159 Oaklawn Ave · Dayton, OH 45410

$119,000

3 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 113 Days on market

Built 1927 4,365 sqft lot $90/sqft · 14% below area Est $138k · 14% under

---

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 +22.3/30.0
• ARV discount +13.7/15.0
• DSCR +7.1/10.0
• 1% rule +5.1/10.0
• 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

Large 3 Bedroom home in need of updates, new roof in 2021 with new decking. Large fenced yard long term tenants.

Key facts

• New decking
• Fenced yard
• New roof

Tags

• NEW ROOF
• NEW DECKING
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $108k (9.0% below list) — sets the bar for market timing.

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 22d on market — plan ~3-4 weeks tenant-placement turnaround); 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 31% of the median local income ($47k/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 $823 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $70k; list at $119k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,290 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — 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: 1.01% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.04%
• DSCR: 1.31
• GRM: 8.3

CMA / ARV

• ARV (median comp): $138,082
• List price: $119,000
• Delta: -13.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 Wellmeier Ave	0.20mi	3/1.0	1,390 (+5%)	2mo	$210,000	$151	80
804 Linden Ave	0.19mi	3/2.0	1,395 (+6%)	1mo	$86,000	$62	77
115 Oaklawn Ave	0.08mi	2/1.0 (-1)	1,202 (-9%)	2mo	$79,900	$66	74
853 Creighton Ave	0.40mi	3/1.0	1,368 (+4%)	2mo	$125,000	$91	73
800 Linden Ave	0.20mi	3/1.5	1,472 (+12%)	0mo	$62,500	$42	69
1537 Fauver Ave	0.65mi	3/1.0	1,319 (-0%)	2mo	$170,319	$129	68
760 Greenlawn Ave	0.43mi	3/1.0	1,232 (-7%)	1mo	$14,900	$12	68
849 Wellmeier Ave	0.34mi	3/2.0	1,453 (+10%)	2mo	$199,000	$137	62
1643 Fauver Ave	0.74mi	3/1.5	1,322 (+0%)	2mo	$210,000	$159	62
1014 Arbor Ave	0.46mi	3/1.5	1,488 (+13%)	2mo	$99,900	$67	54
3027 Wellington Dr	0.67mi	3/2.0	1,441 (+9%)	1mo	$210,000	$146	49
1629 John Glenn Rd	0.62mi	3/1.0	1,128 (-14%)	1mo	$184,000	$163	46

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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-513
• Equity at exit: $17,743

10-year hold

• IRR: 13.7%
• Equity multiple: 2.33×
• Total profit: $44,375
• Equity at exit: $10,289

Cash invested: $33,320 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,201 high
• Mortgage (P&I): −$624
• Tax from tax record: −$80 /mo · $959/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $195

Break-even live

Break-even rent $954

Max offer price $119,000

Occupancy floor 79%

Sensitivity live

Price	-10% $263	-5% $229	+0% $195	+5% $162	+10% $128
Rent	-10% $101	-5% $148	+0% $195	+5% $243	+10% $290
Rate	-1.0pp $255	-0.5pp $226	base $195	+0.5pp $165	+1.0pp $133

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
706 Kolping Ave Unit 706 Dayton, OH	3.0	1.5	1172	$1,300	$1.11	3d	1	0.20mi
1354 Ohmer St Unit 1356C Dayton, OH	2.0	2.0	1200	$900	$0.75	44d	1	0.22mi
1354 Ohmer St Unit 1354A Dayton, OH	2.0	1.0	900	$675	$0.75	24d	1	0.22mi
1354 Ohmer St Unit 1354C Dayton, OH	2.0	1.0	900	$700	$0.78	44d	1	0.22mi
637 Creighton Ave Dayton, OH	3.0	1.0	1144	$1,350	$1.18	15d	1	0.24mi
2012 Saint Charles Ave Dayton, OH	2.0	1.0	945	$1,250	$1.32	44d	1	0.27mi
115 Livingston Ave Dayton, OH	3.0	1.0	1624	$1,450	$0.89	45d	1	0.31mi
1300 Chardon Ct Dayton, OH	2.0	1.0	970	$1,200	$1.24	3d	1	0.34mi
854 Santa Cruz Ave Dayton, OH	3.0	1.0	1060	$1,300	$1.23	44d	1	0.34mi
1430 Coventry Rd Dayton, OH	2.0	1.0	1106	$1,125	$1.02	15d	1	0.46mi
201 Pleasant Ave Unit 203 Dayton, OH	2.0	1.0	1250	$975	$0.78	24d	1	0.51mi
314 Sheridan Ave Dayton, OH	3.0	1.0	1258	$1,150	$0.91	4d	1	0.56mi
424 Bantz Ct Dayton, OH	3.0	1.0	1192	$1,050	$0.88	4d	1	0.57mi
1101 Phillips Ave Unit 1101 Dayton, OH	3.0	1.5	1300	$1,450	$1.12	44d	1	0.58mi
2306 Alice St Dayton, OH	3.0	1.0	918	$1,200	$1.31	4d	1	0.59mi
511 Parrot St Dayton, OH	3.0	1.5	1618	$1,100	$0.68	15d	1	0.64mi
1620 Gummer Ave Dayton, OH	2.0	1.0	875	$950	$1.09	4d	1	0.64mi
1520 S Smithville Rd Dayton, OH	3.0	2.0	1481	$1,345	$0.91	3d	1	0.65mi
1515 Wyoming St Dayton, OH	3.0	1.0	1400	$1,000	$0.71	44d	1	0.65mi
3100 Linden Ave Unit 3102 Dayton, OH	2.0	1.0	1035	$995	$0.96	44d	1	0.65mi
224 S Irwin St Unit 226 Dayton, OH	2.0	1.0	992	$900	$0.91	4d	1	0.67mi
1411 Wyoming St Dayton, OH	3.0	1.0	1256	$1,095	$0.87	3d	1	0.72mi
210 S Hedges St Dayton, OH	2.0	1.5	1048	$1,045	$1.00	22d	1	0.72mi
1704 Huffman Ave Unit 1706 Huffman Dayton, OH	2.0	1.0	896	$900	$1.00	4d	1	0.79mi
517 Mertland Ave Dayton, OH	2.0	1.0	876	$875	$1.00	15d	1	0.79mi
515 Mertland Ave Dayton, OH	2.0	1.0	876	$950	$1.08	24d	1	0.79mi
120 S Monmouth St Dayton, OH	2.0	1.0	1000	$950	$0.95	44d	1	0.80mi
1143 Blakley Dr Dayton, OH	3.0	1.0	947	$1,195	$1.26	15d	1	0.81mi
1029 Blakley Dr Dayton, OH	3.0	1.0	947	$1,300	$1.37	3d	1	0.81mi
136 Indiana Ave Dayton, OH	3.0	1.0	1194	$1,250	$1.05	24d	1	0.85mi
3817 E 5th St Dayton, OH	2.0	1.0	1178	$1,295	$1.10	3d	1	0.85mi
1770 Suman Ave Dayton, OH	2.0	1.0	904	$1,145	$1.27	44d	1	0.85mi
1410 Phillips Ave Unit 1 Dayton, OH	2.0	1.0	1000	$950	$0.95	44d	1	0.90mi
15 John St Unit 15 Dayton, OH	2.0	1.0	1200	$800	$0.67	24d	1	0.90mi
1905 Coventry Rd Dayton, OH	2.0	1.0	1000	$1,250	$1.25	24d	1	0.91mi
4403 Burkhardt Ave Dayton, OH	3.0	1.0–2.0	800	$1,100	$1.38	3d	1	0.92mi
2600 Wayne Ave Dayton, OH	4.0	1.5	1328	$1,500	$1.13	24d	1	0.94mi
2029 Brookline Ave Dayton, OH	2.0	1.0	990	$1,270	$1.28	15d	1	0.97mi
1659 Hearthstone Dr Dayton, OH	3.0	1.0	1102	$1,195	$1.08	3d	1	0.98mi
2200 E 5th St Dayton, OH	2.0	1.0	1000	$825	$0.82	24d	1	0.98mi

Listing history 23 events

1. 2026-06-18
   days on market $119,000 Active 113 DOM
2. 2026-06-17
   days on market $119,000 Active 112 DOM
3. 2026-06-16
   days on market $119,000 Active 111 DOM
4. 2026-06-15
   days on market $119,000 Active 110 DOM
5. 2026-06-14
   days on market $119,000 Active 108 DOM
6. 2026-06-13
   days on market $119,000 Active 107 DOM
7. 2026-06-10
   days on market $119,000 Active 105 DOM
8. 2026-06-09
   days on market $119,000 Active 104 DOM
9. 2026-06-08
   days on market $119,000 Active 103 DOM
10. 2026-06-07
    days on market $119,000 Active 102 DOM
11. 2026-06-05
    days on market $119,000 Active 99 DOM
12. 2026-06-03
    days on market $119,000 Active 98 DOM
13. 2026-06-02
    days on market $119,000 Active 97 DOM
14. 2026-06-01
    days on market $119,000 Active 96 DOM
15. 2026-05-31
    days on market $119,000 Active 95 DOM
16. 2026-02-25
    listed $119,000 Active 112-char remark

    Show marketing remark (112 chars)

    Large 3 Bedroom home in need of updates, new roof in 2021 with new decking. Large fenced yard long term tenants.

17. 2017-07-26
    historical
18. 2017-07-26
    historical
19. 2017-07-26
    listed $20,000
20. 2010-05-06
    historical
21. 2009-05-06
    listed $50,000
22. 2000-08-16
    soldstatus $69,900
23. 1986-03-20
    soldstatus $32,000

ⓘ 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: $959 · $80/mo
• Projected year-2 tax: $1,408 · $117/mo
• Expected delta: +$449/yr (+$37/mo · 46.8%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,415
• − Mortgage interest: −$6,666
• − Property taxes: −$959
• − Insurance: −$595
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$3,462
• Taxable income: $427
• Est. tax owed @ 24.0%: −$102
• After-tax cash flow: $2,243/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

+271.9% since first listed

8 events — show timeline

• 2026-02-25 Listed $119,000 Dayton MLS
• 2017-07-26 Listing Removed — Dayton MLS
• 2017-07-26 Listing Removed — Dayton MLS
• 2017-07-26 Listed $20,000 Dayton MLS
• 2010-05-06 Listing Removed — Cincy MLS
• 2009-05-06 Listed $50,000 Cincy MLS
• 2000-08-16 Sold (Public Records) $69,900 Public Records
• 1986-03-20 Sold (Public Records) $32,000 Public Records

Property tax history

-5.7%/yr

Latest (2025): $959 · -0.2% YoY. Source: county tax records.