2627 Ome Ave · Dayton, OH 45414

$59,900

2 bd · 1.0 ba · 718 sqft · SingleFamily public records · 74 Days on market

Built 1945 5,332 sqft lot Est $90k · 33% under

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Why this score? — see what drove the A- 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Rent growth +4.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the charm of Dayton living in this delightful single-family residence, offering a serene escape with immediate access to local conveniences. This inviting home is perfectly designed for comfortable living, presenting a wonderful opportunity for those seeking a harmonious blend of tranquility and accessibility. Experience the ease of a thoughtfully laid-out floor plan spanning 718 square feet, ensuring every space is utilized to its fullest potential. This property also presents an excellent opportunity for investors or those looking for a fixer-upper project to customize and add value. The exterior of this charming one-story abode enhances its appeal with both a welcoming porch and

Key facts

• Manageable acreage
• Functional patio
• Welcoming porch

Tags

• WELCOMING PORCH
• FUNCTIONAL PATIO
• MANAGEABLE ACREAGE

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Utilities: Natural gas heating; Central air conditioning
• Home design: Residential property
• Construction: Vinyl siding
• Exterior features: Partial fencing; Porch; Patio

Interior

• Kitchen: Kitchen on main level (15 x 13); Breakfast nook on main level (13 x 6)
• Bedrooms: Bedroom on second level (26 x 10)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Total of 5 rooms; Partial crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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.
• Market conditions: Rents rising fast (+7.4%/yr); 51 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $414 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 + 7.4% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $44k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.68% ✓
• Cap rate: 13.77%
• Cash-on-cash: 26.70%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $89,750
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2423 Ome Ave	0.25mi	2/1.0	700 (-2%)	1mo	$118,000	$169	83
2422 Oneida Ave	0.29mi	2/1.0	758 (+6%)	9mo	$132,000	$174	70
2535 Ontario Ave	0.10mi	2/1.0	624 (-13%)	18mo	$40,000	$64	59
2247 Ontario Ave	0.45mi	3/1.0 (+1)	668 (-7%)	16mo	$83,500	$125	49
2016 Neva Dr	0.67mi	2/1.0	628 (-12%)	4mo	$67,000	$107	45

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 · 7.41% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 1.87×
• Total profit: $14,544
• Equity at exit: $8,931

10-year hold

• IRR: 31.4%
• Equity multiple: 4.52×
• Total profit: $58,988
• Equity at exit: $5,179

Cash invested: $16,772 (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 45414

• Rents YoY: 7.4%
• Active inventory: 51
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,005 high
• Mortgage (P&I): −$314
• Tax from tax record: −$81 /mo · $976/yr
• Insurance: −$25
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $307

Break-even live

Break-even rent $616

Max offer price $59,900

Occupancy floor 64%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3001 Idylwilde Blvd Unit 1D Dayton, OH	1.0	1.0	500	$825	$1.65	2d	1	0.84mi
3001 Idylwilde Blvd Unit 1B Dayton, OH	1.0	1.0	500	$750	$1.50	3d	1	0.84mi
4702 Bryant Ave Unit 1 Dayton, OH	1.0	1.0	574	$725	$1.26	23d	1	1.06mi
623 Troy St Unit D Dayton, OH	1.0	1.0	550	$725	$1.32	2d	1	1.30mi
623 Troy St Unit A Dayton, OH	1.0	1.0	550	$695	$1.26	43d	1	1.30mi
235 E Hillcrest Ave Dayton, OH	1.0	1.0	750	$775	$1.03	43d	1	1.43mi
246 Basswood Ave Unit 2 Dayton, OH	1.0	1.0	650	$650	$1.00	43d	1	1.43mi
410 E Bruce Ave Unit 410-3 Dayton, OH	2.0	1.0	650	$900	$1.38	43d	1	1.44mi
638 Redwood Ave Unit 4 Dayton, OH	1.0	1.0	650	$725	$1.12	3d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $59,900 Active 74 DOM
2. 2026-06-18
   status $59,900 Active 73 DOM
3. 2026-06-17
   days on market $59,900 ActiveUnderContract 73 DOM
4. 2026-06-16
   days on market $59,900 ActiveUnderContract 72 DOM
5. 2026-06-15
   days on market $59,900 ActiveUnderContract 71 DOM
6. 2026-06-14
   days on market $59,900 ActiveUnderContract 69 DOM
7. 2026-06-13
   days on market $59,900 ActiveUnderContract 68 DOM
8. 2026-06-10
   days on market $59,900 ActiveUnderContract 66 DOM
9. 2026-06-09
   days on market $59,900 ActiveUnderContract 65 DOM
10. 2026-06-08
    days on market $59,900 ActiveUnderContract 64 DOM
11. 2026-06-07
    days on market $59,900 ActiveUnderContract 63 DOM
12. 2026-06-03
    days on market $59,900 ActiveUnderContract 59 DOM
13. 2026-06-02
    days on market $59,900 ActiveUnderContract 58 DOM
14. 2026-06-01
    days on market $59,900 ActiveUnderContract 57 DOM
15. 2026-05-31
    days on market $59,900 ActiveUnderContract 56 DOM
16. 2026-04-27
    price $59,900
17. 2026-03-31
    listed $65,900 Active
18. 2003-09-03
    soldstatus $43,500

ⓘ 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: $976 · $81/mo
• Projected year-2 tax: $976 · $81/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°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: $12,055
• − Mortgage interest: −$3,355
• − Property taxes: −$976
• − Insurance: −$1,097
• − Repairs & maintenance: −$964
• − Management: −$964
• − Depreciation: −$1,743
• Taxable income: $2,955
• Est. tax owed @ 24.0%: −$709
• After-tax cash flow: $2,971/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)

No district data.

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

• County: Montgomery County · 459,541 people
• City population: 164,387
• Metro: Dayton-Kettering, OH
• Population (ZIP): 21,167
• Household income: $54,485
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 801.0

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 (75%)
• Race & ethnicity: White 75% Black 15% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 2% Romanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% Arabic 1% Tagalog/Filipino 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: ▼ -142.46%
• Current HPI: 183.1124
• Rent YoY: ▲ 7.41%
• 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

+37.7% since first listed

3 events — show timeline

• 2026-04-27 Price Changed $59,900 Dayton MLS
• 2026-03-31 Listed $65,900 Dayton MLS
• 2003-09-03 Sold (Public Records) $43,500 Public Records

Property tax history

+1.8%/yr

Latest (2025): $976 · -8.0% YoY. Source: county tax records.