2035 Wesleyan Rd · Dayton, OH 45406

$35,000

4 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 147 Days on market

Built 1930 4,879 sqft lot $29/sqft · 45% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Welcome to 2035 Wesleyan Rd. Dayton, OH 45406 a solid 3-bedroom, 2-bath Cape Cod offering great potential for investors or savvy buyers looking to build equity. This property features a classic layout and a full basement for storage or future finishing. With some updates and vision, this home can shine again. Conveniently located near schools, parks, and local amenities, this is a strong opportunity to add value to your portfolio.

Key facts

• Near schools
• Full basement
• Near parks

Tags

• FULL BASEMENT
• CLASSIC LAYOUT
• NEAR SCHOOLS
• NEAR PARKS
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $699 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 30.3% 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 36% 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 $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $13k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 3.62% ✓
• Cap rate: 30.27%
• Cash-on-cash: 85.65%
• DSCR: 4.81
• GRM: 2.3

CMA / ARV

• ARV (median comp): $74,063
• List price: $35,000
• Delta: -52.74%
• 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
4076 Prescott Ave	0.39mi	4/1.0	1,129 (-8%)	6mo	$65,000	$58	64
2247 Esmeralda Ave	0.42mi	4/1.0	1,406 (+15%)	2mo	$68,000	$48	54
1680 Wesleyan Rd	0.51mi	3/1.0 (-1)	1,114 (-9%)	5mo	$110,000	$99	52
3231 Harvard Blvd	0.48mi	3/1.0 (-1)	1,383 (+13%)	2mo	$130,000	$94	49
1579 Sundale Ave	0.50mi	3/1.5 (-1)	1,109 (-9%)	7mo	$48,000	$43	48
1656 Tennyson Ave	0.63mi	3/1.5 (-1)	1,290 (+5%)	8mo	$160,000	$124	48
3108 Campus Dr	0.71mi	3/1.5 (-1)	1,176 (-4%)	7mo	$155,000	$132	48
2504 Grant Ave	0.62mi	4/1.0	1,056 (-14%)	1mo	$95,000	$90	47
2822 W Hillcrest Ave	0.48mi	3/1.5 (-1)	1,056 (-14%)	2mo	$135,400	$128	46
1034 Bertram Ave	0.62mi	3/3.0 (-1)	1,326 (+8%)	2mo	$178,000	$134	43
1641 Kipling Dr	0.61mi	3/2.0 (-1)	1,114 (-9%)	7mo	$144,500	$130	42
2451 Grant Ave	0.63mi	3/1.0 (-1)	1,056 (-14%)	3mo	$75,000	$71	41

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: 86.2%
• Equity multiple: 4.98×
• Total profit: $38,971
• Equity at exit: $5,219

10-year hold

• IRR: 89.3%
• Equity multiple: 10.36×
• Total profit: $91,685
• Equity at exit: $3,026

Cash invested: $9,800 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,268 high
• Mortgage (P&I): −$184
• Tax from tax record: −$104 /mo · $1,254/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $699

Break-even live

Break-even rent $383

Max offer price $35,000

Occupancy floor 40%

Sensitivity live

Price	-10% $719	-5% $709	+0% $699	+5% $690	+10% $680
Rent	-10% $599	-5% $649	+0% $699	+5% $750	+10% $800
Rate	-1.0pp $717	-0.5pp $708	base $699	+0.5pp $690	+1.0pp $681

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3311 Otterbein Ave Dayton, OH	3.0	1.5	1004	$1,300	$1.29	11d	1	0.34mi
2609 Fairport Ave Dayton, OH	3.0	1.0	1000	$1,025	$1.02	3d	1	0.53mi
3207 Cornell Dr Dayton, OH	3.0	1.0	1168	$1,000	$0.86	3d	1	0.67mi
4446 Waymire Ave Dayton, OH	3.0	1.0	1100	$1,100	$1.00	21d	1	0.68mi
1927 Burroughs Dr Dayton, OH	3.0	2.0	1409	$1,245	$0.88	14d	1	0.68mi
2247 Salem Ave Unit 2249 Dayton, OH	3.0	1.5	1300	$1,400	$1.08	44d	1	0.82mi
2247 Salem Ave Unit 2247 Dayton, OH	3.0	1.5	1300	$1,350	$1.04	3d	1	0.82mi
2232 Salem Ave Dayton, OH	3.0	1.0	1250	$1,200	$0.96	3d	1	0.83mi
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	44d	1	0.94mi
1019 Cherry Dr Dayton, OH	4.0	1.0	1057	$1,125	$1.06	44d	1	0.95mi
2002 Val Vista Ct Dayton, OH	3.0	1.0	975	$1,095	$1.12	21d	1	1.08mi
1816 N James H McGee Blvd Unit C Dayton, OH	3.0	1.0	950	$1,150	$1.21	3d	1	1.19mi
1816 N James H McGee Blvd Apt B Dayton, OH	3.0	1.0	950	$1,150	$1.21	44d	1	1.19mi
1816 N James H McGee Blvd Apt A Dayton, OH	3.0	1.0	950	$1,200	$1.26	3d	1	1.19mi
5112 W Hillcrest Ave Unit 1 Dayton, OH	3.0	1.0	972	$700	$0.72	24d	1	1.25mi
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	44d	1	1.28mi
1045 Shakespeare Ave Dayton, OH	3.0	1.0	1435	$1,275	$0.89	44d	1	1.30mi
660 Gramont Ave Dayton, OH	3.0	1.0	1142	$1,050	$0.92	3d	1	1.46mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	44d	1	1.46mi
181 W Norman Ave Dayton, OH	3.0	2.0	1228	$1,150	$0.94	44d	1	1.49mi

Listing history 9 events

1. 2026-05-06
   status Pending 434-char remark

   Show marketing remark (434 chars)

   Welcome to 2035 Wesleyan Rd. Dayton, OH 45406 a solid 3-bedroom, 2-bath Cape Cod offering great potential for investors or savvy buyers looking to build equity. This property features a classic layout and a full basement for storage or future finishing. With some updates and vision, this home can shine again. Conveniently located near schools, parks, and local amenities, this is a strong opportunity to add value to your portfolio.

2. 2026-03-16
   price $35,000 434-char remark

   Show marketing remark (434 chars)

   Welcome to 2035 Wesleyan Rd. Dayton, OH 45406 a solid 3-bedroom, 2-bath Cape Cod offering great potential for investors or savvy buyers looking to build equity. This property features a classic layout and a full basement for storage or future finishing. With some updates and vision, this home can shine again. Conveniently located near schools, parks, and local amenities, this is a strong opportunity to add value to your portfolio.

3. 2026-02-02
   price $39,900 434-char remark

   Show marketing remark (434 chars)

   Welcome to 2035 Wesleyan Rd. Dayton, OH 45406 a solid 3-bedroom, 2-bath Cape Cod offering great potential for investors or savvy buyers looking to build equity. This property features a classic layout and a full basement for storage or future finishing. With some updates and vision, this home can shine again. Conveniently located near schools, parks, and local amenities, this is a strong opportunity to add value to your portfolio.

4. 2025-12-10
   listed $48,000 Active 434-char remark

   Show marketing remark (434 chars)

   Welcome to 2035 Wesleyan Rd. Dayton, OH 45406 a solid 3-bedroom, 2-bath Cape Cod offering great potential for investors or savvy buyers looking to build equity. This property features a classic layout and a full basement for storage or future finishing. With some updates and vision, this home can shine again. Conveniently located near schools, parks, and local amenities, this is a strong opportunity to add value to your portfolio.

5. 2013-12-30
   historical
6. 2013-08-14
   listed $17,900
7. 2012-11-26
   historical
8. 2012-08-07
   listed $17,900
9. 2006-12-05
   soldstatus $32,000

ⓘ 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: $1,254 · $104/mo
• Projected year-2 tax: $1,254 · $104/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $15,221
• − Mortgage interest: −$1,961
• − Property taxes: −$1,254
• − Insurance: −$175
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$1,018
• Taxable income: $8,378
• Est. tax owed @ 24.0%: −$2,011
• After-tax cash flow: $6,383/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

+9.4% since first listed

9 events — show timeline

• 2026-05-06 Pending — Dayton MLS
• 2026-03-16 Price Changed $35,000 Dayton MLS
• 2026-02-02 Price Changed $39,900 Dayton MLS
• 2025-12-10 Listed $48,000 Dayton MLS
• 2013-12-30 Listing Removed — Dayton MLS
• 2013-08-14 Listed $17,900 Dayton MLS
• 2012-11-26 Listing Removed — Dayton MLS
• 2012-08-07 Listed $17,900 Dayton MLS
• 2006-12-05 Sold (Public Records) $32,000 Public Records

Property tax history

-3.3%/yr

Latest (2025): $1,254 · -0.0% YoY. Source: county tax records.