433 Livingston Ave · Dayton, OH 45410

$94,900

4 bd · 2.0 ba · 1,352 sqft · SingleFamily public records · 69 Days on market

Built 1913 4,090 sqft lot $70/sqft · 23% below area Est $123k · 23% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Rent growth +5.0/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This frame and vinyl 2 story offers 1,352 square feet per PRC and features hardwood floors in the living and dining rooms, big kitchen, 1st floor laundry room, 3 spacious bedrooms and full unfinished basement. The oversized 2 car detached garage is perfect for extra storage. Relax on the front porch or on the rear deck. All in a great location with easy access to downtown, dining, parks, bike paths and interstates. Call today, at this price it won't last long!

Key facts

• 4,090 sq ft lot
• 2 garage spots
• Built 1913

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/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: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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 (+11.4%/yr); 92 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 36% of the median local income ($47k/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 $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 + 8.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $31k; list at $95k implies a 206% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1913 — 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: 1.48% ✓
• Cap rate: 12.76%
• Cash-on-cash: 23.11%
• DSCR: 2.03
• GRM: 5.6

CMA / ARV

• ARV (median comp): $122,852
• List price: $94,900
• Delta: -14.61%
• 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
133 Linsan Ct	0.08mi	3/1.5 (-1)	1,339 (-1%)	3mo	$135,000	$101	85
804 Linden Ave	0.11mi	3/2.0 (-1)	1,395 (+3%)	1mo	$86,000	$62	84
800 Linden Ave	0.12mi	3/1.5 (-1)	1,472 (+9%)	0mo	$62,500	$42	72
712 Wellmeier Ave	0.28mi	3/1.0 (-1)	1,390 (+3%)	2mo	$210,000	$151	72
853 Creighton Ave	0.44mi	3/1.0 (-1)	1,368 (+1%)	2mo	$125,000	$91	66
849 Wellmeier Ave	0.42mi	3/2.0 (-1)	1,453 (+8%)	2mo	$199,000	$137	62
806 Gondert Ave	0.58mi	4/2.0	1,436 (+6%)	3mo	$185,000	$129	60
760 Greenlawn Ave	0.47mi	3/1.0 (-1)	1,232 (-9%)	1mo	$14,900	$12	53
1537 Fauver Ave	0.75mi	3/1.0 (-1)	1,319 (-2%)	2mo	$170,319	$129	51
1014 Arbor Ave	0.53mi	3/1.5 (-1)	1,488 (+10%)	2mo	$99,900	$67	50
425 Huffman Ave	0.71mi	3/2.0 (-1)	1,248 (-8%)	1mo	$80,000	$64	48
107 Sherman St	0.71mi	3/1.5 (-1)	1,446 (+7%)	2mo	$73,000	$50	47

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 21.4%
• Equity multiple: 1.93×
• Total profit: $24,612
• Equity at exit: $14,150

10-year hold

• IRR: 32.5%
• Equity multiple: 4.65×
• Total profit: $97,093
• 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 45410

• Home prices YoY: -21.4%
• Rents YoY: 11.4%
• Active inventory: 92
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,404 high
• Mortgage (P&I): −$498
• Tax from tax record: −$60 /mo · $720/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $512

Break-even live

Break-even rent $756

Max offer price $94,900

Occupancy floor 59%

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 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
637 Creighton Ave Dayton, OH	3.0	1.0	1144	$1,350	$1.18	14d	1	0.22mi
115 Livingston Ave Dayton, OH	3.0	1.0	1624	$1,450	$0.89	44d	1	0.24mi
706 Kolping Ave Unit 706 Dayton, OH	3.0	1.5	1172	$1,300	$1.11	2d	1	0.29mi
854 Santa Cruz Ave Dayton, OH	3.0	1.0	1060	$1,300	$1.23	43d	1	0.42mi
314 Sheridan Ave Dayton, OH	3.0	1.0	1258	$1,150	$0.91	3d	1	0.49mi
424 Bantz Ct Dayton, OH	3.0	1.0	1192	$1,050	$0.88	3d	1	0.49mi
511 Parrot St Dayton, OH	3.0	1.5	1618	$1,100	$0.68	14d	1	0.59mi
1101 Phillips Ave Unit 1101 Dayton, OH	3.0	1.5	1300	$1,450	$1.12	43d	1	0.61mi
1515 Wyoming St Dayton, OH	3.0	1.0	1400	$1,000	$0.71	43d	1	0.64mi
2306 Alice St Dayton, OH	3.0	1.0	918	$1,200	$1.31	3d	1	0.65mi
1411 Wyoming St Dayton, OH	3.0	1.0	1256	$1,095	$0.87	2d	1	0.71mi
1520 S Smithville Rd Dayton, OH	3.0	2.0	1481	$1,345	$0.91	2d	1	0.73mi
136 Indiana Ave Dayton, OH	3.0	1.0	1194	$1,250	$1.05	23d	1	0.85mi
1029 Blakley Dr Dayton, OH	3.0	1.0	947	$1,300	$1.37	2d	1	0.86mi
1143 Blakley Dr Dayton, OH	3.0	1.0	947	$1,195	$1.26	14d	1	0.87mi
4403 Burkhardt Ave Dayton, OH	3.0	1.0–2.0	800	$1,100	$1.38	2d	1	0.91mi
2600 Wayne Ave Dayton, OH	4.0	1.5	1328	$1,500	$1.13	23d	1	0.99mi
20 Lucerne Ave Dayton, OH	3.0	1.0	1378	$1,200	$0.87	43d	1	0.99mi
3707 E 3rd St Unit 3705 Dayton, OH	3.0	1.0	1410	$1,045	$0.74	23d	1	1.01mi
3719 E 3rd St Unit 3717 Dayton, OH	3.0	1.0	1092	$1,100	$1.01	2d	1	1.02mi
1020 Walnut Hill Pl Dayton, OH	3.0	1.0	1200	$1,400	$1.17	43d	1	1.03mi
29 N Garfield St Dayton, OH	3.0	1.0	1092	$1,000	$0.92	23d	1	1.04mi
1038 Walnut Hill Pl Dayton, OH	3.0	1.0	1232	$1,095	$0.89	43d	1	1.05mi
1659 Hearthstone Dr Dayton, OH	3.0	1.0	1102	$1,195	$1.08	2d	1	1.06mi
313 Illinois Ave Dayton, OH	3.0	1.0	1142	$975	$0.85	3d	1	1.08mi
32 Gebhart St Dayton, OH	4.0	1.0	1800	$1,400	$0.78	14d	1	1.09mi
2114 Wayne Ave Dayton, OH	4.0	2.0	1723	$1,595	$0.93	43d	1	1.13mi
2132 Wayne Ave Dayton, OH	3.0	2.0	1484	$1,350	$0.91	2d	1	1.13mi
920 E Stewart St Dayton, OH	4.0	1.0	1322	$1,425	$1.08	43d	1	1.25mi
144 N Quentin Ave Dayton, OH	3.0	1.0	1038	$1,600	$1.54	43d	1	1.25mi
4249 Pleasant View Ave Dayton, OH	3.0	2.0	1440	$1,695	$1.18	43d	1	1.26mi
4253 Pleasant View Ave Dayton, OH	3.0	2.0	1440	$1,695	$1.18	43d	1	1.27mi
531 S Hayden Ave Dayton, OH	3.0	1.0	1200	$1,325	$1.10	11d	1	1.27mi
2212 Fauver Ave Dayton, OH	3.0	1.0	1300	$1,795	$1.38	43d	1	1.29mi
534 Beckman St Dayton, OH	3.0	2.0	1452	$1,400	$0.96	2d	1	1.32mi
519 Wyoming St Dayton, OH	3.0	1.5	1240	$1,600	$1.29	43d	1	1.40mi
228 James St Dayton, OH	3.0	1.0	1700	$1,200	$0.71	43d	1	1.48mi
227 James St Unit 1 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	3d	1	1.49mi
229 James St Unit 228 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	23d	1	1.49mi

Listing history 24 events

1. 2026-06-18
   price $94,900 Active 69 DOM
2. 2026-06-18
   days on market $104,900 Active 69 DOM
3. 2026-06-17
   days on market $104,900 Active 68 DOM
4. 2026-06-16
   days on market $104,900 Active 67 DOM
5. 2026-06-15
   days on market $104,900 Active 66 DOM
6. 2026-06-14
   days on market $104,900 Active 64 DOM
7. 2026-06-13
   days on market $104,900 Active 63 DOM
8. 2026-06-10
   days on market $104,900 Active 61 DOM
9. 2026-06-09
   days on market $104,900 Active 60 DOM
10. 2026-06-08
    days on market $104,900 Active 59 DOM
11. 2026-06-07
    pricedays on market $104,900 Active 58 DOM
12. 2026-06-05
    days on market $109,900 Active 55 DOM
13. 2026-06-03
    days on market $109,900 Active 54 DOM
14. 2026-06-02
    days on market $109,900 Active 53 DOM
15. 2026-06-01
    days on market $109,900 Active 52 DOM
16. 2026-05-31
    days on market $109,900 Active 51 DOM
17. 2026-05-14
    price $109,900
18. 2026-04-10
    listed $114,900 Active
19. 2019-03-29
    soldstatus $31,000 Closed 464-char remark

    Show marketing remark (464 chars)

    This frame and vinyl 2 story offers 1,352 square feet per PRC and features hardwood floors in the living and dining rooms, big kitchen, 1st floor laundry room, 3 spacious bedrooms and full unfinished basement. The oversized 2 car detached garage is perfect for extra storage. Relax on the front porch or on the rear deck. All in a great location with easy access to downtown, dining, parks, bike paths and interstates. Call today, at this price it won't last long!

20. 2019-03-29
    soldstatus $31,000 Sold 464-char remark

    Show marketing remark (464 chars)

    This frame and vinyl 2 story offers 1,352 square feet per PRC and features hardwood floors in the living and dining rooms, big kitchen, 1st floor laundry room, 3 spacious bedrooms and full unfinished basement. The oversized 2 car detached garage is perfect for extra storage. Relax on the front porch or on the rear deck. All in a great location with easy access to downtown, dining, parks, bike paths and interstates. Call today, at this price it won't last long!

21. 2019-03-05
    status Pending 464-char remark

    Show marketing remark (464 chars)

    This frame and vinyl 2 story offers 1,352 square feet per PRC and features hardwood floors in the living and dining rooms, big kitchen, 1st floor laundry room, 3 spacious bedrooms and full unfinished basement. The oversized 2 car detached garage is perfect for extra storage. Relax on the front porch or on the rear deck. All in a great location with easy access to downtown, dining, parks, bike paths and interstates. Call today, at this price it won't last long!

22. 2019-01-31
    listed $39,900 Active 464-char remark

    Show marketing remark (464 chars)

    This frame and vinyl 2 story offers 1,352 square feet per PRC and features hardwood floors in the living and dining rooms, big kitchen, 1st floor laundry room, 3 spacious bedrooms and full unfinished basement. The oversized 2 car detached garage is perfect for extra storage. Relax on the front porch or on the rear deck. All in a great location with easy access to downtown, dining, parks, bike paths and interstates. Call today, at this price it won't last long!

23. 1992-09-10
    soldstatus $37,000
24. 1978-05-19
    soldstatus $20,900

ⓘ 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: $720 · $60/mo
• Projected year-2 tax: $1,100 · $92/mo
• Expected delta: +$380/yr (+$32/mo · 52.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,843
• − Mortgage interest: −$5,316
• − Property taxes: −$720
• − Insurance: −$474
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$2,761
• Taxable income: $4,877
• Est. tax owed @ 24.0%: −$1,171
• After-tax cash flow: $4,969/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): 14,694
• Household income: $46,651
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 961.0

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 (71%)
• Race & ethnicity: White 71% Black 15% Hispanic / Latino 7% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 2% Iranian 2% Slovak 2%
• Foreign-born: 5% · Canada, United Kingdom
• Languages at home: 91% English-only · Spanish 6% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -100.61%
• Current HPI: 369.3938
• Rent YoY: ▲ 11.37%
• 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

+425.8% since first listed

8 events — show timeline

• 2026-05-14 Price Changed $109,900 Dayton MLS
• 2026-04-10 Listed $114,900 Dayton MLS
• 2019-03-29 Sold (MLS) $31,000 Dayton MLS
• 2019-03-29 Sold (MLS) $31,000 Dayton MLS
• 2019-03-05 Pending — Dayton MLS
• 2019-01-31 Listed $39,900 Dayton MLS
• 1992-09-10 Sold (Public Records) $37,000 Public Records
• 1978-05-19 Sold (Public Records) $20,900 Public Records

Property tax history

-3.8%/yr

Latest (2025): $720 · -0.2% YoY. Source: county tax records.