.28	14d	1	0.71mi
9 Anderson St Dayton, OH	1.0	1.0	605	$775	$1.28	44d	1	0.71mi
9 Anderson St Dayton, OH	1.0	1.0	850	$750	$0.88	23d	1	0.71mi
2200 Wayne Ave Dayton, OH	2.0	1.0	748	$975	$1.30	3d	1	0.71mi
222 Klee Ave Unit 222B Dayton, OH	2.0	1.0	650	$750	$1.15	44d	1	0.73mi
823 Fourman Ct Dayton, OH	1.0	1.0	577	$839	$1.45	3d	2	0.74mi
2308 Wayne Ave Dayton, OH	2.0	1.0	800	$895	$1.12	44d	1	0.75mi
2306 Alice St Dayton, OH	3.0	1.0	918	$1,200	$1.31	3d	1	0.77mi
854 Santa Cruz Ave Dayton, OH	3.0	1.0	1060	$1,300	$1.23	44d	1	0.78mi
1410 Phillips Ave Unit 1 Dayton, OH	2.0	1.0	1000	$950	$0.95	44d	1	0.82mi
1354 Ohmer St Unit 1354C Dayton, OH	2.0	1.0	900	$700	$0.78	44d	1	0.89mi
1354 Ohmer St Unit 1354A Dayton, OH	2.0	1.0	900	$675	$0.75	23d	1	0.89mi
1351 Ohmer St Dayton, OH	1.0	1.0	600	$725	$1.21	3d	1	0.89mi
1355 Ohmer St Unit 15 Dayton, OH	1.0	1.0	600	$725	$1.21	14d	1	0.89mi
1300 Chardon Ct Dayton, OH	2.0	1.0	970	$1,200	$1.24	3d	1	0.93mi
16 Mello Ave Unit A Dayton, OH	1.0	1.0	1000	$800	$0.80	14d	1	0.94mi
120 S Monmouth St Dayton, OH	2.0	1.0	1000	$950	$0.95	44d	1	0.94mi
425 Dayton Towers Dr Dayton, OH	2.0	1.0–2.0	852	$1,799	$2.11	3d	30	0.97mi
1371 Florence St Dayton, OH	2.0	1.0	850	$800	$0.94	3d	1	0.98mi
224 S Irwin St Unit 226 Dayton, OH	2.0	1.0	992	$900	$0.91	3d	1	0.98mi
29 N Garfield St Dayton, OH	3.0	1.0	1092	$1,000	$0.92	23d	1	0.99mi
504 S Garland Ave Dayton, OH	1.0	1.0	606	$725	$1.20	44d	1	0.99mi
1356 Huffman Ave Unit 1356 Dayton, OH	2.0	1.0	864	$975	$1.13	44d	1	1.04mi
1430 Coventry Rd Dayton, OH	2.0	1.0	1106	$1,125	$1.02	14d	1	1.06mi
210 S Hedges St Dayton, OH	2.0	1.5	1048	$1,045	$1.00	21d	1	1.10mi
2029 Brookline Ave Dayton, OH	2.0	1.0	990	$1,270	$1.28	14d	1	1.15mi
619 Nathan Pl Dayton, OH	2.0	1.0–2.0	729	$1,608	$2.21	3d	7	1.23mi

Listing history 27 events

1. 2026-06-18
   days on market $74,900 Active 220 DOM
2. 2026-06-17
   days on market $74,900 Active 219 DOM
3. 2026-06-16
   days on market $74,900 Active 218 DOM
4. 2026-06-15
   days on market $74,900 Active 217 DOM
5. 2026-06-14
   days on market $74,900 Active 215 DOM
6. 2026-06-13
   days on market $74,900 Active 214 DOM
7. 2026-06-10
   days on market $74,900 Active 212 DOM
8. 2026-06-09
   days on market $74,900 Active 211 DOM
9. 2026-06-08
   days on market $74,900 Active 210 DOM
10. 2026-06-07
    days on market $74,900 Active 209 DOM
11. 2026-06-05
    days on market $74,900 Active 206 DOM
12. 2026-06-03
    days on market $74,900 Active 205 DOM
13. 2026-06-02
    days on market $74,900 Active 204 DOM
14. 2026-06-01
    days on market $74,900 Active 203 DOM
15. 2026-06-01
    price $74,900 Active 202 DOM
16. 2026-05-31
    days on market $68,000 Active 202 DOM
17. 2025-11-09
    listed $68,000 Active 209-char remark

    Show marketing remark (209 chars)

    What a great little starter home! 2 bedroom, 1 bath located at the end of a no outlet street. New roof. Large rear deck and fenced yard for privacy. Partial basement. Property is being sold in as-is condition.

18. 2023-06-08
    historical
19. 2023-04-17
    price $49,900
20. 2023-03-29
    status Active
21. 2023-03-14
    status Pending
22. 2023-02-27
    listed $60,000 Active
23. 2011-03-31
    historical
24. 2011-01-31
    historical
25. 2010-12-13
    listed $37,900
26. 2009-03-21
    listed $37,900
27. 2004-09-29
    soldstatus $39,000

ⓘ 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: $522 · $43/mo
• Projected year-2 tax: $845 · $70/mo
• Expected delta: +$323/yr (+$27/mo · 61.9%)

ⓘ 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 4/10 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,986
• − Mortgage interest: −$4,196
• − Property taxes: −$522
• − Insurance: −$374
• − Repairs & maintenance: −$879
• − Management: −$879
• − Depreciation: −$2,179
• Taxable income: $1,957
• Est. tax owed @ 24.0%: −$470
• After-tax cash flow: $2,599/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

+74.4% since first listed

11 events — show timeline

• 2025-11-09 Listed $68,000 Dayton MLS
• 2023-06-08 Listing Removed — Dayton MLS
• 2023-04-17 Price Changed $49,900 Dayton MLS
• 2023-03-29 Relisted — Dayton MLS
• 2023-03-14 Pending — Dayton MLS
• 2023-02-27 Listed $60,000 Dayton MLS
• 2011-03-31 Listing Removed — Dayton MLS
• 2011-01-31 Listing Removed — Cincy MLS
• 2010-12-13 Listed $37,900 Cincy MLS
• 2009-03-21 Listed $37,900 Dayton MLS
• 2004-09-29 Sold (Public Records) $39,000 Public Records

Property tax history

-2.2%/yr

Latest (2025): $522 · +2.3% YoY. Source: county tax records.