4430 Blueberry Ave · Dayton, OH 45406

$89,000

3 bd · 1.5 ba · 1,080 sqft · SingleFamily public records · 14 Days on market

Built 1962 8,451 sqft lot Est $99k · 10% 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 +28.5/30.0
• ARV discount +12.2/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• 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

Turnkey investment opportunity! Tenant occupied and generating * * $1,100/month * * in rental income. This cash-flowing property offers immediate returns with a tenant already in place. Ideal for investors seeking a low-maintenance addition to their portfolio. Convenient Dayton location close to amenities, schools, and major highways. Immediate income from day one!

Key facts

• Tenant occupied
• Close to amenities
• 8,451 sq ft lot

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• TENANT OCCUPIED
• GENERATING RENTAL INCOME
• CASH-FLOWING PROPERTY
• CONVENIENT DAYTON LOCATION
• CLOSE TO AMENITIES

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached garage with space for one car
• Home design: One-story home
• Construction: Brick construction; Slab foundation
• Exterior features: Residential zoning

Interior

• Bedrooms: Two main-level bedrooms (approx. 11 x 10 and 13 x 11)
• Bathrooms: One full bathroom; One half bathroom; Two main-level bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Total of 4 rooms; Main-level living areas

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Cap rate 10.2% 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 (+3.0%/yr); 156 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); lower-income renter base — watch delinquency; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 31% 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 $615 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 + 3.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 2y 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.

Recommended offer $89,000

Questions for the listing agent

1. Built in 1962 — 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. 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.
5. 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.
6. 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: 1.23% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.99%
• DSCR: 1.62
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $99,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4647 Greenwich Village Ave	0.55mi	3/1.0	1,057 (-2%)	5mo	$20,000	$19	65
3927 Necco Ave	0.26mi	3/1.0	936 (-13%)	1mo	$72,500	$77	62
5130 Eichelberger Ave	0.68mi	3/1.5	1,120 (+4%)	3mo	$51,000	$46	59
4076 Prescott Ave	0.50mi	4/1.0 (+1)	1,129 (+4%)	6mo	$65,000	$58	57
3971 Prescott Ave	0.67mi	3/1.0	1,020 (-6%)	2mo	$77,500	$76	56
1680 Wesleyan Rd	0.74mi	3/1.0	1,114 (+3%)	5mo	$110,000	$99	54
4075 Middlehurst Ln	0.58mi	3/1.0	979 (-9%)	2mo	$89,900	$92	54
3816 Lori Sue Ave	0.38mi	3/1.0	925 (-14%)	3mo	$152,000	$164	54
3920 Prescott Ave	0.72mi	3/1.0	1,020 (-6%)	3mo	$50,000	$49	53
4625 Saint Johns Ave	0.64mi	3/2.5	1,015 (-6%)	6mo	$105,000	$103	51
2212 Chamberlin Ave	0.74mi	3/1.0	996 (-8%)	6mo	$110,000	$110	45
1816 Wesleyan Rd	0.72mi	3/1.5	920 (-15%)	6mo	$133,000	$145	36

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: 4.3%
• Equity multiple: 1.16×
• Total profit: $4,109
• Equity at exit: $13,270

10-year hold

• IRR: 13.8%
• Equity multiple: 2.10×
• Total profit: $27,507
• Equity at exit: $7,695

Cash invested: $24,920 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,093 high
• Mortgage (P&I): −$467
• Tax from tax record: −$69 /mo · $830/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $291

Break-even live

Break-even rent $725

Max offer price $89,000

Occupancy floor 68%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4629 Queens Ave Dayton, OH	2.0	1.0	900	$1,100	$1.22	43d	1	0.29mi
4446 Waymire Ave Dayton, OH	3.0	1.0	1100	$1,100	$1.00	21d	1	0.43mi
1732 Harold Dr Dayton, OH	2.0	1.0	805	$925	$1.15	43d	1	0.50mi
2014 Hickorydale Dr Unit 2016 Dayton, OH	2.0	1.0	800	$900	$1.12	43d	1	0.56mi
3650 Otterbein Ave Unit 3650 Dayton, OH	2.0	1.0	900	$800	$0.89	2d	1	0.56mi
3652 Otterbein Ave Unit 3652 Dayton, OH	2.0	1.0	700	$800	$1.14	2d	1	0.57mi
2002 Val Vista Ct Dayton, OH	3.0	1.0	975	$1,095	$1.12	21d	1	0.57mi
1720 Kings Mill Ct Dayton, OH	2.0	1.5	975	$925	$0.95	23d	1	0.61mi
3672 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	43d	1	0.62mi
3668 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	23d	1	0.62mi
3537 Otterbein Ave Unit d Dayton, OH	2.0	1.0	900	$925	$1.03	43d	1	0.64mi
3552 Stanford Pl Dayton, OH	2.0	1.0	800	$800	$1.00	23d	1	0.68mi
3552 Stanford Pl Unit 3552 Dayton, OH	2.0	1.0	800	$800	$1.00	43d	1	0.68mi
2408 Falmouth Ave Dayton, OH	2.0	1.0	806	$950	$1.18	23d	1	0.77mi
3311 Otterbein Ave Dayton, OH	3.0	1.5	1004	$1,300	$1.29	11d	1	0.80mi
4576 Live Oak Dr Dayton, OH	3.0	1.0	864	$1,400	$1.62	43d	1	0.82mi
5112 W Hillcrest Ave Unit 1 Dayton, OH	3.0	1.0	972	$700	$0.72	23d	1	0.82mi
3207 Cornell Dr Dayton, OH	3.0	1.0	1168	$1,000	$0.86	3d	1	0.91mi
2609 Fairport Ave Dayton, OH	3.0	1.0	1000	$1,025	$1.02	2d	1	0.96mi
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	43d	1	1.02mi
3007 Cornell Dr Dayton, OH	2.0	1.0	827	$1,000	$1.21	3d	1	1.03mi
1595 Elaine St Dayton, OH	3.0	1.0	864	$950	$1.10	2d	1	1.06mi
4625 Gardendale Ave Dayton, OH	3.0	1.0	864	$1,150	$1.33	2d	1	1.08mi
1816 N James H McGee Blvd Apt B Dayton, OH	3.0	1.0	950	$1,150	$1.21	43d	1	1.09mi
1816 N James H McGee Blvd Apt A Dayton, OH	3.0	1.0	950	$1,200	$1.26	2d	1	1.09mi
1816 N James H McGee Blvd Unit C Dayton, OH	3.0	1.0	950	$1,150	$1.21	2d	1	1.09mi
1498 Elaine St Dayton, OH	3.0	1.0	864	$1,025	$1.19	2d	1	1.11mi
3222 Athens Ave Unit C Dayton, OH	2.0	1.0	700	$700	$1.00	43d	1	1.12mi
2109 Victoria Ave Dayton, OH	2.0	1.0	714	$950	$1.33	3d	1	1.16mi
4914 Gardendale Ave Dayton, OH	4.0	1.0	960	$1,125	$1.17	43d	1	1.26mi
920 Huron Ave Dayton, OH	2.0	1.0	950	$995	$1.05	3d	1	1.28mi
863 N Upland Ave Dayton, OH	3.0	1.0	1042	$1,200	$1.15	43d	1	1.32mi
1427 Stuben Dr Dayton, OH	3.0	1.0	957	$900	$0.94	2d	1	1.34mi
1927 Burroughs Dr Dayton, OH	3.0	2.0	1409	$1,245	$0.88	14d	1	1.35mi
3925 Hoover Ave Dayton, OH	2.0	1.0	936	$1,100	$1.18	2d	1	1.37mi
828 Walton Ave Unit 832 Walton Dayton, OH	2.0	1.0	750	$795	$1.06	23d	1	1.40mi
3711 Pittsburg Ave Dayton, OH	2.0	1.0	800	$875	$1.09	43d	1	1.42mi
1045 Shakespeare Ave Dayton, OH	3.0	1.0	1435	$1,275	$0.89	43d	1	1.43mi
1045 Philadelphia Dr Dayton, OH	2.0	1.0	1290	$1,150	$0.89	2d	1	1.48mi
660 Gramont Ave Dayton, OH	3.0	1.0	1142	$1,050	$0.92	3d	1	1.50mi

Listing history 12 events

1. 2026-06-18
   days on market $89,000 Active 14 DOM
2. 2026-06-17
   days on market $89,000 Active 13 DOM
3. 2026-06-16
   days on market $89,000 Active 12 DOM
4. 2026-06-15
   days on market $89,000 Active 11 DOM
5. 2026-06-14
   days on market $89,000 Active 9 DOM
6. 2026-06-13
   days on market $89,000 Active 8 DOM
7. 2026-06-10
   days on market $89,000 Active 6 DOM
8. 2026-06-09
   days on market $89,000 Active 5 DOM
9. 2026-06-08
   days on market $89,000 Active 4 DOM
10. 2026-06-07
    days on market $89,000 Active 3 DOM
11. 2026-06-05
    remarks 371-char remark
12. 2026-06-05
    listed $89,000 Active 1 DOM

ⓘ 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: $830 · $69/mo
• Projected year-2 tax: $1,109 · $92/mo
• Expected delta: +$279/yr (+$23/mo · 33.6%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,118
• − Mortgage interest: −$4,985
• − Property taxes: −$830
• − Insurance: −$445
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − Depreciation: −$2,589
• Taxable income: $2,169
• Est. tax owed @ 24.0%: −$521
• After-tax cash flow: $2,966/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

+97.8% since first listed

18 events — show timeline

• 2026-06-04 Listed $89,000 Dayton MLS
• 2024-08-23 Rental Removed $1,100 APPFOLIO
• 2024-08-12 Rental Removed $1,100 RENT.
• 2024-08-08 Listed for Rent $1,100 RENT.
• 2024-08-07 Price Changed $1,100 APPFOLIO
• 2024-08-02 Rental Removed $1,150 RENT.
• 2024-07-30 Listed for Rent $1,150 APPFOLIO
• 2024-07-24 Rental Removed $1,150 APPFOLIO
• 2024-07-22 Listed for Rent $1,150 RENT.
• 2024-07-21 Listed for Rent $1,100 APPFOLIO
• 2024-07-10 Rental Removed $1,100 APPFOLIO
• 2024-06-26 Rental Removed $1,100 RENT.
• 2024-06-26 Listed for Rent $1,100 APPFOLIO
• 2024-06-25 Price Changed $1,100 RENT.
• 2024-06-13 Listed for Rent $1,200 RENT.
• 2022-05-22 Price Changed $1,000 RENT.
• 2018-12-07 Sold (Public Records) $345,000 Public Records
• 1992-09-03 Sold (Public Records) $45,000 Public Records

Property tax history

-3.6%/yr

Latest (2025): $830 · -0.2% YoY. Source: county tax records.