1936 Burroughs Dr · Dayton, OH 45406

$139,000

3 bd · 1.5 ba · 1,682 sqft · SingleFamily public records · 1 Days on market

Built 1928 7,248 sqft lot Est $156k · 11% 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 +15.4/30.0
• ARV discount +12.5/15.0
• DSCR +4.7/10.0
• 1% rule +3.8/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Solid brick beauty in College Hill / Dayton Triangle on a sought-after street with lots of character! Traditional two-story solid with a large lounge, dining room, kitchen and extra pantry / storage room. 1/2 bath just off stairs to basement, and a shower was installed downstairs as well off the kitchen. Mature landscaping with lots of great plants just needs some love. Covered front porch and a screened "catio" out back accessed from french doors in the dining room. Gorgeous wood staircase leads up to 3 generous sized bedrooms and a large full bathroom. Detached two-car garage with side entrance. Lots of dry storage in full basement. Water heater 2016. Natural gas water boiler r

Key facts

• Covered front porch
• Large lounge
• Extra pantry

Tags

• SOLID BRICK BEAUTY
• LARGE LOUNGE
• EXTRA PANTRY
• MATURE LANDSCAPING
• COVERED FRONT PORCH
• SCREENED CATIO

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached two-car garage with additional storage
• Security: Smoke detectors
• Utilities: Public water; Sewer available (storm sewer)
• Home design: 2-story brick home; Residential zoning
• Construction: Brick construction; Full basement with approx. 624 sq ft below grade unfinished area
• Exterior features: Partial fencing; Porch; Yard on a rectangular lot (approx. 50 x 137 x 50 x 133)

Interior

• Kitchen: Cooktop; Range; Refrigerator; Pantry
• Bedrooms: Three bedrooms on the second floor (approx. 11 x 10; 14 x 10; 15 x 13)
• Bathrooms: One full bathroom; One half bathroom (main level)
• Heating & cooling: Natural gas heating with radiant system; Window air conditioning units
• Interior features: Pantry; Bay windows with vinyl and wood frames; Full basement
• Laundry & utility: Washer; Dryer; Gas water heater; Utility room on main level (approx. 9 x 9)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $52 ($627/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 $122k (12.0% below list).
• Recommended offer: $122k (12.0% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 35% 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 $961 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $75k; list at $139k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,279 (12.0% below list)

Questions for the listing agent

1. Built in 1928 — 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: 0.88% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.61%
• DSCR: 1.07
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $156,426
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1936 Burroughs Dr	0.00mi	3/1.5	1,682 (0%)	0mo	$135,000	$80	100
1984 Burroughs Dr	0.07mi	3/1.5	1,912 (+14%)	7mo	$255,000	$133	68
520 Alameda Pl	0.22mi	4/1.0 (+1)	1,816 (+8%)	3mo	$95,000	$52	67
633 Ridgedale Rd	0.59mi	3/2.0	1,660 (-1%)	5mo	$175,000	$105	64
2006 Victoria Ave	0.29mi	4/2.5 (+1)	1,516 (-10%)	4mo	$177,500	$117	58
1439 Kumler Ave	0.71mi	3/1.5	1,768 (+5%)	5mo	$165,000	$93	54
1516 Kumler Ave	0.66mi	3/1.5	1,516 (-10%)	1mo	$100,000	$66	52
1628 Philadelphia Dr	0.38mi	4/3.5 (+1)	1,888 (+12%)	0mo	$270,000	$143	49
725 Sunnyview Ave	0.73mi	3/1.0	1,561 (-7%)	7mo	$93,500	$60	46
2239 Mayfair Rd	0.67mi	3/2.0	1,489 (-12%)	4mo	$38,940	$26	44
1549 Cory Dr	0.65mi	3/1.5	1,922 (+14%)	2mo	$195,000	$101	44
1104 Sunnyview Ave	0.66mi	4/2.0 (+1)	1,836 (+9%)	5mo	$155,000	$84	43

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-19,168
• Equity at exit: $20,725

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-12,295
• Equity at exit: $12,018

Cash invested: $38,920 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,223 high
• Mortgage (P&I): −$729
• Tax from tax record: −$127 /mo · $1,523/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $52

Break-even live

Break-even rent $1,157

Max offer price $139,000

Occupancy floor 91%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1927 Burroughs Dr Dayton, OH	3.0	2.0	1409	$1,245	$0.88	14d	1	0.05mi
2232 Salem Ave Dayton, OH	3.0	1.0	1250	$1,200	$0.96	3d	1	0.15mi
2247 Salem Ave Unit 2249 Dayton, OH	3.0	1.5	1300	$1,400	$1.08	43d	1	0.17mi
2247 Salem Ave Unit 2247 Dayton, OH	3.0	1.5	1300	$1,350	$1.04	3d	1	0.17mi
2141 Philadelphia Dr Dayton, OH	3.0	1.0	1736	$1,395	$0.80	43d	1	0.32mi
1004 W Fairview Ave Dayton, OH	2.0	1.0	1053	$950	$0.90	23d	1	0.35mi
1743 Radcliffe Rd Dayton, OH	3.0	1.5	1729	$1,200	$0.69	43d	1	0.39mi
1019 Cherry Dr Dayton, OH	4.0	1.0	1057	$1,125	$1.06	43d	1	0.47mi
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	43d	1	0.62mi
3207 Cornell Dr Dayton, OH	3.0	1.0	1168	$1,000	$0.86	3d	1	0.69mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	43d	1	0.77mi
181 W Norman Ave Dayton, OH	3.0	2.0	1228	$1,150	$0.94	43d	1	0.80mi
1378 Cory Dr Dayton, OH	2.0	1.0	1300	$975	$0.75	43d	1	0.82mi
167 W Hudson Ave Dayton, OH	3.0	1.5	1344	$1,185	$0.88	43d	1	0.82mi
265 Victor Ave Dayton, OH	3.0	1.0	1204	$900	$0.75	43d	1	0.87mi
3668 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	23d	1	0.88mi
3672 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	43d	1	0.89mi
234 Santa Clara Ave Dayton, OH	3.0	1.0	1368	$1,125	$0.82	43d	1	0.90mi
1225 Amherst Pl Dayton, OH	3.0	1.0	1548	$1,300	$0.84	14d	1	0.93mi
518 Delaware Ave Dayton, OH	2.0	1.0	1500	$750	$0.50	43d	1	0.93mi
101 W Norman Ave Unit 101 Dayton, OH	3.0	1.0	1600	$945	$0.59	43d	1	0.95mi
1067 Salem Ave Dayton, OH	2.0	1.0	1100	$900	$0.82	43d	1	0.97mi
1067 Salem Ave Unit 3 Dayton, OH	2.0	1.5	1100	$900	$0.82	43d	1	0.97mi
1067 Salem Ave Unit 2 Dayton, OH	2.0	1.5	1100	$900	$0.82	43d	1	0.97mi
26 W Beechwood Ave Dayton, OH	3.0	1.5	1468	$1,050	$0.72	43d	1	0.99mi
41 W Fairview Ave Unit 2 Dayton, OH	3.0	1.0	1452	$1,200	$0.83	14d	1	1.02mi
1045 Shakespeare Ave Dayton, OH	3.0	1.0	1435	$1,275	$0.89	43d	1	1.04mi
1045 Philadelphia Dr Dayton, OH	2.0	1.0	1290	$1,150	$0.89	2d	1	1.04mi
39 E Maplewood Ave Dayton, OH	4.0	1.5	1560	$1,050	$0.67	3d	1	1.14mi
38 Pointview Ave Dayton, OH	2.0	1.0	1140	$900	$0.79	14d	1	1.14mi
42 Pointview Ave Unit 42 Dayton, OH	3.0	2.0	1240	$1,200	$0.97	3d	1	1.15mi
65 E Maplewood Ave Dayton, OH	2.0	1.0	1064	$723	$0.68	43d	1	1.18mi
52 Fernwood Ave Dayton, OH	2.0	1.0	1926	$925	$0.48	43d	1	1.19mi
31 E Norman Ave Dayton, OH	3.0	1.0	1100	$1,150	$1.05	23d	1	1.19mi
424 Lexington Ave Dayton, OH	3.0	2.0	1536	$1,025	$0.67	43d	1	1.19mi
942 Harvard Blvd Dayton, OH	3.0	2.0	1596	$1,200	$0.75	3d	1	1.20mi
147 Laura Ave Dayton, OH	2.0	1.0	1096	$975	$0.89	23d	1	1.24mi
101 E Bruce Ave Dayton, OH	3.0	1.0	1455	$1,150	$0.79	2d	1	1.26mi
660 Gramont Ave Dayton, OH	3.0	1.0	1142	$1,050	$0.92	3d	1	1.26mi
338 Kenwood Ave Dayton, OH	3.0	1.5	1512	$1,195	$0.79	43d	1	1.29mi

Listing history 4 events

1. 2026-05-11
   status Pending
2. 2026-05-09
   listed $139,000 Active
3. 1996-09-17
   soldstatus $74,900
4. 1996-09-17
   soldstatus $74,900

ⓘ 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: $1,523 · $127/mo
• Projected year-2 tax: $1,846 · $154/mo
• Expected delta: +$323/yr (+$27/mo · 21.2%)

ⓘ 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 ≥103°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: $14,673
• − Mortgage interest: −$7,786
• − Property taxes: −$1,523
• − Insurance: −$695
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$4,044
• Taxable loss: −$1,722
• Est. tax savings @ 24.0%: +$413
• After-tax cash flow: $1,040/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

+85.6% since first listed

4 events — show timeline

• 2026-05-11 Pending — Dayton MLS
• 2026-05-09 Listed $139,000 Dayton MLS
• 1996-09-17 Sold (Public Records) $74,900 Public Records
• 1996-09-17 Sold (Public Records) $74,900 Public Records

Property tax history

-1.7%/yr

Latest (2025): $1,523 · -0.2% YoY. Source: county tax records.