751 Sagamore Ave · Riverside, OH 45404

$49,990

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 1 Days on market

Built 1964 6,299 sqft lot Est $93k · 46% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits at 751 Sagamore Drive! This 2-bedroom, 1-bath ranch offers a great chance for investors, flippers, or buyers looking to build equity with a DIY renovation. Featuring convenient single-story living, the home includes a full basement with an additional bathroom, providing extra space and flexibility for storage, hobbies, or future improvements. Outside, you'll find a detached shed for additional storage and an extra lot that is included in the sale, offering added value and potential. The property is being sold as-is and is priced accordingly for the work needed. Whether you're looking for your next rental property, fix-and-flip project, or affordable home to customize, thi

Key facts

• Extra lot
• Single-story living
• Full basement

Tags

• SINGLE-STORY LIVING
• FULL BASEMENT
• DETACHED SHED
• EXTRA LOT

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached garage with storage
• Utilities: Natural gas heating; Central air conditioning
• Home design: Single-story frame home
• Construction: Frame construction
• Exterior features: 50 x 140 lot (approx. 0.1446 acres); Residential zoning

Interior

• Bedrooms: Two main-level bedrooms (approx. 10 x 10 and 10 x 8)
• Bathrooms: Two full bathrooms, one on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Finished and partially finished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($895 rent vs $50k).
• Cap rate 13.9% vs local median 4.9% in Riverside — 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 64/100 on livability (#775 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D+, schools D.
• Mad River Local (suburban): math 34% / reading 50% proficiency, ranked #531 of 656 in OH (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 66 active listings in the ZIP; 10 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 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 $14k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $12k; list at $50k implies a 317% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $49,990

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D 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: 1.79% ✓
• Cap rate: 13.92%
• Cash-on-cash: 27.25%
• DSCR: 2.21
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $93,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 Monticello Ave	0.17mi	2/1.0	904 (+8%)	1mo	$70,720	$78	79
807 Sagamore Ave	0.03mi	3/1.0 (+1)	885 (+5%)	18mo	$32,600	$37	70
608 Prince Albert Blvd	0.25mi	2/1.0	888 (+6%)	15mo	$117,500	$132	66
2141 Forest Home Ave	0.08mi	2/1.0	720 (-14%)	9mo	$35,000	$49	65
518 Tyron Ave	0.26mi	2/1.0	956 (+14%)	3mo	$95,000	$99	62
106 Prince Albert Blvd	0.20mi	3/1.0 (+1)	916 (+9%)	14mo	$95,000	$104	59
2536 Rondowa Ave	0.54mi	3/1.0 (+1)	896 (+7%)	3mo	$139,000	$155	56
2338 Forest Home Ave	0.19mi	3/1.0 (+1)	780 (-7%)	22mo	$105,000	$135	56
641 Prince Albert Blvd	0.32mi	3/1.0 (+1)	950 (+13%)	5mo	$105,000	$111	54
17 Community Dr	0.65mi	2/1.0	925 (+10%)	0mo	$90,000	$97	53
2324 Rondowa Ave	0.27mi	2/1.0	960 (+14%)	16mo	$124,000	$129	50
350 N Pleasant Valley Ave	0.55mi	3/1.0 (+1)	960 (+14%)	12mo	$132,000	$138	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 1.87×
• Total profit: $12,184
• Equity at exit: $7,454

10-year hold

• IRR: 29.4%
• Equity multiple: 3.63×
• Total profit: $36,842
• Equity at exit: $4,322

Cash invested: $13,997 (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 45404

• Home prices YoY: -24.2%
• Active inventory: 66
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $895 high
• Mortgage (P&I): −$262
• Tax from tax record: −$107 /mo · $1,278/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $318

Break-even live

Break-even rent $493

Max offer price $49,990

Occupancy floor 60%

Sensitivity live

Price	-10% $346	-5% $332	+0% $318	+5% $304	+10% $290
Rent	-10% $247	-5% $282	+0% $318	+5% $353	+10% $389
Rate	-1.0pp $343	-0.5pp $331	base $318	+0.5pp $305	+1.0pp $292

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: $12,498
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3593 Golden Meadows Ct Dayton, OH	3.0	2.0	900	$1,245	$1.38	15d	1	1.12mi
2156 Harshman Rd Dayton, OH	2.0	1.0	795	$906	$1.14	3d	4	1.15mi
2034 Leo St Dayton, OH	2.0	1.0	888	$1,100	$1.24	22d	1	1.20mi
4843 Northcliff Dr Unit 4857-3 Dayton, OH	1.0	1.0	750	$550	$0.73	24d	1	1.29mi
4880 Springfield St Dayton, OH	1.0	1.0	775	$550	$0.71	44d	2	1.30mi
4880 Springfield St Unit 4860-1 Dayton, OH	1.0	1.0	600	$700	$1.17	24d	1	1.30mi
423 Briarwood Ave #2 Dayton, OH	1.0	1.0	650	$700	$1.08	44d	1	1.35mi
423 Briarwood Ave Apt 8 Dayton, OH	1.0	1.0	650	$700	$1.08	4d	1	1.36mi
334 Blackwood Ave Unit 2 Dayton, OH	2.0	1.0	1000	$850	$0.85	24d	1	1.38mi
334 Blackwood Ave Unit 3 Dayton, OH	2.0	1.0	1000	$850	$0.85	4d	1	1.38mi

Listing history 2 events

1. 2026-06-07
   remarks 699-char remark
2. 2026-06-07
   listed $49,990 Pending 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: $1,278 · $107/mo
• Projected year-2 tax: $1,278 · $107/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,745
• − Mortgage interest: −$2,800
• − Property taxes: −$1,278
• − Insurance: −$250
• − Repairs & maintenance: −$860
• − Management: −$860
• − Depreciation: −$1,454
• Taxable income: $3,243
• Est. tax owed @ 24.0%: −$778
• After-tax cash flow: $3,036/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: Mad River Local
• NCES district ID: 3904870
• Math proficiency: 34% ▼ -23.00%
• Reading proficiency: 50% ▼ -8.00%
• Median HH income: $41,560
• Composite: 35.28/100
• National rank: #4972
• State rank: #531 of 656 in OH

Livability — Riverside

• Score: 64/100
• State rank: #775
• US rank: #14045

Category grades

Amenities D Commute F Cost of living A+ Crime D+ Employment D+ Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverside, OH
• County: Montgomery County · 459,541 people
• Metro: Dayton-Kettering, OH
• Population (ZIP): 9,826
• Household income: $38,874
• Rent vs Own: 55.9% rent · 44.1% own
• Severe rent burden: 702.0

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 (70%)
• Race & ethnicity: White 70% Black 19% Two or more races 7% Hispanic / Latino 4% Asian 1%
• Common ancestry: Iranian 3% Slovak 2% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 4% Arabic 4% Other Asian/Pacific 3%

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: ▼ -67.48%
• Current HPI: 210.9571
• Rent YoY: —
• 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

+316.6% since first listed

3 events — show timeline

• 2026-06-07 Pending — Dayton MLS
• 2026-06-06 Listed $49,990 Dayton MLS
• 1987-12-17 Sold (Public Records) $12,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,278 · +5.5% YoY. Source: county tax records.