5093 Bayside Dr · Riverside, OH 45431

$159,900

3 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 46 Days on market

Built 1956 10,019 sqft lot $156/sqft · 8% below area Est $174k · 8% under

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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 +12.2/30.0
• ARV discount +11.0/15.0
• Rent growth +3.9/5.0
• 1% rule +3.7/10.0
• DSCR +3.6/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this very will maintained house in Riverside, features 3 bedrooms 1 bathroom, great living room, dining room, kitchen, covered patio, large fenced back yard and car port. House is tenant occupied. great starter home or addition to your portfolio. Call for details and to schedule visit

Key facts

• Extra storage
• Move-in-ready
• Oversized lot

Tags

• OVERSIZED LOT
• FENCED-IN BACKYARD
• CONVENIENT CARPORT
• EXTRA STORAGE
• MOVE-IN-READY
• LOCAL SHOPPING

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Carport
• Home design: Single-story home
• Construction: Vinyl siding; Slab foundation
• Exterior features: Residential lot approximately 0.23 acres (60 x 150)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Main-level bedroom approximately 12 x 12; Main-level bedroom approximately 10 x 12; Main-level bedroom approximately 10 x 9
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: 7 total rooms
• Laundry & utility: Main-level utility room approximately 7 x 3

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-31 ($-373/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (13.1% below list).
• Recommended offer: $139k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.9% in Riverside — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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+, amenities 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.
• Zoned schools: Stebbins High School (math 9% / reading 56%, grade F, #604 of 781 statewide, top 77%, 1,091 students, 51% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: Rents rising fast (+5.8%/yr); 129 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 46 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $160k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,962 (13.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.83%
• DSCR: 0.96
• GRM: 9.6

CMA / ARV

• ARV (median comp): $173,579
• List price: $159,900
• Delta: -7.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5342 Barrett Dr	0.25mi	3/1.0	1,066 (+4%)	1mo	$65,000	$61	81
2400 Longview Ave	0.44mi	3/1.0	1,025 (0%)	1mo	$125,000	$122	79
283 Spinning Rd	0.36mi	3/2.0	1,032 (+1%)	5mo	$200,000	$194	74
221 Duffy Ct	0.30mi	3/2.0	988 (-4%)	4mo	$220,000	$223	73
456 Twinning Dr	0.56mi	3/1.0	988 (-4%)	0mo	$203,000	$205	68
4941 Bayside Dr	0.24mi	3/1.5	1,148 (+12%)	1mo	$100,000	$87	66
750 Harlan Pl	0.58mi	3/1.0	972 (-5%)	1mo	$203,000	$209	64
180 Lynnhaven Dr	0.31mi	3/1.0	1,155 (+13%)	3mo	$205,000	$177	61
2230 Hazelton Ave	0.46mi	3/1.0	925 (-10%)	1mo	$175,000	$189	61
795 Spring Garden Pl	0.64mi	3/1.0	972 (-5%)	1mo	$180,000	$185	60
5303 Underwood Rd	0.64mi	3/1.5	1,125 (+10%)	2mo	$175,000	$156	50
757 Spinning Rd	0.72mi	3/2.0	1,102 (+8%)	0mo	$140,200	$127	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 · 5.79% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.47×
• Total profit: $-23,847
• Equity at exit: $23,842

10-year hold

• IRR: -1.7%
• Equity multiple: 0.87×
• Total profit: $-5,748
• Equity at exit: $13,825

Cash invested: $44,772 (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 45431

• Home prices YoY: -35.0%
• Rents YoY: 5.8%
• Active inventory: 129
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,390 high
• Mortgage (P&I): −$839
• Tax from tax record: −$224 /mo · $2,685/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-31

Break-even live

Break-even rent $1,429

Max offer price $154,404

Occupancy floor 97%

Sensitivity live

Price	-10% $59	-5% $14	+0% $-31	+5% $-76	+10% $-122
Rent	-10% $-141	-5% $-86	+0% $-31	+5% $24	+10% $79
Rate	-1.0pp $49	-0.5pp $10	base $-31	+0.5pp $-73	+1.0pp $-115

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4924 Bayside Dr Dayton, OH	3.0	2.0	1236	$1,545	$1.25	45d	1	0.27mi
531 S Hayden Ave Dayton, OH	3.0	1.0	1200	$1,325	$1.10	13d	1	0.64mi
4644 Burkhardt Ave Dayton, OH	1.0–2.0	1.0	725	$1,095	$1.51	4d	9	0.90mi
1770 Suman Ave Dayton, OH	2.0	1.0	904	$1,145	$1.27	45d	1	1.05mi
1762 Suman Ave Dayton, OH	2.0	1.0	804	$1,150	$1.43	23d	1	1.06mi
4403 Burkhardt Ave Dayton, OH	3.0	1.0–2.0	800	$1,100	$1.38	4d	1	1.07mi
515 Mertland Ave Dayton, OH	2.0	1.0	876	$950	$1.08	25d	1	1.11mi
517 Mertland Ave Dayton, OH	2.0	1.0	876	$875	$1.00	16d	1	1.11mi
1704 Huffman Ave Unit 1706 Huffman Dayton, OH	2.0	1.0	896	$900	$1.00	5d	1	1.11mi
1029 Blakley Dr Dayton, OH	3.0	1.0	947	$1,300	$1.37	4d	1	1.17mi
1671 Gummer Ave Dayton, OH	2.0	1.0	704	$1,100	$1.56	4d	1	1.17mi
1620 Gummer Ave Dayton, OH	2.0	1.0	875	$950	$1.09	5d	1	1.25mi
1143 Blakley Dr Dayton, OH	3.0	1.0	947	$1,195	$1.26	16d	1	1.26mi
334 Blackwood Ave Unit 2 Dayton, OH	2.0	1.0	1000	$850	$0.85	25d	1	1.27mi
334 Blackwood Ave Unit 3 Dayton, OH	2.0	1.0	1000	$850	$0.85	5d	1	1.27mi
4013 E 3rd St Dayton, OH	2.0	1.5	1144	$1,095	$0.96	16d	1	1.27mi
5713 Mayville Dr Dayton, OH	4.0	2.0	1046	$2,000	$1.91	20d	1	1.28mi
211 N Cherrywood Ave Unit 2 Dayton, OH	2.0	1.0	950	$795	$0.84	5d	1	1.30mi
144 N Quentin Ave Dayton, OH	3.0	1.0	1038	$1,600	$1.54	45d	1	1.32mi
3817 E 5th St Dayton, OH	2.0	1.0	1178	$1,295	$1.10	4d	1	1.33mi
1501 Rausch Ave Dayton, OH	2.0	1.0	865	$800	$0.92	25d	1	1.42mi
1517 Rausch Ave Apt 4 Dayton, OH	2.0	1.0	950	$950	$1.00	4d	1	1.44mi
1517 Rausch Ave Dayton, OH	2.0	1.0	950	$950	$1.00	45d	1	1.44mi
3719 E 3rd St Unit 3717 Dayton, OH	3.0	1.0	1092	$1,100	$1.01	4d	1	1.44mi
3707 E 3rd St Unit 3705 Dayton, OH	3.0	1.0	1410	$1,045	$0.74	25d	1	1.46mi

Listing history 25 events

1. 2026-06-22
   days on market $159,900 Active 46 DOM
2. 2026-06-18
   price $159,900 Active 43 DOM
3. 2026-06-18
   days on market $174,900 Active 43 DOM
4. 2026-06-17
   days on market $174,900 Active 42 DOM
5. 2026-06-16
   days on market $174,900 Active 41 DOM
6. 2026-06-15
   days on market $174,900 Active 40 DOM
7. 2026-06-14
   days on market $174,900 Active 38 DOM
8. 2026-06-10
   days on market $174,900 Active 35 DOM
9. 2026-06-09
   days on market $174,900 Active 34 DOM
10. 2026-06-08
    days on market $174,900 Active 33 DOM
11. 2026-06-07
    days on market $174,900 Active 32 DOM
12. 2026-06-03
    days on market $174,900 Active 28 DOM
13. 2026-06-02
    days on market $174,900 Active 27 DOM
14. 2026-06-01
    days on market $174,900 Active 26 DOM
15. 2026-05-31
    days on market $174,900 Active 25 DOM
16. 2026-05-06
    listed $174,900 Active 595-char remark
17. 2021-03-09
    soldstatus $90,000
18. 2021-02-18
    soldstatus $90,000 Closed 296-char remark

    Show marketing remark (296 chars)

    Welcome to this very will maintained house in Riverside, features 3 bedrooms 1 bathroom, great living room, dining room, kitchen, covered patio, large fenced back yard and car port. House is tenant occupied. great starter home or addition to your portfolio. Call for details and to schedule visit

19. 2021-02-18
    soldstatus $90,000 Sold 296-char remark

    Show marketing remark (296 chars)

    Welcome to this very will maintained house in Riverside, features 3 bedrooms 1 bathroom, great living room, dining room, kitchen, covered patio, large fenced back yard and car port. House is tenant occupied. great starter home or addition to your portfolio. Call for details and to schedule visit

20. 2021-02-09
    status Pending 296-char remark

    Show marketing remark (296 chars)

    Welcome to this very will maintained house in Riverside, features 3 bedrooms 1 bathroom, great living room, dining room, kitchen, covered patio, large fenced back yard and car port. House is tenant occupied. great starter home or addition to your portfolio. Call for details and to schedule visit

21. 2021-01-25
    listed $115,000 Active 296-char remark

    Show marketing remark (296 chars)

    Welcome to this very will maintained house in Riverside, features 3 bedrooms 1 bathroom, great living room, dining room, kitchen, covered patio, large fenced back yard and car port. House is tenant occupied. great starter home or addition to your portfolio. Call for details and to schedule visit

22. 2016-11-30
    soldstatus $35,000 Closed

    Show marketing remark (445 chars)

    Welcome to Riverside and Eastview Development. This value priced 3 bedroom 1 bath vinyl ranch awaits its new owner. The kitchen and dining room are adjacent each other and the living room offers a wood burning fireplace with glass doors. There are 5 paddle fans. Mad River Local School District. Home has a nice size fenced rear lot, storage shed and carport. There is 1025 SF/PRC. Lot size is 10,019 SF/PRC. Settle Estate - Don't miss this one.

23. 2016-11-30
    soldstatus $35,000 Sold

    Show marketing remark (445 chars)

    Welcome to Riverside and Eastview Development. This value priced 3 bedroom 1 bath vinyl ranch awaits its new owner. The kitchen and dining room are adjacent each other and the living room offers a wood burning fireplace with glass doors. There are 5 paddle fans. Mad River Local School District. Home has a nice size fenced rear lot, storage shed and carport. There is 1025 SF/PRC. Lot size is 10,019 SF/PRC. Settle Estate - Don't miss this one.

24. 2016-11-03
    status Pending

    Show marketing remark (445 chars)

    Welcome to Riverside and Eastview Development. This value priced 3 bedroom 1 bath vinyl ranch awaits its new owner. The kitchen and dining room are adjacent each other and the living room offers a wood burning fireplace with glass doors. There are 5 paddle fans. Mad River Local School District. Home has a nice size fenced rear lot, storage shed and carport. There is 1025 SF/PRC. Lot size is 10,019 SF/PRC. Settle Estate - Don't miss this one.

25. 2016-10-24
    listed $39,900 Active

    Show marketing remark (445 chars)

    Welcome to Riverside and Eastview Development. This value priced 3 bedroom 1 bath vinyl ranch awaits its new owner. The kitchen and dining room are adjacent each other and the living room offers a wood burning fireplace with glass doors. There are 5 paddle fans. Mad River Local School District. Home has a nice size fenced rear lot, storage shed and carport. There is 1025 SF/PRC. Lot size is 10,019 SF/PRC. Settle Estate - Don't miss this one.

ⓘ 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: $2,685 · $224/mo
• Projected year-2 tax: $2,685 · $224/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 4/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $16,675
• − Mortgage interest: −$8,957
• − Property taxes: −$2,685
• − Insurance: −$800
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$4,652
• Taxable loss: −$3,086
• Est. tax savings @ 24.0%: +$741
• After-tax cash flow: $367/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: Greene County · 132,120 people
• Metro: Dayton-Kettering, OH
• Population (ZIP): 27,951
• Household income: $83,175
• Rent vs Own: 49.6% rent · 50.4% own
• Severe rent burden: 622.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 8% Hispanic / Latino 6% Asian 5% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 6% · South Korea, Canada, Jamaica
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2% Korean 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: ▼ -148.58%
• Current HPI: 276.444
• Rent YoY: ▲ 5.79%
• 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

+338.3% since first listed

10 events — show timeline

• 2026-05-06 Listed $174,900 Dayton MLS
• 2021-03-09 Sold (Public Records) $90,000 Public Records
• 2021-02-18 Sold (MLS) $90,000 Dayton MLS
• 2021-02-18 Sold (MLS) $90,000 Dayton MLS
• 2021-02-09 Pending — Dayton MLS
• 2021-01-25 Listed $115,000 Dayton MLS
• 2016-11-30 Sold (MLS) $35,000 Dayton MLS
• 2016-11-30 Sold (MLS) $35,000 Dayton MLS
• 2016-11-03 Pending — Dayton MLS
• 2016-10-24 Listed $39,900 Dayton MLS

Property tax history

+4.4%/yr

Latest (2025): $2,685 · +9.6% YoY. Source: county tax records.