45 Drummer Ave · Dayton, OH 45403

$129,000

3 bd · 1.5 ba · 1,496 sqft · SingleFamily public records · 6 Days on market

Built 1919 4,225 sqft lot Est $124k · at est.

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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 +25.0/30.0
• DSCR +8.2/10.0
• 1% rule +5.8/10.0
• ARV discount +5.7/15.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just minutes away from the interstates, located off fifth street this 2 story home is waiting for its new owners. The highlight of this house is the beautiful original woodwork as well as the wooden floors. Well preserved and recently remodeled kitchen and bath. 95% furnace (2011), most windows are updated double hung vinyl . Nice basement with brick floored room great for whine cellar. Spacious backyard with additional storage shed. Walking distance to local stores and restaurants and short driving distance from downtown and the University of Dayton. This property is well priced and a must see!

Key facts

• Wooden floors
• New flooring
• Brick-floored room

Tags

• 95% EFFICIENCY FURNACE
• NEW FLOORING
• NEWLY INSTALLED CARPETING
• ORIGINAL WOODWORK
• WOODEN FLOORS
• BRICK-FLOORED ROOM

Property features AI

Finance

• Financial info: Property is for sale

Exterior

• Parking: No garage
• Security: Smoke detectors
• Utilities: Natural gas available; Public water; Public sewer
• Home design: Two-story home; Residential zoning; Entry level: main floor
• Construction: Vinyl siding; Cellar foundation
• Exterior features: Fenced yard (partial); Porch

Interior

• Kitchen: Range; Refrigerator; Disposal; Laminate counters
• Bedrooms: Total rooms: 7
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Interior features: Ceiling fans; Laminate countertops; Vinyl windows; Decorative fireplace; Partial unfinished basement
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Cap rate 8.9% vs local median 7.4% in Dayton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+3.7%/yr); 77 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); lower-income renter base — watch delinquency; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 44% of the median local income ($38k/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 $892 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.

Negotiation context

• Only 6 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 $14k; list at $129k implies a 856% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,000

Questions for the listing agent

1. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.08% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.38%
• DSCR: 1.42
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $124,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Sherman St	0.38mi	3/1.5	1,446 (-3%)	2mo	$73,000	$50	75
135 Drummer Ave	0.11mi	2/1.0 (-1)	1,400 (-6%)	5mo	$54,900	$39	73
109 Ringgold St	0.21mi	2/2.0 (-1)	1,554 (+4%)	10mo	$212,900	$137	68
136 Dover St	0.62mi	3/1.5	1,512 (+1%)	2mo	$92,000	$61	68
1820 E 4th St	0.25mi	2/1.5 (-1)	1,351 (-10%)	7mo	$70,000	$52	61
44 Bell St	0.50mi	2/1.5 (-1)	1,404 (-6%)	2mo	$125,000	$89	60
22 Van Buren St #2	0.71mi	2/1.5 (-1)	1,524 (+2%)	2mo	$304,900	$200	58
43 Clover St	0.66mi	2/1.0 (-1)	1,510 (+1%)	6mo	$64,000	$42	55
1102 Beaumont Ave	0.70mi	3/1.0	1,512 (+1%)	10mo	$130,000	$86	55
216 Fillmore St	0.61mi	3/1.0	1,586 (+6%)	6mo	$40,000	$25	54
659 Saint Paul Ave	0.68mi	3/1.0	1,379 (-8%)	10mo	$191,400	$139	45
232 Fillmore St	0.64mi	4/2.0 (+1)	1,386 (-7%)	10mo	$115,000	$83	43

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 · 3.71% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,939
• Equity at exit: $19,234

10-year hold

• IRR: 9.0%
• Equity multiple: 1.71×
• Total profit: $25,542
• Equity at exit: $11,154

Cash invested: $36,120 (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 45403

• Home prices YoY: -3.7%
• Rents YoY: 3.7%
• Active inventory: 77
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,392 high
• Mortgage (P&I): −$676
• Tax from tax record: −$87 /mo · $1,045/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $282

Break-even live

Break-even rent $1,035

Max offer price $129,000

Occupancy floor 75%

Sensitivity live

Price	-10% $355	-5% $319	+0% $282	+5% $246	+10% $209
Rent	-10% $172	-5% $227	+0% $282	+5% $337	+10% $392
Rate	-1.0pp $347	-0.5pp $315	base $282	+0.5pp $249	+1.0pp $215

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2200 E 5th St Dayton, OH	2.0	1.0	1000	$825	$0.82	24d	1	0.33mi
15 John St Unit 15 Dayton, OH	2.0	1.0	1200	$800	$0.67	24d	1	0.42mi
425 Dayton Towers Dr Dayton, OH	2.0	1.0–2.0	852	$1,799	$2.11	3d	30	0.47mi
511 Parrot St Dayton, OH	3.0	1.5	1618	$1,100	$0.68	15d	1	0.63mi
424 Bantz Ct Dayton, OH	3.0	1.0	1192	$1,050	$0.88	4d	1	0.64mi
31 Bidleman St Dayton, OH	2.0	1.5	1568	$1,100	$0.70	44d	1	0.65mi
228 James St Dayton, OH	3.0	1.0	1700	$1,200	$0.71	44d	1	0.65mi
227 James St Unit 1 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	4d	1	0.67mi
229 James St Unit 228 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	24d	1	0.68mi
117 Clay St Unit 117 Dayton, OH	2.0	1.5	1632	$1,950	$1.19	24d	1	0.68mi
29 N Garfield St Dayton, OH	3.0	1.0	1092	$1,000	$0.92	24d	1	0.69mi
112 Webster St Dayton, OH	2.0	1.0–2.0	802	$2,198	$2.74	3d	63	0.73mi
1020 Walnut Hill Pl Dayton, OH	3.0	1.0	1200	$1,400	$1.17	44d	1	0.80mi
519 Wyoming St Dayton, OH	3.0	1.5	1240	$1,600	$1.29	44d	1	0.80mi
500 E 3rd St Dayton, OH	1.0–2.0	1.0–2.0	935	$1,660	$1.78	4d	16	0.81mi
25 Garret St Dayton, OH	2.0	1.5	1364	$1,750	$1.28	24d	1	0.82mi
1038 Walnut Hill Pl Dayton, OH	3.0	1.0	1232	$1,095	$0.89	44d	1	0.82mi
218 Brown St Dayton, OH	3.0	2.5	1800	$3,200	$1.78	44d	1	0.83mi
218 Brown St Unit 218 Dayton, OH	3.0	2.5	1789	$2,200	$1.23	44d	1	0.83mi
216 Brown St Dayton, OH	3.0	1.5	1563	$2,500	$1.60	44d	1	0.83mi
204 Sears St Dayton, OH	3.0	1.0–2.5	1124	$2,793	$2.48	3d	10	0.84mi
80 Green St Dayton, OH	2.0	2.5	1796	$2,200	$1.22	4d	1	0.89mi
1411 Wyoming St Dayton, OH	3.0	1.0	1256	$1,095	$0.87	3d	1	0.89mi
59 Green St Unit A Dayton, OH	2.0	1.0	1100	$1,350	$1.23	4d	1	0.92mi
120 S Monmouth St Dayton, OH	2.0	1.0	1000	$950	$0.95	44d	1	0.93mi
322 S Patterson Blvd Unit 103 Dayton, OH	2.0	2.0	910	$1,700	$1.87	44d	1	0.93mi
1515 Wyoming St Dayton, OH	3.0	1.0	1400	$1,000	$0.71	44d	1	0.95mi
213 Burns Ave Dayton, OH	2.0	1.5	1388	$1,500	$1.08	15d	1	0.96mi
213 Burns Ave Dayton, OH	2.0	1.5	1388	$1,500	$1.08	44d	1	0.96mi
32 Gebhart St Dayton, OH	4.0	1.0	1800	$1,400	$0.78	15d	1	0.96mi
20 Lucerne Ave Dayton, OH	3.0	1.0	1378	$1,200	$0.87	44d	1	0.97mi
243 Oak St Dayton, OH	3.0	1.5	1316	$1,600	$1.22	4d	1	0.98mi
35 S Saint Clair St Dayton, OH	1.0–2.0	1.0–2.0	918	$1,844	$2.01	4d	18	0.99mi
637 Creighton Ave Dayton, OH	3.0	1.0	1144	$1,350	$1.18	15d	1	1.01mi
314 Sheridan Ave Dayton, OH	3.0	1.0	1258	$1,150	$0.91	4d	1	1.03mi
136 Indiana Ave Dayton, OH	3.0	1.0	1194	$1,250	$1.05	24d	1	1.05mi
100 N Jefferson St Dayton, OH	1.0–2.0	1.0–2.0	800	$1,532	$1.92	4d	11	1.10mi
224 S Irwin St Unit 226 Dayton, OH	2.0	1.0	992	$900	$0.91	4d	1	1.10mi
115 Livingston Ave Dayton, OH	3.0	1.0	1624	$1,450	$0.89	45d	1	1.12mi
201 Pleasant Ave Unit 203 Dayton, OH	2.0	1.0	1250	$975	$0.78	24d	1	1.12mi

Listing history 6 events

1. 2026-06-18
   days on market $129,000 Active 6 DOM
2. 2026-06-17
   days on market $129,000 Active 5 DOM
3. 2026-06-16
   days on market $129,000 Active 4 DOM
4. 2026-06-15
   days on market $129,000 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $129,000 Active 1 DOM

ⓘ 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: $1,045 · $87/mo
• Projected year-2 tax: $1,529 · $127/mo
• Expected delta: +$484/yr (+$40/mo · 46.3%)

ⓘ 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: $16,704
• − Mortgage interest: −$7,226
• − Property taxes: −$1,045
• − Insurance: −$645
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$3,753
• Taxable income: $1,363
• Est. tax owed @ 24.0%: −$327
• After-tax cash flow: $3,062/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): 13,608
• Household income: $38,323
• Rent vs Own: 60.0% rent · 40.0% own
• Severe rent burden: 1071.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 15% Black 14% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 84% English-only · Spanish 13% 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: ▼ -17.40%
• Current HPI: 447.4034
• Rent YoY: ▲ 3.71%
• 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

+620.7% since first listed

14 events — show timeline

• 2026-06-12 Listed $129,000 Dayton MLS
• 2026-05-23 Rental Removed $1,000 DAYTONMLS
• 2026-05-22 Listed for Rent $1,000 DAYTONMLS
• 2014-05-29 Sold (MLS) $13,500 Dayton MLS
• 2014-05-29 Sold (MLS) $13,500 Dayton MLS
• 2014-04-28 Listing Removed — Dayton MLS
• 2014-04-12 Listed $24,900 Dayton MLS
• 2013-12-08 Listing Removed — Dayton MLS
• 2013-06-03 Listed $29,400 Dayton MLS
• 2012-07-15 Listing Removed — Dayton MLS
• 2011-07-15 Listed $35,900 Dayton MLS
• 1999-09-16 Sold (Public Records) $39,500 Public Records
• 1989-10-04 Sold (Public Records) $28,900 Public Records
• 1979-07-01 Sold (Public Records) $17,900 Public Records

Property tax history

-2.4%/yr

Latest (2025): $1,045 · -0.2% YoY. Source: county tax records.