526 Herbert St · Dayton, OH 45404

$55,000

3 bd · 2.0 ba · 1,504 sqft · SingleFamily public records · 3 Days on market

Built 1910 4,622 sqft lot $37/sqft · 52% below area ↓ 31% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This is a charming two-story single-family home built in 1910, offering a blend of classic character and investment potential. This spacious residence features three bedrooms and 1 full bathroom and 1/2 with shower only. Across 1,504 square feet of living space. Situated on a 4,617-square-foot lot, the home includes a detached garage, providing additional storage and functionality. With its solid structure and timeless design, the property presents an excellent opportunity for both homeowners and investors. Located just minutes from downtown Dayton, it offers convenient access parks, public transportation, and major highways, making it ideal for anyone seeking comfort, convenience, and long

Key facts

• Investment potential
• Detached garage
• Major highways

Tags

• DETACHED GARAGE
• INVESTMENT POTENTIAL
• CONVENIENT ACCESS TO PARKS
• PUBLIC TRANSPORTATION
• MAJOR HIGHWAYS
• GROWING NEIGHBORHOODS

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached garage
• Utilities: Public water available; Water service available
• Home design: Two-story home; Entry level: Main
• Construction: Aluminum and vinyl siding; Cellar foundation
• Exterior features: Lot zoned and used for residential; Lot approximately 0.106 acres (about 4,622 sq ft)

Interior

• Kitchen: Main-level kitchen (approximately 11 x 12)
• Bedrooms: Three bedrooms on the second floor (each about 14 x 12)
• Bathrooms: One full bathroom; One half bathroom; Two total main-level bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Seven total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Cap rate 20.8% vs local median 7.3% 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.
• 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: 66 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 41% of the median local income ($39k/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 $380 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,000

Questions for the listing agent

1. Built in 1910 — 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: 2.41% ✓
• Cap rate: 20.77%
• Cash-on-cash: 51.69%
• DSCR: 3.30
• GRM: 3.5

CMA / ARV

• ARV (median comp): $115,469
• List price: $55,000
• Delta: -52.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
718 Taylor St	0.07mi	3/1.5	1,404 (-7%)	4mo	$156,500	$111	80
514 Herbert St	0.02mi	3/2.0	1,372 (-9%)	18mo	$142,000	$103	70
70 Baltimore St	0.71mi	3/2.5	1,540 (+2%)	3mo	$170,000	$110	59
32 Daniel St	0.25mi	3/2.0	1,310 (-13%)	14mo	$140,000	$107	55
215 Edmund St	0.59mi	3/1.0	1,515 (+1%)	16mo	$56,000	$37	54
1322 Schaeffer St	0.73mi	3/2.0	1,384 (-8%)	4mo	$40,000	$29	49
123 Notre Dame Ave	0.70mi	3/1.5	1,579 (+5%)	13mo	$103,000	$65	47
729 Troy St	0.63mi	4/2.0 (+1)	1,680 (+12%)	2mo	$220,000	$131	44
31 Baltimore St	0.65mi	3/2.0	1,655 (+10%)	11mo	$176,000	$106	43
77 Baltimore St	0.70mi	3/1.0	1,319 (-12%)	2mo	$111,900	$85	41
905 Troy St	0.74mi	3/3.0	1,342 (-11%)	8mo	$186,200	$139	37
112 Notre Dame Ave	0.71mi	4/2.5 (+1)	1,350 (-10%)	9mo	$195,600	$145	35

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: 49.6%
• Equity multiple: 3.17×
• Total profit: $33,362
• Equity at exit: $8,201

10-year hold

• IRR: 55.1%
• Equity multiple: 6.42×
• Total profit: $83,544
• Equity at exit: $4,755

Cash invested: $15,400 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,323 high
• Mortgage (P&I): −$288
• Tax from tax record: −$70 /mo · $845/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $663

Break-even live

Break-even rent $483

Max offer price $55,000

Occupancy floor 45%

Sensitivity live

Price	-10% $695	-5% $679	+0% $663	+5% $648	+10% $632
Rent	-10% $559	-5% $611	+0% $663	+5% $716	+10% $768
Rate	-1.0pp $691	-0.5pp $677	base $663	+0.5pp $649	+1.0pp $635

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
821 Herman Ave Dayton, OH	3.0	1.0	1456	$1,100	$0.76	22d	1	0.06mi
224 Deeds Ave Dayton, OH	2.0	1.0	1124	$950	$0.85	24d	1	0.31mi
321 Deeds Ave Unit 319 Dayton, OH	4.0	2.0	1794	$1,100	$0.61	45d	1	0.35mi
200 Hart St Dayton, OH	3.0	1.0	1304	$1,250	$0.96	24d	1	0.37mi
531 Maryland Ave Dayton, OH	4.0	1.5	1962	$1,700	$0.87	15d	1	0.53mi
1517 Chapel St Unit 1521 Dayton, OH	2.0	1.0	1239	$1,000	$0.81	4d	1	0.54mi
204 Sears St Dayton, OH	3.0	1.0–2.5	1124	$2,793	$2.48	4d	10	0.54mi
155 Grove Ave Unit 155 Dayton, OH	3.0	1.0	1150	$950	$0.83	45d	1	0.57mi
112 Webster St Dayton, OH	2.0	1.0–2.0	802	$2,198	$2.74	4d	63	0.61mi
140 E Monument Ave Dayton, OH	3.0	1.0–2.0	1048	$2,344	$2.24	4d	11	0.70mi
500 E 3rd St Dayton, OH	1.0–2.0	1.0–2.0	935	$1,660	$1.78	4d	16	0.82mi
100 N Jefferson St Dayton, OH	1.0–2.0	1.0–2.0	800	$1,532	$1.92	4d	11	0.84mi
115 W Monument Ave Dayton, OH	1.0–2.0	1.0–2.5	1053	$2,199	$2.09	4d	20	0.93mi
35 S Saint Clair St Dayton, OH	1.0–2.0	1.0–2.0	918	$1,844	$2.01	4d	18	0.95mi
534 Geyer St Dayton, OH	4.0	1.0	1640	$1,530	$0.93	24d	1	0.97mi
412 Forest Ave Unit 414 Dayton, OH	3.0	1.5	1200	$1,200	$1.00	45d	1	1.03mi
425 Dayton Towers Dr Dayton, OH	2.0	1.0–2.0	852	$1,799	$2.11	4d	30	1.08mi
42 S Ludlow St Dayton, OH	1.0–3.0	1.0–2.0	860	$1,068	$1.24	45d	1	1.12mi
117 Clay St Unit 117 Dayton, OH	2.0	1.5	1632	$1,950	$1.19	24d	1	1.13mi
40 W 4th St Dayton, OH	1.0–2.0	1.0–2.0	1118	$2,200	$1.97	45d	7	1.14mi
29 N Garfield St Dayton, OH	3.0	1.0	1092	$1,000	$0.92	24d	1	1.20mi
59 Green St Unit A Dayton, OH	2.0	1.0	1100	$1,350	$1.23	4d	1	1.23mi
216 Brown St Dayton, OH	3.0	1.5	1563	$2,500	$1.60	45d	1	1.24mi
80 Green St Dayton, OH	2.0	2.5	1796	$2,200	$1.22	4d	1	1.24mi
218 Brown St Unit 218 Dayton, OH	3.0	2.5	1789	$2,200	$1.23	45d	1	1.24mi
218 Brown St Dayton, OH	3.0	2.5	1800	$3,200	$1.78	45d	1	1.24mi
136 Rockwood Ave Dayton, OH	3.0	1.5	1439	$1,200	$0.83	45d	1	1.27mi
138 Rockwood Ave Dayton, OH	3.0	1.5	1439	$1,200	$0.83	24d	1	1.27mi
1501 Viola Ave Dayton, OH	3.0	1.0	1952	$1,175	$0.60	15d	1	1.29mi
2119 Bellefontaine Ave Dayton, OH	3.0	1.5	1500	$1,400	$0.93	4d	1	1.31mi
15 John St Unit 15 Dayton, OH	2.0	1.0	1200	$800	$0.67	24d	1	1.33mi
515 W Grand Ave Dayton, OH	2.0	2.0	1100	$1,025	$0.93	24d	1	1.33mi
515 W Grand Ave Dayton, OH	2.0	2.0	1100	$1,025	$0.93	4d	1	1.33mi
515 W Grand Ave Dayton, OH	2.0	2.0	1100	$1,025	$0.93	45d	1	1.33mi
132 Wroe Ave Unit 132 Dayton, OH	3.0	2.5	1934	$1,297	$0.67	45d	1	1.42mi
18 Holt St Unit 24 Dayton, OH	3.0	2.5	1350	$1,450	$1.07	15d	1	1.45mi
338 Kenwood Ave Dayton, OH	3.0	1.5	1512	$1,195	$0.79	45d	1	1.46mi
244 Quitman St Unit A Dayton, OH	3.0	1.0	1987	$1,325	$0.67	24d	1	1.48mi
See individual Unit addresses Dayton, OH	1.0–2.0	1.0–2.0	928	$2,297	$2.48	45d	10	1.49mi
228 James St Dayton, OH	3.0	1.0	1700	$1,200	$0.71	45d	1	1.49mi

Listing history 15 events

1. 2026-06-18
   days on market $55,000 Active 3 DOM
2. 2026-06-17
   days on market $55,000 Active 2 DOM
3. 2026-06-15
   days on marketlisting id $55,000 Active 1 DOM
4. 2026-06-10
   days on market $55,000 Active 217 DOM
5. 2026-06-09
   days on market $55,000 Active 216 DOM
6. 2026-06-08
   days on market $55,000 Active 215 DOM
7. 2026-06-07
   days on market $55,000 Active 214 DOM
8. 2026-06-05
   days on market $55,000 Active 211 DOM
9. 2026-06-03
   days on market $55,000 Active 210 DOM
10. 2026-06-02
    days on market $55,000 Active 209 DOM
11. 2026-06-01
    days on market $55,000 Active 208 DOM
12. 2026-05-31
    days on market $55,000 Active 207 DOM
13. 2026-04-30
    price $55,000 779-char remark
14. 2025-12-29
    price $65,000 779-char remark
15. 2025-11-03
    listed $80,000 Active 779-char remark

ⓘ 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: $845 · $70/mo
• Projected year-2 tax: $851 · $71/mo
• Expected delta: +$7/yr (+$1/mo · 0.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 70% 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,876
• − Mortgage interest: −$3,081
• − Property taxes: −$845
• − Insurance: −$275
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$1,600
• Taxable income: $7,535
• Est. tax owed @ 24.0%: −$1,808
• After-tax cash flow: $6,153/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): 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

-31.2% since first listed

5 events — show timeline

• 2026-06-15 Listed $55,000 Dayton MLS
• 2026-06-12 Listing Removed — Dayton MLS
• 2026-04-30 Price Changed $55,000 Dayton MLS
• 2025-12-29 Price Changed $65,000 Dayton MLS
• 2025-11-03 Listed $80,000 Dayton MLS

Property tax history

-2.8%/yr

Latest (2025): $845 · -2.5% YoY. Source: county tax records.