922 Linden Ave · Dayton, OH 45410

$165,000

3 bd · 3.0 ba · 1,656 sqft · MultiFamily public records · 4 Days on market

Built 1962 4,622 sqft lot Est $169k · 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +8.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

This property consists of 3 one-bed, one-bath apartments. Currently fully occupied. There is off-street parking for three cars. Tenants pay gas, electric & water.Recent improvements include: Apt A New floors, New Frig (2017), Apt B New floors Frig Stove(2017), Apt C All new floors Frig (2017) New countertop back slash.

Key facts

• Separate entrance
• Galley kitchen
• 4,622 sq ft lot

Tags

• GALLEY KITCHEN
• WASHER AND DRYER HOOK-UP
• DESIGNATED PARKING SPACE
• SEPARATE ENTRANCE

Property features AI

Finance

• Other: Offered for sale
• Financial info: Gross rental income reported at $24,000

Exterior

• Parking: No garage
• Utilities: Natural gas available
• Home design: Single-story building; One building on the lot
• Construction: Brick construction; Slab foundation
• Exterior features: Residential zoning; Lot approximately 0.106 acre

Interior

• Bedrooms: Three 1-bedroom units
• Bathrooms: 3 full bathrooms (total for the property)
• Heating & cooling: Natural gas heating; Window unit cooling
• Interior features: Window cooling units; Natural gas heating

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/1-bath units multifamily listed at $165k.

Deal economics

• At list price, monthly cash flow is $814 ($10k/yr) — positive. Per door: $271/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 12.2% 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 25d on market — plan ~3-4 weeks tenant-placement turnaround); 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• At $2,416/mo this rent would consume 62% of the median local household income ($47k/yr) (locally 961% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 15y 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 $87k; list at $165k implies a 90% gain — meaningful room to come down on a strong offer.

Recommended offer $165,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.46% ✓
• Cap rate: 12.21%
• Cash-on-cash: 21.14%
• DSCR: 1.94
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $168,912
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1608 Xenia Ave	0.14mi	3/2.0	1,564 (-6%)	10mo	$160,000	$102	72
1125 Pursell Ave	0.59mi	3/3.0	1,656 (0%)	1mo	$160,000	$97	71
20 Parnell Ave	0.37mi	4/2.0 (+1)	1,724 (+4%)	2mo	$65,000	$38	65
1629 Gondert Ave	0.72mi	3/3.0	1,656 (0%)	14mo	$170,100	$103	54
736 Wellmeier Ave	0.30mi	2/2.0 (-1)	1,432 (-14%)	9mo	$161,000	$112	47
1444 John Glenn Rd #1444	0.55mi	4/2.0 (+1)	1,792 (+8%)	7mo	$187,500	$105	46
2519 E 5th St #2517	0.68mi	2/2.0 (-1)	1,748 (+6%)	13mo	$82,500	$47	39
1504 Coventry Rd	0.64mi	4/2.0 (+1)	1,560 (-6%)	15mo	$173,600	$111	39
1607 Gondert Ave #1603	0.68mi	3/3.0	1,800 (+9%)	19mo	$170,000	$94	38
624-626 Pritz Ave	0.33mi	4/2.0 (+1)	1,904 (+15%)	23mo	$65,000	$34	32

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: 19.0%
• Equity multiple: 1.82×
• Total profit: $37,867
• Equity at exit: $24,602

10-year hold

• IRR: 30.6%
• Equity multiple: 4.42×
• Total profit: $157,858
• Equity at exit: $14,266

Cash invested: $46,200 (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: 17.1×

Monthly cashflow live

• Estimated rent: $2,416 high
• Mortgage (P&I): −$865
• Tax from tax record: −$161 /mo · $1,930/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $814

Break-even live

Break-even rent $1,386

Max offer price $165,000

Occupancy floor 61%

Sensitivity live

Price	-10% $907	-5% $860	+0% $814	+5% $767	+10% $720
Rent	-10% $623	-5% $718	+0% $814	+5% $909	+10% $1,005
Rate	-1.0pp $897	-0.5pp $856	base $814	+0.5pp $771	+1.0pp $727

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$2,415
Total (3 units)			$2,416

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
637 Creighton Ave Dayton, OH	3.0	1.0	1144	$1,350	$1.18	15d	1	0.18mi
115 Livingston Ave Dayton, OH	3.0	1.0	1624	$1,450	$0.89	45d	1	0.26mi
706 Kolping Ave Unit 706 Dayton, OH	3.0	1.5	1172	$1,300	$1.11	3d	1	0.32mi
1354 Ohmer St Unit 1356C Dayton, OH	2.0	2.0	1200	$900	$0.75	44d	1	0.35mi
836 Wellmeier Ave Dayton, OH	4.0	1.0	2148	$1,500	$0.70	4d	1	0.38mi
854 Santa Cruz Ave Dayton, OH	3.0	1.0	1060	$1,300	$1.23	44d	1	0.44mi
424 Bantz Ct Dayton, OH	3.0	1.0	1192	$1,050	$0.88	4d	1	0.44mi
201 Pleasant Ave Unit 203 Dayton, OH	2.0	1.0	1250	$975	$0.78	24d	1	0.46mi
314 Sheridan Ave Dayton, OH	3.0	1.0	1258	$1,150	$0.91	4d	1	0.48mi
511 Parrot St Dayton, OH	3.0	1.5	1618	$1,100	$0.68	15d	1	0.54mi
1101 Phillips Ave Unit 1101 Dayton, OH	3.0	1.5	1300	$1,450	$1.12	44d	1	0.58mi
1430 Coventry Rd Dayton, OH	2.0	1.0	1106	$1,125	$1.02	15d	1	0.59mi
1515 Wyoming St Dayton, OH	3.0	1.0	1400	$1,000	$0.71	44d	1	0.60mi
1411 Wyoming St Dayton, OH	3.0	1.0	1256	$1,095	$0.87	3d	1	0.66mi
1520 S Smithville Rd Dayton, OH	3.0	2.0	1481	$1,345	$0.91	3d	1	0.77mi
15 John St Unit 15 Dayton, OH	2.0	1.0	1200	$800	$0.67	24d	1	0.78mi
136 Indiana Ave Dayton, OH	3.0	1.0	1194	$1,250	$1.05	24d	1	0.82mi
3817 E 5th St Dayton, OH	2.0	1.0	1178	$1,295	$1.10	3d	1	0.84mi
31 Bidleman St Dayton, OH	2.0	1.5	1568	$1,100	$0.70	44d	1	0.90mi
20 Lucerne Ave Dayton, OH	3.0	1.0	1378	$1,200	$0.87	44d	1	0.95mi
4403 Burkhardt Ave Dayton, OH	3.0	1.0–2.0	800	$1,100	$1.38	3d	1	0.95mi
2600 Wayne Ave Dayton, OH	4.0	1.5	1328	$1,500	$1.13	24d	1	0.97mi
1020 Walnut Hill Pl Dayton, OH	3.0	1.0	1200	$1,400	$1.17	44d	1	0.99mi
438 Clover St Dayton, OH	3.0	2.0	2156	$1,025	$0.48	44d	1	0.99mi
2924 E 2nd St Unit 2 Dayton, OH	2.0	1.0	2078	$875	$0.42	24d	1	0.99mi
1038 Walnut Hill Pl Dayton, OH	3.0	1.0	1232	$1,095	$0.89	44d	1	1.00mi
29 N Garfield St Dayton, OH	3.0	1.0	1092	$1,000	$0.92	24d	1	1.01mi
3707 E 3rd St Unit 3705 Dayton, OH	3.0	1.0	1410	$1,045	$0.74	24d	1	1.03mi
3719 E 3rd St Unit 3717 Dayton, OH	3.0	1.0	1092	$1,100	$1.01	3d	1	1.04mi
313 Illinois Ave Dayton, OH	3.0	1.0	1142	$975	$0.85	4d	1	1.04mi
32 Gebhart St Dayton, OH	4.0	1.0	1800	$1,400	$0.78	15d	1	1.05mi
2114 Wayne Ave Dayton, OH	4.0	2.0	1723	$1,595	$0.93	44d	1	1.09mi
2132 Wayne Ave Dayton, OH	3.0	2.0	1484	$1,350	$0.91	3d	1	1.10mi
4013 E 3rd St Dayton, OH	2.0	1.5	1144	$1,095	$0.96	15d	1	1.10mi
1659 Hearthstone Dr Dayton, OH	3.0	1.0	1102	$1,195	$1.08	3d	1	1.11mi
1603 Manette Pl Dayton, OH	4.0	2.0	2000	$1,695	$0.85	15d	1	1.20mi
920 E Stewart St Dayton, OH	4.0	1.0	1322	$1,425	$1.08	44d	1	1.21mi
244 Quitman St Unit A Dayton, OH	3.0	1.0	1987	$1,325	$0.67	24d	1	1.23mi
534 Beckman St Dayton, OH	3.0	2.0	1452	$1,400	$0.96	3d	1	1.29mi
4249 Pleasant View Ave Dayton, OH	3.0	2.0	1440	$1,695	$1.18	44d	1	1.29mi

Listing history 23 events

1. 2026-05-15
   status Pending
2. 2026-05-11
   listed $165,000 Active
3. 2022-02-15
   price $600
4. 2020-01-09
   soldstatus $87,000
5. 2019-12-31
   soldstatus $87,000 Sold 324-char remark

   Show marketing remark (364 chars)

   This property consists of 3 one-bed, one-bath apartments. Currently fully occupied. There is off-street parking for three cars. Tenants pay gas, electric & water. Recent improvements include: Apt A New floors, New Frig (2017), Apt B New floors Frig Stove(2017)Fresh Paint (2019), Apt C All new floors Frig (2017) Fresh paint (2019) New countertop back slash.

6. 2019-12-31
   soldstatus $87,000 Sold 364-char remark

   Show marketing remark (364 chars)

   This property consists of 3 one-bed, one-bath apartments. Currently fully occupied. There is off-street parking for three cars. Tenants pay gas, electric & water. Recent improvements include: Apt A New floors, New Frig (2017), Apt B New floors Frig Stove(2017)Fresh Paint (2019), Apt C All new floors Frig (2017) Fresh paint (2019) New countertop back slash.

7. 2019-12-31
   soldstatus $87,000 Closed 364-char remark

   Show marketing remark (364 chars)

   This property consists of 3 one-bed, one-bath apartments. Currently fully occupied. There is off-street parking for three cars. Tenants pay gas, electric & water. Recent improvements include: Apt A New floors, New Frig (2017), Apt B New floors Frig Stove(2017)Fresh Paint (2019), Apt C All new floors Frig (2017) Fresh paint (2019) New countertop back slash.

8. 2019-11-27
   historical Contingency Pending 324-char remark

   Show marketing remark (324 chars)

   This property consists of 3 one-bed, one-bath apartments. Currently fully occupied. There is off-street parking for three cars. Tenants pay gas, electric & water.Recent improvements include: Apt A New floors, New Frig (2017), Apt B New floors Frig Stove(2017), Apt C All new floors Frig (2017) New countertop back slash.

9. 2019-11-12
   status Pending 364-char remark

   Show marketing remark (364 chars)

   This property consists of 3 one-bed, one-bath apartments. Currently fully occupied. There is off-street parking for three cars. Tenants pay gas, electric & water. Recent improvements include: Apt A New floors, New Frig (2017), Apt B New floors Frig Stove(2017)Fresh Paint (2019), Apt C All new floors Frig (2017) Fresh paint (2019) New countertop back slash.

10. 2019-09-22
    listed $92,500 Active 364-char remark

    Show marketing remark (364 chars)

    This property consists of 3 one-bed, one-bath apartments. Currently fully occupied. There is off-street parking for three cars. Tenants pay gas, electric & water. Recent improvements include: Apt A New floors, New Frig (2017), Apt B New floors Frig Stove(2017)Fresh Paint (2019), Apt C All new floors Frig (2017) Fresh paint (2019) New countertop back slash.

11. 2019-09-21
    listed $92,500 Active 324-char remark

    Show marketing remark (324 chars)

    This property consists of 3 one-bed, one-bath apartments. Currently fully occupied. There is off-street parking for three cars. Tenants pay gas, electric & water.Recent improvements include: Apt A New floors, New Frig (2017), Apt B New floors Frig Stove(2017), Apt C All new floors Frig (2017) New countertop back slash.

12. 2018-06-18
    soldstatus $12,027
13. 2018-06-18
    soldstatus $78,000
14. 2018-06-04
    soldstatus $78,000 Sold
15. 2018-06-04
    soldstatus $78,000 Closed
16. 2018-05-03
    status Pending
17. 2018-04-13
    listed $85,900 Active
18. 2015-07-08
    soldstatus $40,000
19. 2012-02-17
    soldstatus $56,000
20. 2012-02-07
    soldstatus $28,000 Closed
21. 2012-02-07
    soldstatus $28,000
22. 2011-11-29
    historical
23. 2011-05-03
    listed $64,900

ⓘ 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: $1,930 · $161/mo
• Projected year-2 tax: $2,252 · $188/mo
• Expected delta: +$322/yr (+$27/mo · 16.7%)

ⓘ 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,992
• − Mortgage interest: −$9,243
• − Property taxes: −$1,930
• − Insurance: −$825
• − Repairs & maintenance: −$2,319
• − Management: −$2,319
• − Depreciation: −$4,800
• Taxable income: $7,555
• Est. tax owed @ 24.0%: −$1,813
• After-tax cash flow: $7,952/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

+154.2% since first listed

23 events — show timeline

• 2026-05-15 Pending — Dayton MLS
• 2026-05-11 Listed $165,000 Dayton MLS
• 2022-02-15 Price Changed $600 RENT.
• 2020-01-09 Sold (Public Records) $87,000 Public Records
• 2019-12-31 Sold (MLS) $87,000 Dayton MLS
• 2019-12-31 Sold (MLS) $87,000 Dayton MLS
• 2019-12-31 Sold (MLS) $87,000 Cincy MLS
• 2019-11-27 Contingent — Cincy MLS
• 2019-11-12 Pending — Dayton MLS
• 2019-09-22 Listed $92,500 Dayton MLS
• 2019-09-21 Listed $92,500 Cincy MLS
• 2018-06-18 Sold (Public Records) $78,000 Public Records
• 2018-06-18 Sold (Public Records) $12,027 Public Records
• 2018-06-04 Sold (MLS) $78,000 Dayton MLS
• 2018-06-04 Sold (MLS) $78,000 Dayton MLS
• 2018-05-03 Pending — Dayton MLS
• 2018-04-13 Listed $85,900 Dayton MLS
• 2015-07-08 Sold (Public Records) $40,000 Public Records
• 2012-02-17 Sold (Public Records) $56,000 Public Records
• 2012-02-07 Sold (MLS) $28,000 Dayton MLS
• 2012-02-07 Sold (MLS) $28,000 Dayton MLS
• 2011-11-29 Listing Removed — Dayton MLS
• 2011-05-03 Listed $64,900 Dayton MLS

Property tax history

+2.2%/yr

Latest (2025): $1,930 · -0.2% YoY. Source: county tax records.