4620 Farnham Ave · Riverside, OH 45420

$24,900

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 9 Days on market

Built 1952 5,545 sqft lot $28/sqft · 81% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss out on this charming ranch style home nestled at the end of a dead end street. Upon entering you're greeted in the spacious living room which is open to the kitchen and features a large picture window overlooking the front yard. The covered porch is a great place to sit and enjoy the comfortable weather. A large shade tree in the front yard offers additional shade to enjoy the porch. The 21 x 12 one car garage offers french doors that open to the backyard which also features a large shade tree and two sheds offering additional storage space. The Iron Horse Trail sits just east of the property and offer a place to walk/run and bike. There is a supplemental gas heater in the living room to assist throughout the winter. This home is conveniently located near lots of local shops and restaurants. Updates include newer vinyl windows and new water heater (Dec. 2021).

Key facts

• 5,545 sq ft lot
• Garage
• Built 1952

Property features AI

Finance

• Financial info: Property is for sale

Exterior

• Parking: Attached one-car garage
• Utilities: Natural gas available; Central air conditioning
• Home design: Single-story home
• Construction: Vinyl siding exterior
• Exterior features: Residential lot approximately 61 x 100

Interior

• Kitchen: Main-level kitchen (approx. 10 x 10)
• Bedrooms: Three main-level bedrooms (approx. 11 x 10; 11 x 10; 10 x 8)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Crawl space basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $726 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Cap rate 44.5% 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+, amenities D.
• 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.
• Zoned schools: River'S Edge Montessori Elementary School (math 22% / reading 32%, grade F, #1,193 of 1,584 statewide, top 76%, 494 students, 0% FRL); Belmont High School (math 5% / reading 20%, grade F, #720 of 781 statewide, top 93%, 1,100 students, 0% FRL) — zoned schools average 0% FRL vs 74% district-wide (74 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.8%/yr); 106 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $172 of loan paydown is wiped out by about $747 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 + 4.8% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $5k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $24,900

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
7. 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.
8. 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.
9. 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: 4.91% ✓
• Cap rate: 44.50%
• Cash-on-cash: 136.46%
• DSCR: 7.07
• GRM: 1.7

CMA / ARV

• ARV (median comp): $129,455
• List price: $24,900
• Delta: -80.77%
• 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
4620 Farnham Ave	0.00mi	3/1.0	900 (0%)	1mo	$25,286	$28	99
4404 Woodcliffe Ave	0.20mi	2/1.0 (-1)	990 (+10%)	1mo	$127,500	$129	68
4022 Farnham Ave	0.51mi	2/1.0 (-1)	928 (+3%)	3mo	$144,000	$155	63
2618 Kennedy Ave	0.65mi	3/1.0	936 (+4%)	3mo	$178,000	$190	60
1035 Chelsea Ave	0.60mi	2/1.0 (-1)	864 (-4%)	2mo	$150,000	$174	59
2127 Moreland Ave	0.53mi	2/1.0 (-1)	960 (+7%)	0mo	$134,000	$140	59
4856 Barnhart Ave	0.41mi	3/1.0	1,008 (+12%)	2mo	$157,500	$156	59
4103 Elliot Ave	0.50mi	3/1.5	973 (+8%)	3mo	$182,000	$187	59
1636 Pence Pl	0.45mi	3/1.0	1,008 (+12%)	2mo	$190,000	$188	58
1004 Chelsea Ave	0.65mi	2/1.0 (-1)	864 (-4%)	2mo	$165,000	$191	57
4931 Arcadia Blvd	0.44mi	3/2.0	1,026 (+14%)	2mo	$210,000	$205	50
1535 Meriline Ave	0.61mi	2/1.0 (-1)	784 (-13%)	4mo	$130,000	$166	41

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 · 4.82% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.39×
• Total profit: $44,563
• Equity at exit: $3,713

10-year hold

• IRR: —
• Equity multiple: 16.54×
• Total profit: $108,312
• Equity at exit: $2,153

Cash invested: $6,972 (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 45420

• Rents YoY: 4.8%
• Active inventory: 106
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,221 high
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $374/yr
• Insurance: −$10
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $726

Break-even live

Break-even rent $302

Max offer price $24,900

Occupancy floor 36%

Sensitivity live

Price	-10% $744	-5% $735	+0% $726	+5% $718	+10% $709
Rent	-10% $630	-5% $678	+0% $726	+5% $775	+10% $823
Rate	-1.0pp $739	-0.5pp $733	base $726	+0.5pp $720	+1.0pp $713

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1659 Hearthstone Dr Dayton, OH	3.0	1.0	1102	$1,195	$1.08	4d	1	0.47mi
1517 Rausch Ave Apt 4 Dayton, OH	2.0	1.0	950	$950	$1.00	4d	1	0.71mi
1517 Rausch Ave Dayton, OH	2.0	1.0	950	$950	$1.00	45d	1	0.71mi
1501 Rausch Ave Dayton, OH	2.0	1.0	865	$800	$0.92	25d	1	0.72mi
1905 Coventry Rd Dayton, OH	2.0	1.0	1000	$1,250	$1.25	25d	1	0.76mi
3100 Linden Ave Unit 3102 Dayton, OH	2.0	1.0	1035	$995	$0.96	45d	1	0.80mi
5345 Middlebury Rd Dayton, OH	3.0	1.0	864	$1,600	$1.85	45d	1	0.81mi
2850 Hazel Ave Unit 1496064P Dayton, OH	3.0	2.0	850	$6,259	$7.36	20d	1	0.94mi
1430 Coventry Rd Dayton, OH	2.0	1.0	1106	$1,125	$1.02	16d	1	0.94mi
1143 Blakley Dr Dayton, OH	3.0	1.0	947	$1,195	$1.26	16d	1	0.94mi
2029 Brookline Ave Dayton, OH	2.0	1.0	990	$1,270	$1.28	16d	1	0.99mi
1641 Edendale Rd Dayton, OH	3.0	1.0	976	$1,395	$1.43	4d	1	1.00mi
2112 Patterson Rd Dayton, OH	3.0	1.0	1008	$1,425	$1.41	4d	1	1.05mi
1029 Blakley Dr Dayton, OH	3.0	1.0	947	$1,300	$1.37	4d	1	1.06mi
2416 Brookline Ave Dayton, OH	2.0	1.0	806	$895	$1.11	4d	1	1.09mi
1828 Hazel Ave Dayton, OH	2.0	1.0	960	$1,435	$1.49	4d	1	1.13mi
854 Santa Cruz Ave Dayton, OH	3.0	1.0	1060	$1,300	$1.23	45d	1	1.16mi
1354 Ohmer St Unit 1354C Dayton, OH	2.0	1.0	900	$700	$0.78	45d	1	1.19mi
1354 Ohmer St Unit 1354A Dayton, OH	2.0	1.0	900	$675	$0.75	25d	1	1.19mi
2306 Alice St Dayton, OH	3.0	1.0	918	$1,200	$1.31	5d	1	1.19mi
1238 Colwick Dr Dayton, OH	2.0	1.0	786	$1,250	$1.59	12d	1	1.21mi
2212 Farmside Dr Dayton, OH	3.0	1.0	1008	$1,395	$1.38	45d	1	1.23mi
3311 S Smithville Rd Dayton, OH	3.0	1.0	1019	$1,295	$1.27	45d	1	1.27mi
1770 Suman Ave Dayton, OH	2.0	1.0	904	$1,145	$1.27	45d	1	1.28mi
1671 Gummer Ave Dayton, OH	2.0	1.0	704	$1,100	$1.56	4d	1	1.28mi
1762 Suman Ave Dayton, OH	2.0	1.0	804	$1,150	$1.43	23d	1	1.28mi
1620 Gummer Ave Dayton, OH	2.0	1.0	875	$950	$1.09	5d	1	1.29mi
1934 Farmside Dr Dayton, OH	3.0	1.0	1008	$1,395	$1.38	45d	1	1.35mi
1704 Huffman Ave Unit 1706 Huffman Dayton, OH	2.0	1.0	896	$900	$1.00	5d	1	1.36mi
2012 Saint Charles Ave Dayton, OH	2.0	1.0	945	$1,250	$1.32	45d	1	1.38mi
1410 Phillips Ave Unit 1 Dayton, OH	2.0	1.0	1000	$950	$0.95	45d	1	1.39mi
5713 Mayville Dr Dayton, OH	4.0	2.0	1046	$2,000	$1.91	20d	1	1.39mi
517 Mertland Ave Dayton, OH	2.0	1.0	876	$875	$1.00	16d	1	1.41mi
515 Mertland Ave Dayton, OH	2.0	1.0	876	$950	$1.08	25d	1	1.41mi
1371 Florence St Dayton, OH	2.0	1.0	850	$800	$0.94	5d	1	1.46mi

Listing history 8 events

1. 2026-05-17
   status Pending 656-char remark
2. 2026-05-16
   price $24,900 656-char remark
3. 2026-05-07
   listed $29,500 Active 656-char remark
4. 2023-05-23
   soldstatus $131,000 Closed 883-char remark

   Show marketing remark (883 chars)

   Don't miss out on this charming ranch style home nestled at the end of a dead end street. Upon entering you're greeted in the spacious living room which is open to the kitchen and features a large picture window overlooking the front yard. The covered porch is a great place to sit and enjoy the comfortable weather. A large shade tree in the front yard offers additional shade to enjoy the porch. The 21 x 12 one car garage offers french doors that open to the backyard which also features a large shade tree and two sheds offering additional storage space. The Iron Horse Trail sits just east of the property and offer a place to walk/run and bike. There is a supplemental gas heater in the living room to assist throughout the winter. This home is conveniently located near lots of local shops and restaurants. Updates include newer vinyl windows and new water heater (Dec. 2021).

5. 2023-05-23
   soldstatus $131,000 Sold 883-char remark

   Show marketing remark (883 chars)

   Don't miss out on this charming ranch style home nestled at the end of a dead end street. Upon entering you're greeted in the spacious living room which is open to the kitchen and features a large picture window overlooking the front yard. The covered porch is a great place to sit and enjoy the comfortable weather. A large shade tree in the front yard offers additional shade to enjoy the porch. The 21 x 12 one car garage offers french doors that open to the backyard which also features a large shade tree and two sheds offering additional storage space. The Iron Horse Trail sits just east of the property and offer a place to walk/run and bike. There is a supplemental gas heater in the living room to assist throughout the winter. This home is conveniently located near lots of local shops and restaurants. Updates include newer vinyl windows and new water heater (Dec. 2021).

6. 2023-04-21
   status Pending 883-char remark

   Show marketing remark (883 chars)

   Don't miss out on this charming ranch style home nestled at the end of a dead end street. Upon entering you're greeted in the spacious living room which is open to the kitchen and features a large picture window overlooking the front yard. The covered porch is a great place to sit and enjoy the comfortable weather. A large shade tree in the front yard offers additional shade to enjoy the porch. The 21 x 12 one car garage offers french doors that open to the backyard which also features a large shade tree and two sheds offering additional storage space. The Iron Horse Trail sits just east of the property and offer a place to walk/run and bike. There is a supplemental gas heater in the living room to assist throughout the winter. This home is conveniently located near lots of local shops and restaurants. Updates include newer vinyl windows and new water heater (Dec. 2021).

7. 2023-04-20
   listed $145,000 Active 883-char remark

   Show marketing remark (883 chars)

   Don't miss out on this charming ranch style home nestled at the end of a dead end street. Upon entering you're greeted in the spacious living room which is open to the kitchen and features a large picture window overlooking the front yard. The covered porch is a great place to sit and enjoy the comfortable weather. A large shade tree in the front yard offers additional shade to enjoy the porch. The 21 x 12 one car garage offers french doors that open to the backyard which also features a large shade tree and two sheds offering additional storage space. The Iron Horse Trail sits just east of the property and offer a place to walk/run and bike. There is a supplemental gas heater in the living room to assist throughout the winter. This home is conveniently located near lots of local shops and restaurants. Updates include newer vinyl windows and new water heater (Dec. 2021).

8. 2000-04-24
   soldstatus $76,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,656
• − Mortgage interest: −$1,395
• − Property taxes: −$374
• − Insurance: −$922
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$724
• Taxable income: $8,897
• Est. tax owed @ 24.0%: −$2,135
• After-tax cash flow: $6,581/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 — 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): 24,411
• Household income: $60,588
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 856.0

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 (83%)
• Race & ethnicity: White 83% Black 7% Two or more races 6% Hispanic / Latino 3% Asian 3%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 2% Chinese 0%

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: ▼ -192.56%
• Current HPI: 241.6543
• Rent YoY: ▲ 4.82%
• 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

-66.7% since first listed

9 events — show timeline

• 2026-05-22 Sold (MLS) $25,286 Dayton MLS
• 2026-05-17 Pending — Dayton MLS
• 2026-05-16 Price Changed $24,900 Dayton MLS
• 2026-05-07 Listed $29,500 Dayton MLS
• 2023-05-23 Sold (MLS) $131,000 Dayton MLS
• 2023-05-23 Sold (MLS) $131,000 Dayton MLS
• 2023-04-21 Pending — Dayton MLS
• 2023-04-20 Listed $145,000 Dayton MLS
• 2000-04-24 Sold (Public Records) $76,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,922 · -0.2% YoY. Source: county tax records.