1402 Shaftesbury Rd · Dayton, OH 45406

$94,950

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 7 Days on market

Built 1947 4,635 sqft lot

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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 +22.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.1/10.0
• 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

Affordability at it's finest. Welcome home to 1402 Shaftesbury; when you walk it, you'll immediately notice new flooring and fresh paint throughout. As you make your way through the home you'll see an updated kitchen with butcher block countertops and a farm style sink. The house also has a lovely sun room between the garage and living room. This will make for excellent lounging, reading, and family time. Beyond the home itself, you are located just down the street from Wesleyan MetroPark. Running right along the western edge of the neighborhood along Wolf Creek, this massive green space is the pride of the community, featuring over 1.5 miles of scenic hiking trails, picnic areas, a playgro

Key facts

• Farm style sink
• Fresh paint
• New flooring

Tags

• NEW FLOORING
• FRESH PAINT
• UPDATED KITCHEN
• BUTCHER BLOCK COUNTERTOPS
• FARM STYLE SINK
• SUN ROOM

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached/attached one-car garage (garage present, 1 garage space)
• Home design: Single-story residence; Aluminum siding exterior; Slab foundation
• Construction: Aluminum siding construction
• Exterior features: Residential lot approximately 0.106 acres (about 41 x 113 feet)

Interior

• Bedrooms: Two main-level bedrooms (approx. 9 x 10 and 10 x 10)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Baseboard heating; Forced air heating
• Interior features: Total of 2 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($958 rent vs $95k).

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 lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,950

Questions for the listing agent

1. Built in 1947 — 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: 1.01% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.46%
• DSCR: 1.33
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $59,136
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1251 Canfield Ave	0.19mi	2/1.0	720 (-6%)	7mo	$75,000	$104	75
3007 Cornell Dr	0.26mi	2/1.0	827 (+8%)	9mo	$29,019	$35	67
640 Shoop Ave	0.55mi	2/1.0	776 (+1%)	7mo	$30,000	$39	67
936 Walton Ave	0.59mi	2/1.0	792 (+3%)	5mo	$60,000	$76	63
1028 Walton Ave	0.49mi	2/1.0	788 (+3%)	13mo	$94,000	$119	62
676 Brooklyn Ave	0.64mi	2/1.0	814 (+6%)	6mo	$35,000	$43	55
938 Leland Ave	0.61mi	2/1.0	844 (+10%)	0mo	$40,000	$47	55
1044 Walton Ave	0.46mi	2/1.0	864 (+12%)	12mo	$99,999	$116	47
649 Brooklyn Ave	0.69mi	2/1.0	816 (+6%)	13mo	$62,500	$77	47
925 Maplehurst Ave	0.72mi	3/1.0 (+1)	864 (+12%)	0mo	$50,000	$58	40
932 Crestmore Ave	0.71mi	3/1.0 (+1)	702 (-9%)	12mo	$75,000	$107	38
909 Maplehurst Ave	0.75mi	3/2.0 (+1)	881 (+15%)	14mo	$77,500	$88	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 · 3.03% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-4,862
• Equity at exit: $14,157

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $9,329
• Equity at exit: $8,210

Cash invested: $26,586 (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: 8.3×

Monthly cashflow live

• Estimated rent: $958 high
• Mortgage (P&I): −$498
• Tax from tax record: −$54 /mo · $650/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $165

Break-even live

Break-even rent $749

Max offer price $94,950

Occupancy floor 78%

Sensitivity live

Price	-10% $219	-5% $192	+0% $165	+5% $138	+10% $111
Rent	-10% $89	-5% $127	+0% $165	+5% $203	+10% $241
Rate	-1.0pp $213	-0.5pp $189	base $165	+0.5pp $141	+1.0pp $116

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: $23,738
• Closing costs: $2,848
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	44d	1	0.08mi
3222 Athens Ave Unit C Dayton, OH	2.0	1.0	700	$700	$1.00	44d	1	0.19mi
3007 Cornell Dr Dayton, OH	2.0	1.0	827	$1,000	$1.21	4d	1	0.26mi
1816 N James H McGee Blvd Apt B Dayton, OH	3.0	1.0	950	$1,150	$1.21	44d	1	0.37mi
1816 N James H McGee Blvd Apt A Dayton, OH	3.0	1.0	950	$1,200	$1.26	3d	1	0.37mi
1816 N James H McGee Blvd Unit C Dayton, OH	3.0	1.0	950	$1,150	$1.21	3d	1	0.37mi
3552 Stanford Pl Unit 3552 Dayton, OH	2.0	1.0	800	$800	$1.00	44d	1	0.40mi
3552 Stanford Pl Dayton, OH	2.0	1.0	800	$800	$1.00	24d	1	0.40mi
920 Huron Ave Dayton, OH	2.0	1.0	950	$995	$1.05	4d	1	0.49mi
3652 Otterbein Ave Unit 3652 Dayton, OH	2.0	1.0	700	$800	$1.14	3d	1	0.56mi
3650 Otterbein Ave Unit 3650 Dayton, OH	2.0	1.0	900	$800	$0.89	3d	1	0.56mi
635 Anna St Dayton, OH	3.0	1.0	960	$1,300	$1.35	15d	1	0.58mi
3311 Otterbein Ave Dayton, OH	3.0	1.5	1004	$1,300	$1.29	11d	1	0.59mi
1732 Harold Dr Dayton, OH	2.0	1.0	805	$925	$1.15	44d	1	0.61mi
3537 Otterbein Ave Unit d Dayton, OH	2.0	1.0	900	$925	$1.03	44d	1	0.62mi
828 Walton Ave Unit 832 Walton Dayton, OH	2.0	1.0	750	$795	$1.06	24d	1	0.68mi
1720 Kings Mill Ct Dayton, OH	2.0	1.5	975	$925	$0.95	24d	1	0.70mi
1903 W Grand Ave Unit 4 Dayton, OH	2.0	1.0	600	$850	$1.42	44d	1	0.76mi
863 N Upland Ave Dayton, OH	3.0	1.0	1042	$1,200	$1.15	44d	1	0.77mi
1934 Tennyson Ave Dayton, OH	1.0	1.0	675	$700	$1.04	44d	1	0.78mi
725 Maplehurst Ave Dayton, OH	2.0	1.0	1104	$895	$0.81	44d	1	0.81mi
1982 Victoria Ave Dayton, OH	1.0	1.0	675	$700	$1.04	44d	1	0.85mi
2109 Victoria Ave Dayton, OH	2.0	1.0	714	$950	$1.33	4d	1	0.97mi
3925 Hoover Ave Dayton, OH	2.0	1.0	936	$1,100	$1.18	3d	1	0.98mi
322 Lorenz Ave Dayton, OH	1.0	1.0	634	$850	$1.34	44d	1	1.01mi
2010 Auburn Ave Dayton, OH	1.0	1.0	560	$625	$1.12	3d	1	1.02mi
1453 Harvard Blvd Dayton, OH	1.0	1.0	780	$650	$0.83	44d	1	1.02mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	4d	1	1.15mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	44d	1	1.15mi
1203 W Fairview Ave Dayton, OH	1.0	1.0	806	$750	$0.93	44d	1	1.15mi
2257 Hepburn Ave Dayton, OH	1.0	1.0	600	$695	$1.16	44d	1	1.17mi
628 W Norman Ave Unit 628 Dayton, OH	2.0	1.0	918	$795	$0.87	44d	1	1.17mi
1008 W Fairview Ave Unit 2 Dayton, OH	1.0	1.0	1007	$800	$0.79	4d	1	1.19mi
1004 W Fairview Ave Dayton, OH	2.0	1.0	1053	$950	$0.90	24d	1	1.19mi
3627 Delphos Ave Dayton, OH	1.0	1.0	525	$625	$1.19	15d	1	1.20mi
2039 Emerson Ave Dayton, OH	1.0	1.0	725	$725	$1.00	4d	1	1.21mi
1330 W Hillcrest Ave Dayton, OH	1.0	1.0	525	$825	$1.57	44d	1	1.26mi
1067 Salem Ave Dayton, OH	2.0	1.0	1100	$900	$0.82	44d	1	1.27mi
1067 Salem Ave Unit 3 Dayton, OH	2.0	1.5	1100	$900	$0.82	44d	1	1.27mi
1067 Salem Ave Unit 2 Dayton, OH	2.0	1.5	1100	$900	$0.82	44d	1	1.27mi

Listing history 7 events

1. 2026-06-18
   days on market $94,950 Active 7 DOM
2. 2026-06-17
   days on market $94,950 Active 6 DOM
3. 2026-06-16
   days on market $94,950 Active 5 DOM
4. 2026-06-15
   days on market $94,950 Active 4 DOM
5. 2026-06-14
   days on market $94,950 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $94,950 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: $650 · $54/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$416/yr (+$35/mo · 64.0%)

ⓘ 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,496
• − Mortgage interest: −$5,319
• − Property taxes: −$650
• − Insurance: −$475
• − Repairs & maintenance: −$920
• − Management: −$920
• − Depreciation: −$2,762
• Taxable income: $451
• Est. tax owed @ 24.0%: −$108
• After-tax cash flow: $1,874/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

+314.6% since first listed

9 events — show timeline

• 2026-06-11 Listed $94,950 Dayton MLS
• 2025-05-21 Rental Removed $800 APPFOLIO
• 2025-05-09 Price Changed $800 APPFOLIO
• 2025-05-08 Price Changed $820 APPFOLIO
• 2025-04-16 Listed for Rent $880 APPFOLIO
• 2022-06-02 Sold (Public Records) $770,000 Public Records
• 2018-12-26 Sold (Public Records) $1,157,000 Public Records
• 1993-06-28 Sold (Public Records) $24,900 Public Records
• 1987-09-11 Sold (Public Records) $22,900 Public Records

Property tax history

-3.3%/yr

Latest (2025): $650 · +2.3% YoY. Source: county tax records.