1614 Huffman Ave #1612 · Dayton, OH 45403

$205,000

6 bd · 4.5 ba · 4,699 sqft · MultiFamily · 148 Days on market

Built 1910 Good condition 3,742 sqft lot Garage $44/sqft · 42% below area Est $353k · 42% under ↓ 4% since listing

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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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

This triplex is for you! Large front unit with main floor, upstairs, attic room, 2 full baths, and large unfinished basement. Rear lower unit is 1 bedroom 1 bath. Rear upper is 1-2 bedrooms, 1 bath. External garage, fenced backyard. Bonus addition next to alley is multi-use. Total monthly income $2600. Monthly expenses minimal, tenants pay utilities. All units rehabbed in last few years. Multi-use (shop) room currently viewable, all tenant units occupied. DO NOT DISTURB TENANTS.

Key facts

• Multi-use room
• External garage
• Fenced backyard

Tags

• FENCED BACKYARD
• EXTERNAL GARAGE
• MULTI-USE ROOM
• LARGE UNFINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.5-bath units multifamily listed at $205k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $704 ($8k/yr) — positive. Per door: $235/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $205k).
• Recommended offer: $180k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 5.6% 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: amenities C-, crime F, commute 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.
• Zoned schools: River'S Edge Montessori Elementary School (math 22% / reading 32%, grade F, #1,193 of 1,584 statewide, top 76%, 494 students, 0% FRL); Belmont High School (math 5% / reading 20%, grade F, #720 of 781 statewide, top 93%, 1,100 students, 0% FRL) — zoned schools average 0% FRL vs 74% district-wide (74 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 164 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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 + 3.0% rent growth), your $57k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $180,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.31% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.73%
• DSCR: 1.66
• GRM: 6.4

CMA / ARV

• ARV (median comp): $353,478
• List price: $205,000
• Delta: -42.00%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 N Irwin St	1.01mi	6/4.0	3,586 (-24%)	5mo	$20,000	$6	34
932 Nordale Ave	1.94mi	6/6.0	3,744 (-20%)	0mo	$380,000	$101	34
110-112 S June St	1.70mi	6/2.0	4,100 (-13%)	1mo	$103,000	$25	33
2 Glencoe Ave	1.98mi	6/3.5	3,408 (-28%)	6mo	$330,000	$97	31
227-229 James St	2.18mi	6/2.0	3,392 (-28%)	2mo	$267,500	$79	28
509 Xenia Ave	1.68mi	5/3.0 (-1)	3,880 (-17%)	2mo	$173,000	$45	27
507 Wilmington Ave	2.03mi	8/4.0 (+2)	5,168 (+10%)	11mo	$70,000	$14	27
38 - 40 Greenwood Ave Unit 38 - 40	1.96mi	6/2.5	3,294 (-30%)	11mo	$267,650	$81	23
38 - 40 Greenwood Ave	1.96mi	6/2.5	3,294 (-30%)	11mo	$267,650	$81	23
38 Greenwood Ave	1.96mi	6/2.5	3,294 (-30%)	11mo	$267,650	$81	23
623 Silverleaf Dr	1.95mi	4/3.0 (-2)	3,422 (-27%)	3mo	$310,000	$91	22
1929 Willowgreen Dr	2.12mi	5/2.5 (-1)	3,435 (-27%)	8mo	$410,000	$119	20

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.20×
• Total profit: $11,688
• Equity at exit: $30,566

10-year hold

• IRR: 14.7%
• Equity multiple: 2.19×
• Total profit: $68,115
• Equity at exit: $17,725

Cash invested: $57,400 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $269,000 ($56/sqft)
• Median days on market: 299 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +33.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 45403

• Home prices YoY: -3.7%
• Active inventory: 164
• Price-to-rent: 19.1×

Monthly cashflow live

• Estimated rent: $2,685 high
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $704

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.5	$2,685
Total (3 units)			$2,685

Break-even live

Break-even rent $1,793

Max offer price $205,000

Occupancy floor 69%

Sensitivity live

Price	-10% $846	-5% $775	+0% $704	+5% $634	+10% $563
Rent	-10% $492	-5% $598	+0% $704	+5% $810	+10% $917
Rate	-1.0pp $808	-0.5pp $757	base $704	+0.5pp $651	+1.0pp $597

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: $51,250
• Closing costs: $6,150
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
616 S Smithville Rd Unit 616 Dayton, OH	2.0	1.0	1012	$895	$0.88	10d	1	0.02mi
616 S Smithville Rd Unit 616 Dayton, OH	2.0	1.0	1012	$895	$0.88	51d	1	0.02mi
1620 Gummer Ave Dayton, OH	2.0	1.0	875	$950	$1.09	144d	1	0.10mi
517 Mertland Ave Dayton, OH	2.0	1.0	876	$875	$1.00	155d	1	0.11mi
517 Mertland Ave Dayton, OH	2.0	1.0	876	$875	$1.00	133d	1	0.11mi
515 Mertland Ave Dayton, OH	2.0	1.0	876	$850	$0.97	107d	1	0.11mi
515 Mertland Ave Dayton, OH	2.0	1.0	876	$950	$1.08	164d	1	0.11mi
1704 Huffman Ave Unit 1706 Huffman Dayton, OH	2.0	1.0	896	$850	$0.95	133d	1	0.12mi
1671 Gummer Ave Dayton, OH	2.0	1.0	704	$995	$1.41	107d	1	0.12mi
1618 Gondert Ave Dayton, OH	2.0	1.0	1200	$900	$0.75	10d	1	0.16mi
1620 Gondert Ave Dayton, OH	2.0	1.5	1200	$1,000	$0.83	51d	1	0.16mi
1762 Suman Ave Dayton, OH	2.0	1.0	804	$1,150	$1.43	162d	1	0.21mi
1770 Suman Ave Dayton, OH	2.0	1.0	904	$1,145	$1.27	184d	1	0.22mi
1769 Gummer Ave Dayton, OH	2.0	1.0	818	$950	$1.16	133d	1	0.23mi
1822 Huffman Ave Dayton, OH	2.0	1.0	1076	$950	$0.88	133d	1	0.27mi
4403 Burkhardt Ave Dayton, OH	3.0	1.0–2.0	800	$983	$1.23	10d	1	0.28mi
220 S Smithville Rd Unit 222 Dayton, OH	2.0	1.0	700	$1,025	$1.46	51d	1	0.29mi
4644 Burkhardt Ave Dayton, OH	1.0–2.0	1.0	687	$1,095	$1.59	10d	9	0.33mi
1356 Huffman Ave Unit 1356 Dayton, OH	2.0	1.0	864	$925	$1.07	10d	1	0.35mi
1029 Blakley Dr Dayton, OH	3.0	1.0	947	$1,250	$1.32	107d	1	0.35mi
32 Seminary Ave Dayton, OH	2.0	1.0	900	$855	$0.95	10d	1	0.35mi
1371 Florence St Dayton, OH	2.0	1.0	850	$800	$0.94	144d	1	0.36mi
1047 Blakley Dr Dayton, OH	3.0	1.0	947	$1,245	$1.31	107d	1	0.37mi
305 Mertland Ave Dayton, OH	2.0	1.0	792	$1,100	$1.39	10d	1	0.40mi
1324 Huffman Ave Dayton, OH	2.0	1.0	900	$1,000	$1.11	133d	1	0.41mi
1347 Florence St Unit 1 Dayton, OH	2.0	1.0	750	$795	$1.06	0d	1	0.41mi
1303 Chardon Ct Unit C Dayton, OH	1.0	1.0	700	$725	$1.04	107d	1	0.42mi
1300 Chardon Ct Dayton, OH	2.0	1.0	970	$950	$0.98	133d	1	0.42mi
1300 Chardon Ct Dayton, OH	2.0	1.0	970	$1,200	$1.24	143d	1	0.42mi
1143 Blakley Dr Dayton, OH	3.0	1.0	947	$1,195	$1.26	155d	1	0.45mi
206 Seminary Ave Apt A Dayton, OH	2.0	1.0	780	$825	$1.06	0d	1	0.46mi
3817 E 5th St Dayton, OH	2.0	1.0	1178	$1,245	$1.06	133d	1	0.46mi
3544 Babson St Dayton, OH	3.0	1.0	872	$1,300	$1.49	0d	1	0.47mi
3544 Babson St Dayton, OH	3.0	1.0	872	$1,300	$1.49	11d	1	0.47mi
1359 Jordan Ave Unit 1361 Dayton, OH	2.0	1.0	1060	$750	$0.71	51d	1	0.50mi
531 S Hayden Ave Dayton, OH	3.0	1.0	1200	$1,325	$1.10	152d	1	0.58mi
433 Kolping Ave Apt 2 Dayton, OH	2.0	1.0	900	$900	$1.00	37d	1	0.58mi
42 S Cherrywood Ave Dayton, OH	2.0	1.0	778	$1,000	$1.29	50d	1	0.58mi
422 Santa Cruz Ave Dayton, OH	3.0	1.0	1440	$1,295	$0.90	37d	1	0.59mi
1354 Ohmer St Unit 1354A Dayton, OH	2.0	1.0	900	$675	$0.75	164d	1	0.60mi

Property features AI

Finance

• Financial info: Gross annual income: $32,000Offered for sale (leasing listed at $2,650)

Exterior

• Parking: Detached two-car garage
• Home design: Two-story buildingFrame construction
• Construction: Frame construction
• Exterior features: Residential zoningLot recorded by assessor

Interior

• Bedrooms: One-bedroom, two-bedroom, three-bedroom, and efficiency units (multi-unit property)
• Bathrooms: Four full bathroomsOne half bathroom
• Heating & cooling: Forced air heatingNatural gas
• Interior features: Full unfinished basement

Listing history 50 events

1. 2026-10-31
   days on market $205,000 Active 148 DOM
2. 2026-10-30
   days on market $205,000 Active 147 DOM
3. 2026-10-29
   days on market $205,000 Active 146 DOM
4. 2026-10-28
   days on market $205,000 Active 145 DOM
5. 2026-10-27
   days on market $205,000 Active 144 DOM
6. 2026-10-26
   days on market $205,000 Active 143 DOM
7. 2026-10-26
   days on market $205,000 Active 142 DOM
8. 2026-10-24
   days on market $205,000 Active 141 DOM
9. 2026-10-23
   days on market $205,000 Active 140 DOM
10. 2026-10-22
    days on market $205,000 Active 139 DOM
11. 2026-10-21
    days on market $205,000 Active 138 DOM
12. 2026-10-20
    days on market $205,000 Active 137 DOM
13. 2026-10-19
    days on market $205,000 Active 136 DOM
14. 2026-10-18
    days on market $205,000 Active 135 DOM
15. 2026-10-17
    days on market $205,000 Active 134 DOM
16. 2026-10-16
    days on market $205,000 Active 133 DOM
17. 2026-10-15
    days on market $205,000 Active 132 DOM
18. 2026-10-14
    days on market $205,000 Active 131 DOM
19. 2026-10-13
    days on market $205,000 Active 130 DOM
20. 2026-10-12
    days on market $205,000 Active 129 DOM
21. 2026-10-11
    days on market $205,000 Active 128 DOM
22. 2026-10-10
    days on market $205,000 Active 127 DOM
23. 2026-10-09
    days on market $205,000 Active 126 DOM
24. 2026-10-09
    days on market $205,000 Active 125 DOM
25. 2026-10-07
    days on market $205,000 Active 124 DOM
26. 2026-10-06
    days on market $205,000 Active 123 DOM
27. 2026-10-05
    days on market $205,000 Active 122 DOM
28. 2026-10-04
    days on market $205,000 Active 121 DOM
29. 2026-10-04
    days on market $205,000 Active 120 DOM
30. 2026-10-02
    days on market $205,000 Active 119 DOM
31. 2026-10-01
    days on market $205,000 Active 118 DOM
32. 2026-09-30
    days on market $205,000 Active 117 DOM
33. 2026-09-29
    days on market $205,000 Active 116 DOM
34. 2026-09-28
    days on market $205,000 Active 115 DOM
35. 2026-09-27
    days on market $205,000 Active 114 DOM
36. 2026-09-25
    days on market $205,000 Active 112 DOM
37. 2026-09-24
    days on market $205,000 Active 111 DOM
38. 2026-09-23
    remarks 484-char remark
39. 2026-09-23
    pricedays on market $205,000 Active 110 DOM
40. 2026-09-22
    days on market $220,000 Active 109 DOM
41. 2026-09-21
    days on market $220,000 Active 108 DOM
42. 2026-09-20
    days on market $220,000 Active 107 DOM
43. 2026-09-19
    days on market $220,000 Active 106 DOM
44. 2026-09-18
    days on market $220,000 Active 105 DOM
45. 2026-09-17
    days on market $220,000 Active 104 DOM
46. 2026-09-16
    days on market $220,000 Active 103 DOM
47. 2026-09-15
    days on market $220,000 Active 102 DOM
48. 2026-09-14
    days on market $220,000 Active 101 DOM
49. 2026-09-13
    days on market $220,000 Active 100 DOM
50. 2026-09-12
    days on market $220,000 Active 99 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $32,220
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,578
• − Management: −$2,578
• − Depreciation: −$5,964
• Taxable income: $5,518
• Est. tax owed @ 24.0%: −$1,324
• After-tax cash flow: $7,129/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $23,495–$70,485 screening

This triplex is in good condition with recent renovations, offering a move-in-ready living experience. Potential buyers and renters will appreciate the updated kitchens and bathrooms, as well as the well-maintained exterior and landscaping.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters. ↑
• Resale Updating the kitchen backsplash — A fresh backsplash can modernize the kitchen and add value to the property. ↑
• Resale Upgrading the bathroom fixtures — Modern fixtures can improve the bathroom's functionality and appeal to potential buyers. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 14/100

Zoned Schools

Elementary Kemp Elementary School F OH #1,400/1,584 Nat'l #36,758/41,679 High Belmont High School F OH #720/781 Nat'l #15,707/17,239

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

C Composite livability gradescore 65/100

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 · 523,241 people
• City population: 164,387
• Metro: Dayton-Kettering, OH
• Population (ZIP): 13,608
• Household income: $38,323
• Rent vs Own: 60.0% rent · 40.0% own
• Severe rent burden: 12% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 15% Black 14% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Languages at home: 84% English-only · Spanish 13% Other Asian/Pacific 1%

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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: ▼ -17.40%
• Current HPI: 447.4034
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

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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

Property features AI

Finance

• Financial info: Gross annual income: $32,000Offered for sale (leasing listed at $2,650)

Exterior

• Parking: Detached two-car garage
• Home design: Two-story buildingFrame construction
• Construction: Frame construction
• Exterior features: Residential zoningLot recorded by assessor

Interior

• Bedrooms: One-bedroom, two-bedroom, three-bedroom, and efficiency units (multi-unit property)
• Bathrooms: Four full bathroomsOne half bathroom
• Heating & cooling: Forced air heatingNatural gas
• Interior features: Full unfinished basement

Price history

-4.3% since first listed

4 events — show timeline

• 2026-06-04 Listed $220,000 Dayton MLS
• 2025-12-31 Listing Removed — Dayton MLS
• 2025-10-08 Price Changed $220,000 Dayton MLS
• 2025-09-05 Listed $230,000 Dayton MLS