4443 Eichelberger Ave · Dayton, OH 45406

$109,900

3 bd · 1.0 ba · 1,071 sqft · SingleFamily public records · 3 Days on market

Built 1943 5,171 sqft lot Est $82k · 33% over

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Why this score? — see what drove the D 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 +22.1/30.0
• DSCR +7.1/10.0
• 1% rule +5.0/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming 3 bedroom 1 full bath property offering 1,071 sq feet of comfortable living space. Freshly painted throughout with brand new carpet throughout the living room and bedrooms. This home is move in ready. The spacious second floor primary bedroom provides privacy and ample room for relaxation. The main level features two additional bedrooms, a full bathroom and a functional layout designed for everyday living. Outside, you'll find a nice sized backyard and a one car detached garage for additional storage and parking connivence. Whether you're a first time home buyer, downsizing, or looking for a great investment opportunity, this home offers immediate occupancy and

Key facts

• Nice sized backyard
• Functional layout
• Move in ready

Tags

• NICE SIZED BACKYARD
• ONE CAR DETACHED GARAGE
• MOVE IN READY
• FUNCTIONAL LAYOUT

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached one-car garage
• Home design: Two-story vinyl-sided home
• Construction: Vinyl siding
• Exterior features: Residential zoning

Interior

• Kitchen: Eat-in kitchen (12 x 13)
• Bedrooms: Main level bedroom (9 x 12); Main level bedroom (12 x 10); Second level room (22 x 12)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Partial basement
• Laundry & utility: Main level laundry room (9 x 10)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (0.2% below list).
• Recommended offer: $110k (0.2% below list) — sets the bar for 1% rule.

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 (+3.0%/yr); 156 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 31% of the median local income ($42k/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 $760 of loan paydown is wiped out by about $3k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $38k; list at $110k implies a 193% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,633 (0.2% below list)

Questions for the listing agent

1. Built in 1943 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 1.00% ✗
• Cap rate: 8.22%
• Cash-on-cash: 6.87%
• DSCR: 1.31
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $82,467
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4647 Greenwich Village Ave	0.26mi	3/1.0	1,057 (-1%)	5mo	$20,000	$19	82
2451 Grant Ave	0.48mi	3/1.0	1,056 (-1%)	3mo	$75,000	$71	73
4075 Middlehurst Ln	0.34mi	3/1.0	979 (-9%)	2mo	$89,900	$92	68
2504 Grant Ave	0.52mi	4/1.0 (+1)	1,056 (-1%)	1mo	$95,000	$90	68
4076 Prescott Ave	0.30mi	4/1.0 (+1)	1,129 (+5%)	6mo	$65,000	$58	67
3971 Prescott Ave	0.51mi	3/1.0	1,020 (-5%)	2mo	$77,500	$76	67
3920 Prescott Ave	0.59mi	3/1.0	1,020 (-5%)	3mo	$50,000	$49	62
3921 Middlehurst Ln	0.61mi	3/1.0	1,020 (-5%)	4mo	$120,000	$118	61
5130 Eichelberger Ave	0.61mi	3/1.5	1,120 (+5%)	3mo	$51,000	$46	59
3927 Necco Ave	0.52mi	3/1.0	936 (-13%)	1mo	$72,500	$77	54
2521 Arlene Ave	0.61mi	3/1.0	1,176 (+10%)	4mo	$100,500	$85	51
3816 Lori Sue Ave	0.53mi	3/1.0	925 (-14%)	3mo	$152,000	$164	50

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 · 3.03% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.79×
• Total profit: $-6,579
• Equity at exit: $16,386

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $8,751
• Equity at exit: $9,502

Cash invested: $30,772 (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 45406

• Rents YoY: 3.0%
• Active inventory: 156
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,096 high
• Mortgage (P&I): −$576
• Tax from tax record: −$68 /mo · $813/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $176

Break-even live

Break-even rent $873

Max offer price $109,900

Occupancy floor 79%

Sensitivity live

Price	-10% $238	-5% $207	+0% $176	+5% $145	+10% $114
Rent	-10% $90	-5% $133	+0% $176	+5% $220	+10% $263
Rate	-1.0pp $232	-0.5pp $204	base $176	+0.5pp $148	+1.0pp $119

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4446 Waymire Ave Dayton, OH	3.0	1.0	1100	$1,100	$1.00	22d	1	0.09mi
4629 Queens Ave Dayton, OH	2.0	1.0	900	$1,100	$1.22	44d	1	0.22mi
2002 Val Vista Ct Dayton, OH	3.0	1.0	975	$1,095	$1.12	22d	1	0.40mi
2014 Hickorydale Dr Unit 2016 Dayton, OH	2.0	1.0	800	$900	$1.12	44d	1	0.44mi
2408 Falmouth Ave Dayton, OH	2.0	1.0	806	$950	$1.18	24d	1	0.47mi
5112 W Hillcrest Ave Unit 1 Dayton, OH	3.0	1.0	972	$700	$0.72	24d	1	0.60mi
1720 Kings Mill Ct Dayton, OH	2.0	1.5	975	$925	$0.95	24d	1	0.66mi
1732 Harold Dr Dayton, OH	2.0	1.0	805	$925	$1.15	44d	1	0.67mi
2609 Fairport Ave Dayton, OH	3.0	1.0	1000	$1,025	$1.02	3d	1	0.69mi
3537 Otterbein Ave Unit d Dayton, OH	2.0	1.0	900	$925	$1.03	44d	1	0.72mi
3650 Otterbein Ave Unit 3650 Dayton, OH	2.0	1.0	900	$800	$0.89	3d	1	0.72mi
3652 Otterbein Ave Unit 3652 Dayton, OH	2.0	1.0	700	$800	$1.14	3d	1	0.72mi
3672 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	44d	1	0.81mi
3668 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	24d	1	0.81mi
3311 Otterbein Ave Dayton, OH	3.0	1.5	1004	$1,300	$1.29	12d	1	0.86mi
3552 Stanford Pl Dayton, OH	2.0	1.0	800	$800	$1.00	24d	1	0.88mi
3552 Stanford Pl Unit 3552 Dayton, OH	2.0	1.0	800	$800	$1.00	44d	1	0.88mi
3207 Cornell Dr Dayton, OH	3.0	1.0	1168	$1,000	$0.86	4d	1	1.08mi
3711 Pittsburg Ave Dayton, OH	2.0	1.0	800	$875	$1.09	44d	1	1.09mi
2109 Victoria Ave Dayton, OH	2.0	1.0	714	$950	$1.33	4d	1	1.09mi
4576 Live Oak Dr Dayton, OH	3.0	1.0	864	$1,400	$1.62	44d	1	1.13mi
3007 Cornell Dr Dayton, OH	2.0	1.0	827	$1,000	$1.21	4d	1	1.18mi
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	44d	1	1.25mi
4132 Natchez Ave Dayton, OH	3.0	1.5	991	$1,250	$1.26	4d	1	1.27mi
1595 Elaine St Dayton, OH	3.0	1.0	864	$950	$1.10	3d	1	1.33mi
3858 Haney Rd Dayton, OH	2.0	1.0	850	$825	$0.97	3d	1	1.36mi
1927 Burroughs Dr Dayton, OH	3.0	2.0	1409	$1,245	$0.88	15d	1	1.36mi
3222 Athens Ave Unit C Dayton, OH	2.0	1.0	700	$700	$1.00	44d	1	1.37mi
1816 N James H McGee Blvd Unit C Dayton, OH	3.0	1.0	950	$1,150	$1.21	3d	1	1.37mi
1816 N James H McGee Blvd Apt B Dayton, OH	3.0	1.0	950	$1,150	$1.21	44d	1	1.37mi
1816 N James H McGee Blvd Apt A Dayton, OH	3.0	1.0	950	$1,200	$1.26	3d	1	1.37mi
1498 Elaine St Dayton, OH	3.0	1.0	864	$1,025	$1.19	3d	1	1.40mi
4625 Gardendale Ave Dayton, OH	3.0	1.0	864	$1,150	$1.33	3d	1	1.40mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	4d	1	1.47mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	44d	1	1.47mi

Listing history 4 events

1. 2026-06-18
   days on market $109,900 Active 3 DOM
2. 2026-06-17
   days on market $109,900 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $109,900 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: $813 · $68/mo
• Projected year-2 tax: $1,264 · $105/mo
• Expected delta: +$451/yr (+$38/mo · 55.4%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,156
• − Mortgage interest: −$6,156
• − Property taxes: −$813
• − Insurance: −$550
• − Repairs & maintenance: −$1,052
• − Management: −$1,052
• − Depreciation: −$3,197
• Taxable income: $335
• Est. tax owed @ 24.0%: −$80
• After-tax cash flow: $2,034/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): 19,991
• Household income: $41,796
• Rent vs Own: 52.9% rent · 47.1% own
• Severe rent burden: 1504.0

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 Black (75%)
• Race & ethnicity: Black 75% White 16% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -113.75%
• Current HPI: 197.1302
• Rent YoY: ▲ 3.03%
• 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

+988.1% since first listed

5 events — show timeline

• 2026-06-15 Listed $109,900 Dayton MLS
• 1994-11-14 Sold (Public Records) $37,500 Public Records
• 1994-02-17 Sold (Public Records) $11,600 Public Records
• 1989-09-21 Sold (Public Records) $11,230 Public Records
• 1987-01-09 Sold (Public Records) $10,100 Public Records

Property tax history

-1.0%/yr

Latest (2025): $813 · -0.2% YoY. Source: county tax records.