405 Kenilworth Ave · Dayton, OH 45405

$117,800

4 bd · 1.0 ba · 1,760 sqft · SingleFamily public records · 49 Days on market

Built 1927 5,458 sqft lot $67/sqft · at area comps Est $120k · at est.

---

Why this score? — see what drove the C+ 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 +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +8.2/15.0
• 1% rule +6.1/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect home to add to your investment portfolio. 1,760 sq. ft. with 4 beds and 1 bath. This home has recently had a new roof, new HVAC, new water heater, new paint throughout. Make an offer today before this one is gone.

Key facts

• 5,458 sq ft lot
• 2 garage spots
• Built 1927

Property features AI

Finance

• Other: Full unfinished basement
• Financial info: Offered for sale

Exterior

• Parking: Detached two-car garage
• Security: Smoke detector(s)
• Utilities: Natural gas available; Public water; Water service available
• Home design: Two-story residence; Residential zoning
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Deck; Patio; Fence; Rear or side outdoor living space (deck and patio)

Interior

• Kitchen: Kitchen on main level (approx. 13 x 10)
• Bedrooms: Four bedrooms on the second floor (sizes approx. 11 x 10; 13 x 11; 13 x 8; 13 x 13)
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Window cooling units
• Interior features: Ceiling fan(s); Laminate counters; Aluminum window frames
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $114k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 7.4% 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: Rents rising fast (+4.3%/yr); 134 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 51% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 36% of the median local income ($44k/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 $814 of loan paydown is wiped out by about $4k 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 + 4.3% rent growth), your $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago 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.
• Current owner paid $65k; list at $118k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,266 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.11% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.96%
• DSCR: 1.53
• GRM: 7.5

CMA / ARV

• ARV (median comp): $119,591
• List price: $117,800
• Delta: -1.50%
• 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
409 Kenilworth Ave	0.01mi	3/1.5 (-1)	1,596 (-9%)	2mo	$142,700	$89	75
238 Delaware Ave	0.13mi	4/2.0	1,575 (-10%)	2mo	$35,000	$22	71
1556 N Euclid Ave	0.55mi	3/1.0 (-1)	1,792 (+2%)	2mo	$120,000	$67	65
2 E Hudson Ave	0.48mi	3/1.0 (-1)	1,661 (-6%)	1mo	$35,000	$21	62
33 Rockwood Ave	0.49mi	3/1.5 (-1)	1,690 (-4%)	3mo	$76,100	$45	61
534 Geyer St	0.61mi	4/1.0	1,640 (-7%)	3mo	$54,375	$33	58
20 5 Oaks Ave	0.63mi	5/2.5 (+1)	1,720 (-2%)	2mo	$165,000	$96	54
1549 Cory Dr	0.65mi	3/1.5 (-1)	1,922 (+9%)	2mo	$195,000	$101	46
110 E Fairview Ave	0.67mi	3/1.5 (-1)	1,591 (-10%)	2mo	$78,000	$49	44
1516 Kumler Ave	0.67mi	3/1.5 (-1)	1,516 (-14%)	1mo	$100,000	$66	38
2331 Newport Ave	0.71mi	3/1.5 (-1)	1,520 (-14%)	1mo	$85,000	$56	36
50 Woodcrest Ave	0.72mi	3/1.0 (-1)	1,500 (-15%)	2mo	$155,000	$103	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 · 4.34% rent growth · sell at horizon

5-year hold

• IRR: 2.8%
• Equity multiple: 1.11×
• Total profit: $3,589
• Equity at exit: $17,564

10-year hold

• IRR: 13.5%
• Equity multiple: 2.14×
• Total profit: $37,438
• Equity at exit: $10,185

Cash invested: $32,984 (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 45405

• Rents YoY: 4.3%
• Active inventory: 134
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,309 high
• Mortgage (P&I): −$618
• Tax from tax record: −$39 /mo · $467/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $329

Break-even live

Break-even rent $893

Max offer price $117,800

Occupancy floor 70%

Sensitivity live

Price	-10% $395	-5% $362	+0% $329	+5% $295	+10% $262
Rent	-10% $225	-5% $277	+0% $329	+5% $380	+10% $432
Rate	-1.0pp $388	-0.5pp $359	base $329	+0.5pp $298	+1.0pp $267

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: $29,450
• Closing costs: $3,534
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
338 Kenwood Ave Dayton, OH	3.0	1.5	1512	$1,195	$0.79	44d	1	0.12mi
932 Harvard Blvd Dayton, OH	5.0	2.0	1986	$1,500	$0.76	44d	1	0.26mi
942 Harvard Blvd Dayton, OH	3.0	2.0	1596	$1,200	$0.75	3d	1	0.27mi
132 Wroe Ave Unit 132 Dayton, OH	3.0	2.5	1934	$1,297	$0.67	44d	1	0.31mi
1501 Viola Ave Dayton, OH	3.0	1.0	1952	$1,175	$0.60	14d	1	0.31mi
234 Santa Clara Ave Dayton, OH	3.0	1.0	1368	$1,125	$0.82	44d	1	0.37mi
1225 Amherst Pl Dayton, OH	3.0	1.0	1548	$1,300	$0.84	14d	1	0.39mi
138 Rockwood Ave Dayton, OH	3.0	1.5	1439	$1,200	$0.83	24d	1	0.39mi
136 Rockwood Ave Dayton, OH	3.0	1.5	1439	$1,200	$0.83	44d	1	0.39mi
167 W Hudson Ave Dayton, OH	3.0	1.5	1344	$1,185	$0.88	44d	1	0.55mi
101 W Norman Ave Unit 101 Dayton, OH	3.0	1.0	1600	$945	$0.59	44d	1	0.57mi
534 Geyer St Dayton, OH	4.0	1.0	1640	$1,530	$0.93	24d	1	0.61mi
181 W Norman Ave Dayton, OH	3.0	2.0	1228	$1,150	$0.94	44d	1	0.62mi
41 W Fairview Ave Unit 2 Dayton, OH	3.0	1.0	1452	$1,200	$0.83	14d	1	0.62mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	44d	1	0.63mi
1011 N Broadway St Dayton, OH	3.0	1.5	1700	$950	$0.56	44d	1	0.64mi
2327 Eastview Ave Dayton, OH	5.0	1.0	1290	$1,300	$1.01	44d	1	0.76mi
424 Lexington Ave Dayton, OH	3.0	2.0	1536	$1,025	$0.67	44d	1	0.76mi
1743 Radcliffe Rd Dayton, OH	3.0	1.5	1729	$1,200	$0.69	44d	1	0.78mi
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	44d	1	0.83mi
1119 Superior Ave Unit 1119 Dayton, OH	3.0	1.0	1435	$1,350	$0.94	3d	1	0.89mi
18 Holt St Unit 24 Dayton, OH	3.0	2.5	1350	$1,450	$1.07	14d	1	0.97mi
26 W Beechwood Ave Dayton, OH	3.0	1.5	1468	$1,050	$0.72	44d	1	0.98mi
253 E Hillcrest Ave Dayton, OH	3.0	2.5	2569	$1,800	$0.70	3d	1	1.09mi
2232 Salem Ave Dayton, OH	3.0	1.0	1250	$1,200	$0.96	3d	1	1.09mi
2247 Salem Ave Unit 2247 Dayton, OH	3.0	1.5	1300	$1,350	$1.04	3d	1	1.11mi
2247 Salem Ave Unit 2249 Dayton, OH	3.0	1.5	1300	$1,400	$1.08	44d	1	1.11mi
39 E Maplewood Ave Dayton, OH	4.0	1.5	1560	$1,050	$0.67	3d	1	1.13mi
42 Pointview Ave Unit 42 Dayton, OH	3.0	2.0	1240	$1,200	$0.97	3d	1	1.17mi
1927 Burroughs Dr Dayton, OH	3.0	2.0	1409	$1,245	$0.88	14d	1	1.21mi
317 Fernwood Ave Dayton, OH	3.0	1.0	1320	$1,100	$0.83	11d	1	1.26mi
101 E Bruce Ave Dayton, OH	3.0	1.0	1455	$1,150	$0.79	3d	1	1.36mi
140 E Monument Ave Dayton, OH	3.0	1.0–2.0	1048	$2,344	$2.24	3d	11	1.38mi
1045 Shakespeare Ave Dayton, OH	3.0	1.0	1435	$1,275	$0.89	44d	1	1.42mi
2141 Philadelphia Dr Dayton, OH	3.0	1.0	1736	$1,395	$0.80	44d	1	1.47mi

Listing history 34 events

1. 2026-06-18
   days on market $117,800 Active 49 DOM
2. 2026-06-17
   days on market $117,800 Active 48 DOM
3. 2026-06-16
   days on market $117,800 Active 47 DOM
4. 2026-06-15
   days on market $117,800 Active 46 DOM
5. 2026-06-14
   days on market $117,800 Active 44 DOM
6. 2026-06-13
   days on market $117,800 Active 43 DOM
7. 2026-06-10
   days on market $117,800 Active 41 DOM
8. 2026-06-09
   days on market $117,800 Active 40 DOM
9. 2026-06-08
   days on market $117,800 Active 39 DOM
10. 2026-06-07
    days on market $117,800 Active 38 DOM
11. 2026-06-05
    days on market $117,800 Active 35 DOM
12. 2026-06-03
    days on market $117,800 Active 34 DOM
13. 2026-06-02
    days on market $117,800 Active 33 DOM
14. 2026-06-01
    days on market $117,800 Active 32 DOM
15. 2026-05-31
    days on market $117,800 Active 31 DOM
16. 2026-04-30
    listed $117,800 Active 383-char remark
17. 2025-09-30
    historical
18. 2024-06-17
    listed $119,800 Active
19. 2021-11-04
    soldstatus $65,000
20. 2021-10-11
    soldstatus $65,000 Sold

    Show marketing remark (221 chars)

    Perfect home to add to your investment portfolio. 1,760 sq. ft. with 4 beds and 1 bath. This home has recently had a new roof, new HVAC, new water heater, new paint throughout. Make an offer today before this one is gone.

21. 2021-10-11
    soldstatus $65,000 Closed

    Show marketing remark (221 chars)

    Perfect home to add to your investment portfolio. 1,760 sq. ft. with 4 beds and 1 bath. This home has recently had a new roof, new HVAC, new water heater, new paint throughout. Make an offer today before this one is gone.

22. 2021-08-17
    historical Active/Pending

    Show marketing remark (221 chars)

    Perfect home to add to your investment portfolio. 1,760 sq. ft. with 4 beds and 1 bath. This home has recently had a new roof, new HVAC, new water heater, new paint throughout. Make an offer today before this one is gone.

23. 2021-08-17
    status Active

    Show marketing remark (221 chars)

    Perfect home to add to your investment portfolio. 1,760 sq. ft. with 4 beds and 1 bath. This home has recently had a new roof, new HVAC, new water heater, new paint throughout. Make an offer today before this one is gone.

24. 2021-08-11
    status Pending

    Show marketing remark (221 chars)

    Perfect home to add to your investment portfolio. 1,760 sq. ft. with 4 beds and 1 bath. This home has recently had a new roof, new HVAC, new water heater, new paint throughout. Make an offer today before this one is gone.

25. 2021-08-05
    price $65,000

    Show marketing remark (221 chars)

    Perfect home to add to your investment portfolio. 1,760 sq. ft. with 4 beds and 1 bath. This home has recently had a new roof, new HVAC, new water heater, new paint throughout. Make an offer today before this one is gone.

26. 2021-07-20
    price $74,900

    Show marketing remark (221 chars)

    Perfect home to add to your investment portfolio. 1,760 sq. ft. with 4 beds and 1 bath. This home has recently had a new roof, new HVAC, new water heater, new paint throughout. Make an offer today before this one is gone.

27. 2021-07-01
    listed $79,900 Active

    Show marketing remark (221 chars)

    Perfect home to add to your investment portfolio. 1,760 sq. ft. with 4 beds and 1 bath. This home has recently had a new roof, new HVAC, new water heater, new paint throughout. Make an offer today before this one is gone.

28. 2019-05-21
    soldstatus $9,000 Sold
29. 2019-05-21
    soldstatus $9,000 Closed
30. 2019-05-13
    status Pending
31. 2019-04-25
    listed $12,500 Active
32. 2001-06-20
    soldstatus $66,000
33. 2000-02-29
    soldstatus $51,000
34. 1987-04-28
    soldstatus $35,000

ⓘ 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: $467 · $39/mo
• Projected year-2 tax: $1,152 · $96/mo
• Expected delta: +$685/yr (+$57/mo · 146.8%)

ⓘ 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 ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,713
• − Mortgage interest: −$6,599
• − Property taxes: −$467
• − Insurance: −$589
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$3,427
• Taxable income: $2,118
• Est. tax owed @ 24.0%: −$508
• After-tax cash flow: $3,436/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): 18,955
• Household income: $43,973
• Rent vs Own: 64.0% rent · 36.0% own
• Severe rent burden: 1475.0

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 (68%)
• Race & ethnicity: Black 68% White 23% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -125.58%
• Current HPI: 173.4962
• Rent YoY: ▲ 4.34%
• 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

+236.6% since first listed

19 events — show timeline

• 2026-04-30 Listed $117,800 Dayton MLS
• 2025-09-30 Listing Removed — Dayton MLS
• 2024-06-17 Listed $119,800 Dayton MLS
• 2021-11-04 Sold (Public Records) $65,000 Public Records
• 2021-10-11 Sold (MLS) $65,000 Dayton MLS
• 2021-10-11 Sold (MLS) $65,000 Dayton MLS
• 2021-08-17 Contingent — Dayton MLS
• 2021-08-17 Relisted — Dayton MLS
• 2021-08-11 Pending — Dayton MLS
• 2021-08-05 Price Changed $65,000 Dayton MLS
• 2021-07-20 Price Changed $74,900 Dayton MLS
• 2021-07-01 Listed $79,900 Dayton MLS
• 2019-05-21 Sold (MLS) $9,000 Dayton MLS
• 2019-05-21 Sold (MLS) $9,000 Dayton MLS
• 2019-05-13 Pending — Dayton MLS
• 2019-04-25 Listed $12,500 Dayton MLS
• 2001-06-20 Sold (Public Records) $66,000 Public Records
• 2000-02-29 Sold (Public Records) $51,000 Public Records
• 1987-04-28 Sold (Public Records) $35,000 Public Records

Property tax history

-11.4%/yr

Latest (2025): $467 · -0.2% YoY. Source: county tax records.