121 Fernwood Ave · Dayton, OH 45405

$94,900

3 bd · 2.0 ba · 1,359 sqft · SingleFamily public records · 43 Days on market

Built 1928 5,662 sqft lot $70/sqft · 10% above area Est $86k · 10% over

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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 +25.5/30.0
• DSCR +8.5/10.0
• 1% rule +6.3/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• ARV discount +3.1/15.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 121 Fernwood Ave in Dayton, Ohio--an excellent opportunity for both homeowners and investors seeking value, space, and upside potential. This 3-bedroom, 2-bath home offers over 1,300 square feet of functional living space, featuring original hardwood floors, a spacious layout, and a full basement providing additional storage or future finishing potential. The home presents a solid foundation with key features already in place, while offering the opportunity to update and customize to your own style. Whether you're looking to add to your rental portfolio, execute a light value-add renovation, or secure an affordable primary residence, this property delivers flexibility and long-term potential. Conveniently located near local amenities, major roadways, and employment centers, this home sits in a market experiencing steady demand and growth. With comparable renovated homes in the area selling at significantly higher price points, this is a chance to step in with equity potential from day one. Additionally, this property may qualify for City of Dayton Down Payment Assistance programs, offering eligible buyers the opportunity to receive financial support toward their purchase--making homeownership even more accessible. Priced strategically to attract strong interest--schedule your showing today and explore the opportunity.

Key facts

• 5,662 sq ft lot
• 2 garage spots
• Built 1928

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1928; One-and-a-half to two levels; No common walls
• Construction: Block foundation
• Exterior features: Fenced yard; Outbuilding

Interior

• Flooring: Wood; Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Forced air heating
• Interior features: Wood and carpet flooring; Decorative fireplace (one); Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 7.4% in Dayton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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 $76k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $92,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1928 — 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: 1.13% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.06%
• DSCR: 1.45
• GRM: 7.4

CMA / ARV

• ARV (median comp): $86,486
• List price: $94,900
• Delta: 9.73%
• 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
121 E Hillcrest Ave	0.19mi	3/1.0	1,402 (+3%)	1mo	$75,000	$53	81
69 E Beechwood Ave	0.25mi	3/1.0	1,400 (+3%)	1mo	$173,000	$124	78
445 Sandhurst Dr	0.41mi	3/1.0	1,338 (-2%)	2mo	$48,950	$37	73
423 Sandalwood Dr	0.41mi	3/1.5	1,444 (+6%)	0mo	$62,000	$43	68
128 E Parkwood Dr	0.45mi	3/1.0	1,228 (-10%)	1mo	$29,810	$24	58
1404 Pinecrest Dr	0.61mi	3/1.5	1,256 (-8%)	0mo	$205,000	$163	57
117 Valleyview Dr	0.66mi	2/1.0 (-1)	1,381 (+2%)	1mo	$50,000	$36	56
2331 Newport Ave	0.53mi	3/1.5	1,520 (+12%)	1mo	$85,000	$56	52
17 Marie Ave	0.70mi	4/1.5 (+1)	1,424 (+5%)	0mo	$70,000	$49	52
50 Woodcrest Ave	0.57mi	3/1.0	1,500 (+10%)	2mo	$155,000	$103	51
148 Valleyview Dr	0.59mi	3/1.0	1,163 (-14%)	2mo	$125,000	$107	43
61 Redder Ave	0.73mi	3/1.0	1,210 (-11%)	1mo	$115,000	$95	42

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $269
• Equity at exit: $14,150

10-year hold

• IRR: 11.2%
• Equity multiple: 1.93×
• Total profit: $24,660
• Equity at exit: $8,205

Cash invested: $26,572 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,071 high
• Mortgage (P&I): −$498
• Tax from tax record: −$86 /mo · $1,036/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $223

Break-even live

Break-even rent $789

Max offer price $94,900

Occupancy floor 74%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 Fernwood Ave Dayton, OH	2.0	1.0	884	$900	$1.02	3d	1	0.08mi
202 E Bruce Ave Apt 2 Dayton, OH	2.0	1.0	1250	$800	$0.64	23d	1	0.11mi
65 E Maplewood Ave Dayton, OH	2.0	1.0	1064	$723	$0.68	43d	1	0.14mi
42 Pointview Ave Unit 42 Dayton, OH	3.0	2.0	1240	$1,200	$0.97	3d	1	0.16mi
38 Pointview Ave Dayton, OH	2.0	1.0	1140	$900	$0.79	14d	1	0.17mi
39 E Maplewood Ave Dayton, OH	4.0	1.5	1560	$1,050	$0.67	3d	1	0.17mi
317 Fernwood Ave Dayton, OH	3.0	1.0	1320	$1,100	$0.83	11d	1	0.17mi
101 E Bruce Ave Dayton, OH	3.0	1.0	1455	$1,150	$0.79	2d	1	0.19mi
337 Ryburn Ave Unit 2 Dayton, OH	2.0	1.0	900	$800	$0.89	43d	1	0.23mi
228 E Siebenthaler Ave Dayton, OH	2.0	1.0	934	$1,200	$1.28	43d	1	0.31mi
244 E Siebenthaler Ave Dayton, OH	2.0	1.5	1273	$1,175	$0.92	2d	1	0.32mi
26 W Beechwood Ave Dayton, OH	3.0	1.5	1468	$1,050	$0.72	43d	1	0.34mi
147 Laura Ave Dayton, OH	2.0	1.0	1096	$975	$0.89	23d	1	0.36mi
152 Laura Ave Dayton, OH	2.0	1.0	990	$895	$0.90	43d	1	0.38mi
419 Sandhurst Dr Dayton, OH	2.0	1.0	950	$975	$1.03	23d	1	0.40mi
2327 N Main St Unit 2 Dayton, OH	2.0	1.0	900	$1,200	$1.33	23d	1	0.59mi
41 W Fairview Ave Unit 2 Dayton, OH	3.0	1.0	1452	$1,200	$0.83	14d	1	0.62mi
31 E Norman Ave Dayton, OH	3.0	1.0	1100	$1,150	$1.05	23d	1	0.65mi
2333 Rustic Rd Unit 4 Dayton, OH	2.0	1.0	1000	$840	$0.84	2d	1	0.68mi
2333 Rustic Rd Dayton, OH	2.0	1.0	1000	$840	$0.84	43d	1	0.68mi
101 W Norman Ave Unit 101 Dayton, OH	3.0	1.0	1600	$945	$0.59	43d	1	0.69mi
412 W Parkwood Dr Unit 1 Dayton, OH	2.0	1.0	900	$875	$0.97	23d	1	0.70mi
181 W Norman Ave Dayton, OH	3.0	2.0	1228	$1,150	$0.94	43d	1	0.74mi
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	43d	1	0.74mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	43d	1	0.75mi
167 W Hudson Ave Dayton, OH	3.0	1.5	1344	$1,185	$0.88	43d	1	0.79mi
69 Waverly Ave Dayton, OH	2.0	1.0	900	$850	$0.94	3d	1	0.80mi
240 Castlewood Ave Dayton, OH	2.0	1.0	912	$995	$1.09	21d	1	0.81mi
1019 Cherry Dr Dayton, OH	4.0	1.0	1057	$1,125	$1.06	43d	1	0.90mi
519 Heather Dr Unit 1C Dayton, OH	2.0	2.0	1100	$1,095	$1.00	3d	1	0.93mi
234 Santa Clara Ave Dayton, OH	3.0	1.0	1368	$1,125	$0.82	43d	1	0.93mi
628 W Norman Ave Unit 628 Dayton, OH	2.0	1.0	918	$795	$0.87	43d	1	0.95mi
110 Cromwell Pl Unit 5 Dayton, OH	2.0	1.0	1000	$1,099	$1.10	19d	1	0.96mi
110 Cromwell Pl Unit 2 Dayton, OH	2.0	1.0	1000	$995	$0.99	21d	1	0.96mi
110 Cromwell Pl Dayton, OH	2.0	1.0	1050	$1,100	$1.05	2d	1	0.96mi
1004 W Fairview Ave Dayton, OH	2.0	1.0	1053	$950	$0.90	23d	1	0.98mi
1108 Rydale Rd Dayton, OH	3.0	1.0	1281	$1,245	$0.97	19d	1	1.00mi
265 Victor Ave Dayton, OH	3.0	1.0	1204	$900	$0.75	43d	1	1.05mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	43d	1	1.08mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	3d	1	1.08mi

Listing history 40 events

1. 2026-06-18
   days on market $94,900 Active 43 DOM
2. 2026-06-17
   days on market $94,900 Active 42 DOM
3. 2026-06-16
   days on market $94,900 Active 41 DOM
4. 2026-06-15
   days on market $94,900 Active 40 DOM
5. 2026-06-14
   days on market $94,900 Active 38 DOM
6. 2026-06-13
   days on market $94,900 Active 37 DOM
7. 2026-06-10
   days on market $94,900 Active 35 DOM
8. 2026-06-09
   days on market $94,900 Active 34 DOM
9. 2026-06-08
   days on market $94,900 Active 33 DOM
10. 2026-06-07
    days on market $94,900 Active 32 DOM
11. 2026-06-05
    days on market $94,900 Active 29 DOM
12. 2026-06-03
    days on market $94,900 Active 28 DOM
13. 2026-06-02
    days on market $94,900 Active 27 DOM
14. 2026-06-01
    days on market $94,900 Active 26 DOM
15. 2026-05-31
    days on market $94,900 Active 25 DOM
16. 2026-05-06
    listed $94,900 Active 1350-char remark

    Show marketing remark (1350 chars)

    Welcome to 121 Fernwood Ave in Dayton, Ohio--an excellent opportunity for both homeowners and investors seeking value, space, and upside potential. This 3-bedroom, 2-bath home offers over 1,300 square feet of functional living space, featuring original hardwood floors, a spacious layout, and a full basement providing additional storage or future finishing potential. The home presents a solid foundation with key features already in place, while offering the opportunity to update and customize to your own style. Whether you're looking to add to your rental portfolio, execute a light value-add renovation, or secure an affordable primary residence, this property delivers flexibility and long-term potential. Conveniently located near local amenities, major roadways, and employment centers, this home sits in a market experiencing steady demand and growth. With comparable renovated homes in the area selling at significantly higher price points, this is a chance to step in with equity potential from day one. Additionally, this property may qualify for City of Dayton Down Payment Assistance programs, offering eligible buyers the opportunity to receive financial support toward their purchase--making homeownership even more accessible. Priced strategically to attract strong interest--schedule your showing today and explore the opportunity.

17. 2026-05-06
    listed $94,900 Active 1350-char remark

    Show marketing remark (1350 chars)

    Welcome to 121 Fernwood Ave in Dayton, Ohio--an excellent opportunity for both homeowners and investors seeking value, space, and upside potential. This 3-bedroom, 2-bath home offers over 1,300 square feet of functional living space, featuring original hardwood floors, a spacious layout, and a full basement providing additional storage or future finishing potential. The home presents a solid foundation with key features already in place, while offering the opportunity to update and customize to your own style. Whether you're looking to add to your rental portfolio, execute a light value-add renovation, or secure an affordable primary residence, this property delivers flexibility and long-term potential. Conveniently located near local amenities, major roadways, and employment centers, this home sits in a market experiencing steady demand and growth. With comparable renovated homes in the area selling at significantly higher price points, this is a chance to step in with equity potential from day one. Additionally, this property may qualify for City of Dayton Down Payment Assistance programs, offering eligible buyers the opportunity to receive financial support toward their purchase--making homeownership even more accessible. Priced strategically to attract strong interest--schedule your showing today and explore the opportunity.

18. 2024-07-19
    soldstatus $75,800
19. 2024-07-16
    soldstatus $75,750 Closed

    Show marketing remark (398 chars)

    Unlock new investment opportunities by acquiring this bundle of five well-maintained single-family homes. Each property brings unique value, making it a strategic move to enhance your passive income streams. Please contact listing agent for additional parcel/property information. This bundle offers a balanced mix of location, amenities, and potential for appreciation to diversify your portfolio.

20. 2024-07-16
    soldstatus $75,750 Sold

    Show marketing remark (398 chars)

    Unlock new investment opportunities by acquiring this bundle of five well-maintained single-family homes. Each property brings unique value, making it a strategic move to enhance your passive income streams. Please contact listing agent for additional parcel/property information. This bundle offers a balanced mix of location, amenities, and potential for appreciation to diversify your portfolio.

21. 2024-07-12
    soldstatus $75,750
22. 2024-07-12
    soldstatus $75,750 Sold
23. 2024-07-12
    listed $75,750
24. 2024-07-01
    status Pending

    Show marketing remark (398 chars)

    Unlock new investment opportunities by acquiring this bundle of five well-maintained single-family homes. Each property brings unique value, making it a strategic move to enhance your passive income streams. Please contact listing agent for additional parcel/property information. This bundle offers a balanced mix of location, amenities, and potential for appreciation to diversify your portfolio.

25. 2024-07-01
    historical Contingency Pending

    Show marketing remark (398 chars)

    Unlock new investment opportunities by acquiring this bundle of five well-maintained single-family homes. Each property brings unique value, making it a strategic move to enhance your passive income streams. Please contact listing agent for additional parcel/property information. This bundle offers a balanced mix of location, amenities, and potential for appreciation to diversify your portfolio.

26. 2024-06-18
    status Active
27. 2024-05-14
    status Active

    Show marketing remark (398 chars)

    Unlock new investment opportunities by acquiring this bundle of five well-maintained single-family homes. Each property brings unique value, making it a strategic move to enhance your passive income streams. Please contact listing agent for additional parcel/property information. This bundle offers a balanced mix of location, amenities, and potential for appreciation to diversify your portfolio.

28. 2024-04-19
    historical Contingency Pending

    Show marketing remark (398 chars)

    Unlock new investment opportunities by acquiring this bundle of five well-maintained single-family homes. Each property brings unique value, making it a strategic move to enhance your passive income streams. Please contact listing agent for additional parcel/property information. This bundle offers a balanced mix of location, amenities, and potential for appreciation to diversify your portfolio.

29. 2024-04-19
    status Pending

    Show marketing remark (398 chars)

    Unlock new investment opportunities by acquiring this bundle of five well-maintained single-family homes. Each property brings unique value, making it a strategic move to enhance your passive income streams. Please contact listing agent for additional parcel/property information. This bundle offers a balanced mix of location, amenities, and potential for appreciation to diversify your portfolio.

30. 2024-03-27
    price $80,750

    Show marketing remark (398 chars)

    Unlock new investment opportunities by acquiring this bundle of five well-maintained single-family homes. Each property brings unique value, making it a strategic move to enhance your passive income streams. Please contact listing agent for additional parcel/property information. This bundle offers a balanced mix of location, amenities, and potential for appreciation to diversify your portfolio.

31. 2024-03-27
    price $80,750

    Show marketing remark (398 chars)

    Unlock new investment opportunities by acquiring this bundle of five well-maintained single-family homes. Each property brings unique value, making it a strategic move to enhance your passive income streams. Please contact listing agent for additional parcel/property information. This bundle offers a balanced mix of location, amenities, and potential for appreciation to diversify your portfolio.

32. 2023-12-21
    price $85,000

    Show marketing remark (398 chars)

    Unlock new investment opportunities by acquiring this bundle of five well-maintained single-family homes. Each property brings unique value, making it a strategic move to enhance your passive income streams. Please contact listing agent for additional parcel/property information. This bundle offers a balanced mix of location, amenities, and potential for appreciation to diversify your portfolio.

33. 2023-12-21
    price $85,000

    Show marketing remark (398 chars)

    Unlock new investment opportunities by acquiring this bundle of five well-maintained single-family homes. Each property brings unique value, making it a strategic move to enhance your passive income streams. Please contact listing agent for additional parcel/property information. This bundle offers a balanced mix of location, amenities, and potential for appreciation to diversify your portfolio.

34. 2023-12-05
    listed $425,000 Active

    Show marketing remark (398 chars)

    Unlock new investment opportunities by acquiring this bundle of five well-maintained single-family homes. Each property brings unique value, making it a strategic move to enhance your passive income streams. Please contact listing agent for additional parcel/property information. This bundle offers a balanced mix of location, amenities, and potential for appreciation to diversify your portfolio.

35. 2023-12-05
    listed $425,000 Active

    Show marketing remark (398 chars)

    Unlock new investment opportunities by acquiring this bundle of five well-maintained single-family homes. Each property brings unique value, making it a strategic move to enhance your passive income streams. Please contact listing agent for additional parcel/property information. This bundle offers a balanced mix of location, amenities, and potential for appreciation to diversify your portfolio.

36. 2007-05-14
    soldstatus $86,000
37. 1997-06-03
    soldstatus $65,500
38. 1993-12-06
    soldstatus $49,900
39. 1992-10-26
    soldstatus $37,000
40. 1988-03-31
    soldstatus $49,900

ⓘ 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: $1,036 · $86/mo
• Projected year-2 tax: $1,258 · $105/mo
• Expected delta: +$222/yr (+$18/mo · 21.4%)

ⓘ 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: $12,856
• − Mortgage interest: −$5,316
• − Property taxes: −$1,036
• − Insurance: −$474
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − Depreciation: −$2,761
• Taxable income: $1,211
• Est. tax owed @ 24.0%: −$291
• After-tax cash flow: $2,382/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

+90.2% since first listed

25 events — show timeline

• 2026-05-06 Listed $94,900 CBRMLS
• 2026-05-06 Listed $94,900 WRIST
• 2024-07-19 Sold (Public Records) $75,800 Public Records
• 2024-07-16 Sold (MLS) $75,750 Dayton MLS
• 2024-07-16 Sold (MLS) $75,750 Dayton MLS
• 2024-07-12 Listed $75,750 CBRMLS
• 2024-07-12 Sold (MLS) $75,750 Cincy MLS
• 2024-07-12 Sold (MLS) $75,750 CBRMLS
• 2024-07-01 Pending — Dayton MLS
• 2024-07-01 Contingent — Cincy MLS
• 2024-06-18 Relisted — Cincy MLS
• 2024-05-14 Relisted — Dayton MLS
• 2024-04-19 Contingent — Cincy MLS
• 2024-04-19 Pending — Dayton MLS
• 2024-03-27 Price Changed $80,750 Dayton MLS
• 2024-03-27 Price Changed $80,750 Cincy MLS
• 2023-12-21 Price Changed $85,000 Dayton MLS
• 2023-12-21 Price Changed $85,000 Cincy MLS
• 2023-12-05 Listed $425,000 Cincy MLS
• 2023-12-05 Listed $425,000 Dayton MLS
• 2007-05-14 Sold (Public Records) $86,000 Public Records
• 1997-06-03 Sold (Public Records) $65,500 Public Records
• 1993-12-06 Sold (Public Records) $49,900 Public Records
• 1992-10-26 Sold (Public Records) $37,000 Public Records
• 1988-03-31 Sold (Public Records) $49,900 Public Records

Property tax history

-1.4%/yr

Latest (2025): $1,036 · -0.2% YoY. Source: county tax records.