2239 Esmeralda Ave · Fort McKinley, OH 45406

$69,900

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 50 Days on market

Built 1956 5,502 sqft lot $81/sqft · 6% below area Est $75k · 6% under

---

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 +30.0/30.0
• ARV discount +10.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the charm of Dayton living in this delightful single-family residence, offering comfortable spaces and a welcoming atmosphere. Featuring 3 bedrooms, 1 full bathroom, attached 1-car garage with 864 square feet of living space. The home boasts a meticulously maintained exterior with inviting curb appeal, featuring lush surroundings and mature trees that enhance its facade. Step inside to an inviting living area bathed in abundant natural light, showcasing gleaming hardwood floors that create a bright and welcoming ambiance. The spacious kitchen provides ample cabinetry and counter space, presenting a canvas for personalized culinary endeavors, and includes a refrigerator for immediate utility. Each of the three bedrooms offers comfortable living, characterized by ample natural light and generous storage solutions. The bathroom features a classic tub and toilet configuration, complemented by a vanity and tiled walls. Outside, a spacious backyard, graced with mature trees, offers a wonderful canvas for outdoor living and gardening, ideal for relaxation or entertaining. Convenient driveway parking completes this charming residence, strategically situated on Esmeralda Avenue in Dayton, Ohio.

Key facts

• Inviting curb appeal
• Ample cabinetry
• Spacious kitchen

Tags

• INVITING CURB APPEAL
• ABUNDANT NATURAL LIGHT
• GLEAMING HARDWOOD FLOORS
• SPACIOUS KITCHEN
• AMPLE CABINETRY
• GENEROUS STORAGE SOLUTIONS

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached one-car garage
• Home design: Single-story home
• Construction: Frame construction; Vinyl siding
• Exterior features: Fenced yard; Lot approximately 50 x 110 (residential)

Interior

• Kitchen: Eat-in kitchen; Refrigerator
• Bedrooms: Bedroom on main level (6 x 6); Bedroom on main level (8 x 7); Bedroom on main level (9 x 7)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Crawl space basement; Eat-in kitchen
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 30% 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 $483 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 + 3.0% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.51% ✓
• Cap rate: 12.37%
• Cash-on-cash: 21.71%
• DSCR: 1.97
• GRM: 5.5

CMA / ARV

• ARV (median comp): $74,575
• List price: $69,900
• Delta: -6.27%
• 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
3748 Saint James Ave	0.15mi	3/1.0	864 (0%)	6mo	$92,500	$107	88
4075 Middlehurst Ln	0.15mi	3/1.0	979 (+13%)	2mo	$89,900	$92	70
2612 N Gettysburg Ave	0.15mi	2/1.0 (-1)	780 (-10%)	3mo	$28,200	$36	70
2660 Grant Ave	0.42mi	3/1.5	912 (+6%)	1mo	$78,000	$86	68
4445 Prescott Ave	0.40mi	2/1.0 (-1)	888 (+3%)	7mo	$40,000	$45	66
2200 Kensington Dr	0.49mi	2/1.0 (-1)	840 (-3%)	8mo	$75,000	$89	61
4637 Waymire Ave	0.56mi	3/1.0	906 (+5%)	8mo	$65,000	$72	59
2826 W Hillcrest Ave	0.73mi	3/1.0	898 (+4%)	5mo	$95,000	$106	55
3816 Lori Sue Ave	0.67mi	3/1.0	925 (+7%)	3mo	$152,000	$164	54
2532 Hancock Ave	0.23mi	2/2.0 (-1)	980 (+13%)	8mo	$40,500	$41	51
1816 Wesleyan Rd	0.70mi	3/1.5	920 (+6%)	6mo	$133,000	$145	49
4715 Greenwich Village Ave	0.60mi	2/1.0 (-1)	756 (-12%)	6mo	$21,500	$28	41

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: 14.4%
• Equity multiple: 1.58×
• Total profit: $11,268
• Equity at exit: $10,422

10-year hold

• IRR: 23.2%
• Equity multiple: 2.99×
• Total profit: $39,037
• Equity at exit: $6,044

Cash invested: $19,572 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,057 high
• Mortgage (P&I): −$367
• Tax from tax record: −$85 /mo · $1,021/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $354

Break-even live

Break-even rent $609

Max offer price $69,900

Occupancy floor 62%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2408 Falmouth Ave Dayton, OH	2.0	1.0	806	$950	$1.18	23d	1	0.09mi
2501 Fairport Ave Dayton, OH	2.0	1.0	605	$850	$1.40	44d	1	0.24mi
2609 Fairport Ave Dayton, OH	3.0	1.0	1000	$1,025	$1.02	3d	1	0.27mi
4446 Waymire Ave Dayton, OH	3.0	1.0	1100	$1,100	$1.00	21d	1	0.36mi
1720 Kings Mill Ct Dayton, OH	2.0	1.5	975	$925	$0.95	23d	1	0.61mi
4629 Queens Ave Dayton, OH	2.0	1.0	900	$1,100	$1.22	44d	1	0.64mi
3537 Otterbein Ave Unit d Dayton, OH	2.0	1.0	900	$925	$1.03	44d	1	0.69mi
2002 Val Vista Ct Dayton, OH	3.0	1.0	975	$1,095	$1.12	21d	1	0.74mi
1732 Harold Dr Dayton, OH	2.0	1.0	805	$925	$1.15	44d	1	0.75mi
3711 Pittsburg Ave Dayton, OH	2.0	1.0	800	$875	$1.09	44d	1	0.76mi
3311 Otterbein Ave Dayton, OH	3.0	1.5	1004	$1,300	$1.29	11d	1	0.76mi
3650 Otterbein Ave Unit 3650 Dayton, OH	2.0	1.0	900	$800	$0.89	3d	1	0.77mi
3652 Otterbein Ave Unit 3652 Dayton, OH	2.0	1.0	700	$800	$1.14	3d	1	0.78mi
2014 Hickorydale Dr Unit 2016 Dayton, OH	2.0	1.0	800	$900	$1.12	44d	1	0.80mi
2109 Victoria Ave Dayton, OH	2.0	1.0	714	$950	$1.33	3d	1	0.81mi
5112 W Hillcrest Ave Unit 1 Dayton, OH	3.0	1.0	972	$700	$0.72	23d	1	0.84mi
3552 Stanford Pl Unit 3552 Dayton, OH	2.0	1.0	800	$800	$1.00	44d	1	0.94mi
3552 Stanford Pl Dayton, OH	2.0	1.0	800	$800	$1.00	23d	1	0.94mi
3858 Haney Rd Dayton, OH	2.0	1.0	850	$825	$0.97	3d	1	1.05mi
4132 Natchez Ave Dayton, OH	3.0	1.5	991	$1,250	$1.26	3d	1	1.09mi
3007 Cornell Dr Dayton, OH	2.0	1.0	827	$1,000	$1.21	3d	1	1.14mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	3d	1	1.15mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	44d	1	1.15mi
829 Uhrig Ave Unit 3 Dayton, OH	2.0	1.0	760	$875	$1.15	14d	1	1.19mi
4161 Mapleleaf Dr Dayton, OH	3.0	1.0	960	$1,250	$1.30	3d	1	1.25mi
1004 W Fairview Ave Dayton, OH	2.0	1.0	1053	$950	$0.90	23d	1	1.28mi
1019 Cherry Dr Dayton, OH	4.0	1.0	1057	$1,125	$1.06	44d	1	1.31mi
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	44d	1	1.31mi
4527 Channing Ln Dayton, OH	3.0	1.0	946	$1,600	$1.69	44d	1	1.43mi
3222 Athens Ave Unit C Dayton, OH	2.0	1.0	700	$700	$1.00	44d	1	1.45mi
4425 Thompson Dr Dayton, OH	3.0	1.0	864	$1,150	$1.33	3d	1	1.48mi

Listing history 23 events

1. 2026-06-18
   days on market $69,900 Active 50 DOM
2. 2026-06-17
   days on market $69,900 Active 49 DOM
3. 2026-06-16
   days on market $69,900 Active 48 DOM
4. 2026-06-15
   days on market $69,900 Active 47 DOM
5. 2026-06-14
   days on market $69,900 Active 45 DOM
6. 2026-06-13
   days on market $69,900 Active 44 DOM
7. 2026-06-10
   days on market $69,900 Active 42 DOM
8. 2026-06-09
   days on market $69,900 Active 41 DOM
9. 2026-06-09
   price $69,900 Active 40 DOM
10. 2026-06-08
    days on market $79,900 Active 40 DOM

    Show marketing remark (1213 chars)

    Discover the charm of Dayton living in this delightful single-family residence, offering comfortable spaces and a welcoming atmosphere. Featuring 3 bedrooms, 1 full bathroom, attached 1-car garage with 864 square feet of living space. The home boasts a meticulously maintained exterior with inviting curb appeal, featuring lush surroundings and mature trees that enhance its facade. Step inside to an inviting living area bathed in abundant natural light, showcasing gleaming hardwood floors that create a bright and welcoming ambiance. The spacious kitchen provides ample cabinetry and counter space, presenting a canvas for personalized culinary endeavors, and includes a refrigerator for immediate utility. Each of the three bedrooms offers comfortable living, characterized by ample natural light and generous storage solutions. The bathroom features a classic tub and toilet configuration, complemented by a vanity and tiled walls. Outside, a spacious backyard, graced with mature trees, offers a wonderful canvas for outdoor living and gardening, ideal for relaxation or entertaining. Convenient driveway parking completes this charming residence, strategically situated on Esmeralda Avenue in Dayton, Ohio.

11. 2026-06-07
    days on market $79,900 Active 39 DOM
12. 2026-06-05
    days on market $79,900 Active 36 DOM
13. 2026-06-03
    days on market $79,900 Active 35 DOM
14. 2026-06-02
    days on market $79,900 Active 34 DOM
15. 2026-06-01
    days on market $79,900 Active 33 DOM
16. 2026-05-31
    days on market $79,900 Active 32 DOM
17. 2026-04-29
    listed $79,900 Active 1213-char remark

    Show marketing remark (1213 chars)

    Discover the charm of Dayton living in this delightful single-family residence, offering comfortable spaces and a welcoming atmosphere. Featuring 3 bedrooms, 1 full bathroom, attached 1-car garage with 864 square feet of living space. The home boasts a meticulously maintained exterior with inviting curb appeal, featuring lush surroundings and mature trees that enhance its facade. Step inside to an inviting living area bathed in abundant natural light, showcasing gleaming hardwood floors that create a bright and welcoming ambiance. The spacious kitchen provides ample cabinetry and counter space, presenting a canvas for personalized culinary endeavors, and includes a refrigerator for immediate utility. Each of the three bedrooms offers comfortable living, characterized by ample natural light and generous storage solutions. The bathroom features a classic tub and toilet configuration, complemented by a vanity and tiled walls. Outside, a spacious backyard, graced with mature trees, offers a wonderful canvas for outdoor living and gardening, ideal for relaxation or entertaining. Convenient driveway parking completes this charming residence, strategically situated on Esmeralda Avenue in Dayton, Ohio.

18. 2026-04-29
    listed $79,900 Active 1213-char remark

    Show marketing remark (1213 chars)

    Discover the charm of Dayton living in this delightful single-family residence, offering comfortable spaces and a welcoming atmosphere. Featuring 3 bedrooms, 1 full bathroom, attached 1-car garage with 864 square feet of living space. The home boasts a meticulously maintained exterior with inviting curb appeal, featuring lush surroundings and mature trees that enhance its facade. Step inside to an inviting living area bathed in abundant natural light, showcasing gleaming hardwood floors that create a bright and welcoming ambiance. The spacious kitchen provides ample cabinetry and counter space, presenting a canvas for personalized culinary endeavors, and includes a refrigerator for immediate utility. Each of the three bedrooms offers comfortable living, characterized by ample natural light and generous storage solutions. The bathroom features a classic tub and toilet configuration, complemented by a vanity and tiled walls. Outside, a spacious backyard, graced with mature trees, offers a wonderful canvas for outdoor living and gardening, ideal for relaxation or entertaining. Convenient driveway parking completes this charming residence, strategically situated on Esmeralda Avenue in Dayton, Ohio.

19. 2020-08-21
    historical
20. 2020-03-11
    listed $30,341 Active
21. 1995-11-01
    soldstatus $48,000
22. 1987-02-28
    soldstatus $27,500
23. 1986-04-02
    soldstatus $8,500

ⓘ 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: $1,021 · $85/mo
• Projected year-2 tax: $1,055 · $88/mo
• Expected delta: +$35/yr (+$3/mo · 3.4%)

ⓘ 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 ≥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: $12,680
• − Mortgage interest: −$3,915
• − Property taxes: −$1,021
• − Insurance: −$350
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$2,033
• Taxable income: $3,332
• Est. tax owed @ 24.0%: −$800
• After-tax cash flow: $3,449/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 — Fort McKinley

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Fort McKinley, OH
• County: Montgomery County · 459,541 people
• 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

+722.4% since first listed

9 events — show timeline

• 2026-06-08 Price Changed $69,900 WRIST
• 2026-06-08 Price Changed $69,900 Dayton MLS
• 2026-04-29 Listed $79,900 Dayton MLS
• 2026-04-29 Listed $79,900 WRIST
• 2020-08-21 Listing Removed — Cincy MLS
• 2020-03-11 Listed $30,341 Cincy MLS
• 1995-11-01 Sold (Public Records) $48,000 Public Records
• 1987-02-28 Sold (Public Records) $27,500 Public Records
• 1986-04-02 Sold (Public Records) $8,500 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,021 · -12.2% YoY. Source: county tax records.