1035 Mcarthur Ave · Dayton, OH 45417

$85,900

2 bd · 1.0 ba · 1,052 sqft · SingleFamily public records · 182 Days on market

Built 1929 5,981 sqft lot $82/sqft · 43% above area Est $60k · 43% over

---

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 +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +6.5/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss your opportunity to own this charming 2-bedroom home that has some modern updates started. The basement plumbing is in need of major repair. The property comes with two parcels providing plenty of exterior space and many possibilities. This home is being sold as-is to settle an Estate.

Key facts

• Two parcels
• Modern updates
• Exterior space

Tags

• MODERN UPDATES
• TWO PARCELS
• EXTERIOR SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($986 rent vs $86k).
• Recommended offer: $76k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 (+4.1%/yr); 135 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 32% of the median local income ($37k/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 $594 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 + 4.1% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,592 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.15% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.80%
• DSCR: 1.48
• GRM: 7.3

CMA / ARV

• ARV (median comp): $60,020
• List price: $85,900
• Delta: 43.12%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2921 Revels Ave	0.15mi	3/1.0 (+1)	1,052 (0%)	5mo	$30,000	$29	84
2923 Sage Ave	0.18mi	3/1.0 (+1)	1,100 (+5%)	2mo	$86,000	$78	77
1100 Haller Ave	0.49mi	2/1.0	999 (-5%)	4mo	$45,000	$45	66
965 Haller Ave	0.50mi	2/1.0	958 (-9%)	1mo	$45,000	$47	61
745 Ernroe Dr	0.56mi	2/2.0	1,111 (+6%)	4mo	$127,500	$115	57
2423 Germantown St	0.40mi	3/1.0 (+1)	952 (-10%)	6mo	$120,000	$126	56
2230 Lakeview Ave	0.63mi	3/1.0 (+1)	1,102 (+5%)	5mo	$40,000	$36	54
2726 Mccall St	0.70mi	2/1.0	960 (-9%)	8mo	$50,000	$52	46
762 Ernroe Dr	0.54mi	3/1.0 (+1)	936 (-11%)	8mo	$65,000	$69	45
3422 Haberer Ave	0.48mi	3/1.0 (+1)	894 (-15%)	6mo	$83,000	$93	42
3942 Alvin Ave	0.74mi	2/1.0	912 (-13%)	2mo	$105,000	$115	41
3503 Modena St	0.62mi	3/1.5 (+1)	912 (-13%)	3mo	$45,000	$49	39

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 · 4.06% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $925
• Equity at exit: $12,808

10-year hold

• IRR: 11.6%
• Equity multiple: 1.96×
• Total profit: $22,993
• Equity at exit: $7,427

Cash invested: $24,052 (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 45417

• Home prices YoY: -32.3%
• Rents YoY: 4.1%
• Active inventory: 135
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $986 high
• Mortgage (P&I): −$450
• Tax from tax record: −$76 /mo · $911/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $216

Break-even live

Break-even rent $712

Max offer price $85,900

Occupancy floor 73%

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: $21,475
• Closing costs: $2,577
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2525 Germantown St Unit C Dayton, OH	1.0	1.0	750	$750	$1.00	43d	1	0.29mi
2525 Lakeview Ave Unit 5 Dayton, OH	1.0	1.0	750	$750	$1.00	3d	1	0.33mi
2525 Lakeview Ave Unit 2 Dayton, OH	1.0	1.0	750	$750	$1.00	43d	1	0.33mi
2525 Lakeview Ave Unit 9 Dayton, OH	1.0	1.0	920	$700	$0.76	43d	1	0.33mi
623 Clifton Dr Apt A Dayton, OH	2.0	1.0	1200	$1,200	$1.00	2d	1	0.54mi
623 Clifton Dr Apt B Dayton, OH	2.0	1.0	1200	$1,174	$0.98	3d	1	0.54mi
500 Bowie Dr Unit 122 Dayton, OH	2.0	1.0	850	$910	$1.07	43d	1	0.55mi
2240 Lakeview Ave Dayton, OH	3.0	1.0	1056	$1,025	$0.97	43d	1	0.60mi
1272 Clement Ave Dayton, OH	3.0	1.0	1025	$1,350	$1.32	2d	1	0.66mi
3939 Nicholas Rd Dayton, OH	3.0	1.0	912	$1,200	$1.32	43d	1	0.70mi
673 Randolph St Dayton, OH	2.0	1.0	792	$950	$1.20	43d	1	0.77mi
652 Dennison Ave Dayton, OH	2.0	2.0	988	$1,095	$1.11	21d	1	0.77mi
3964 Nicholas Rd Dayton, OH	3.0	1.0	912	$1,000	$1.10	3d	1	0.77mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$750	$0.94	2d	1	0.78mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$775	$0.97	43d	1	0.78mi
1515 W Stewart St Dayton, OH	2.0	1.0	925	$1,000	$1.08	43d	1	1.09mi
137 Westwood Ave Dayton, OH	2.0	1.0	784	$900	$1.15	3d	1	1.15mi
70 Gramont Ave Dayton, OH	3.0	1.5	966	$1,300	$1.35	2d	1	1.16mi
42 S Mathison St Dayton, OH	3.0	1.0	1300	$1,220	$0.94	3d	1	1.26mi
40 S Mathison St Dayton, OH	3.0	1.0	1300	$1,200	$0.92	14d	1	1.26mi
4109 Midway Ave Dayton, OH	3.0	1.0	971	$1,000	$1.03	3d	1	1.35mi
47 Leroy St Dayton, OH	3.0	1.0	1456	$1,200	$0.82	43d	1	1.35mi
216 N Ardmore Ave Dayton, OH	3.0	1.0	1500	$1,100	$0.73	3d	1	1.42mi

Listing history 44 events

1. 2026-06-16
   days on market $85,900 Active 182 DOM
2. 2026-06-15
   days on market $85,900 Active 181 DOM
3. 2026-06-14
   days on market $85,900 Active 179 DOM
4. 2026-06-13
   days on market $85,900 Active 178 DOM
5. 2026-06-10
   days on market $85,900 Active 176 DOM
6. 2026-06-09
   days on market $85,900 Active 175 DOM
7. 2026-06-08
   days on market $85,900 Active 174 DOM
8. 2026-06-07
   days on market $85,900 Active 173 DOM
9. 2026-06-05
   days on market $85,900 Active 170 DOM
10. 2026-06-03
    days on market $85,900 Active 169 DOM
11. 2026-06-02
    days on market $85,900 Active 168 DOM
12. 2026-06-01
    days on market $85,900 Active 167 DOM
13. 2026-05-31
    days on market $85,900 Active 166 DOM
14. 2026-02-06
    status Active 297-char remark

    Show marketing remark (297 chars)

    Don't miss your opportunity to own this charming 2-bedroom home that has some modern updates started. The basement plumbing is in need of major repair. The property comes with two parcels providing plenty of exterior space and many possibilities. This home is being sold as-is to settle an Estate.

15. 2026-01-27
    historical ActiveUnderContract 297-char remark

    Show marketing remark (297 chars)

    Don't miss your opportunity to own this charming 2-bedroom home that has some modern updates started. The basement plumbing is in need of major repair. The property comes with two parcels providing plenty of exterior space and many possibilities. This home is being sold as-is to settle an Estate.

16. 2025-12-16
    listed $85,900 Active 297-char remark

    Show marketing remark (297 chars)

    Don't miss your opportunity to own this charming 2-bedroom home that has some modern updates started. The basement plumbing is in need of major repair. The property comes with two parcels providing plenty of exterior space and many possibilities. This home is being sold as-is to settle an Estate.

17. 2025-10-31
    historical
18. 2025-07-25
    price $94,900
19. 2025-06-02
    listed $99,900 Active
20. 2023-07-12
    soldstatus $85,000
21. 2023-07-12
    soldstatus $85,000
22. 2023-06-29
    soldstatus $85,000 Sold
23. 2023-06-29
    soldstatus $85,000 Closed
24. 2023-06-02
    historical Active/Pending
25. 2023-05-30
    price $89,999
26. 2023-05-25
    price $97,000
27. 2023-04-27
    price $97,490
28. 2023-04-18
    price $97,499
29. 2023-03-25
    price $97,500
30. 2023-03-14
    price $97,599
31. 2023-03-06
    listed $100,000 Active
32. 2021-11-05
    historical
33. 2021-10-17
    price $84,900
34. 2021-10-09
    status Active
35. 2021-09-26
    historical Active/Pending
36. 2021-09-17
    status Active
37. 2021-09-13
    historical Active/Pending
38. 2021-09-01
    price $85,900
39. 2021-08-26
    price $89,999
40. 2021-08-04
    listed $100,000 Active
41. 2007-05-18
    soldstatus $7,600
42. 2006-04-13
    soldstatus $24,000
43. 2005-03-23
    soldstatus $65,000
44. 1998-12-14
    soldstatus $17,000

ⓘ 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: $911 · $76/mo
• Projected year-2 tax: $1,126 · $94/mo
• Expected delta: +$214/yr (+$18/mo · 23.5%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,828
• − Mortgage interest: −$4,812
• − Property taxes: −$911
• − Insurance: −$430
• − Repairs & maintenance: −$946
• − Management: −$946
• − Depreciation: −$2,499
• Taxable income: $1,284
• Est. tax owed @ 24.0%: −$308
• After-tax cash flow: $2,289/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): 28,186
• Household income: $36,945
• Rent vs Own: 52.1% rent · 47.9% own
• Severe rent burden: 1822.0

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 (71%)
• Race & ethnicity: Black 71% White 20% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Romanian 0%
• Foreign-born: 3% · Canada
• Languages at home: 96% 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: ▼ -92.43%
• Current HPI: 193.4175
• Rent YoY: ▲ 4.06%
• 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

+405.3% since first listed

31 events — show timeline

• 2026-02-06 Relisted — Dayton MLS
• 2026-01-27 Contingent — Dayton MLS
• 2025-12-16 Listed $85,900 Dayton MLS
• 2025-10-31 Listing Removed — Dayton MLS
• 2025-07-25 Price Changed $94,900 Dayton MLS
• 2025-06-02 Listed $99,900 Dayton MLS
• 2023-07-12 Sold (Public Records) $85,000 Public Records
• 2023-07-12 Sold (Public Records) $85,000 Public Records
• 2023-06-29 Sold (MLS) $85,000 Dayton MLS
• 2023-06-29 Sold (MLS) $85,000 Dayton MLS
• 2023-06-02 Contingent — Dayton MLS
• 2023-05-30 Price Changed $89,999 Dayton MLS
• 2023-05-25 Price Changed $97,000 Dayton MLS
• 2023-04-27 Price Changed $97,490 Dayton MLS
• 2023-04-18 Price Changed $97,499 Dayton MLS
• 2023-03-25 Price Changed $97,500 Dayton MLS
• 2023-03-14 Price Changed $97,599 Dayton MLS
• 2023-03-06 Listed $100,000 Dayton MLS
• 2021-11-05 Listing Removed — Dayton MLS
• 2021-10-17 Price Changed $84,900 Dayton MLS
• 2021-10-09 Relisted — Dayton MLS
• 2021-09-26 Contingent — Dayton MLS
• 2021-09-17 Relisted — Dayton MLS
• 2021-09-13 Contingent — Dayton MLS
• 2021-09-01 Price Changed $85,900 Dayton MLS
• 2021-08-26 Price Changed $89,999 Dayton MLS
• 2021-08-04 Listed $100,000 Dayton MLS
• 2007-05-18 Sold (Public Records) $7,600 Public Records
• 2006-04-13 Sold (Public Records) $24,000 Public Records
• 2005-03-23 Sold (Public Records) $65,000 Public Records
• 1998-12-14 Sold (Public Records) $17,000 Public Records

Property tax history

-5.0%/yr

Latest (2025): $911 · -0.2% YoY. Source: county tax records.