35 N Philadelphia St · Dayton, OH 45403

$90,000

2 bd · 1.0 ba · 1,072 sqft · SingleFamily public records · 44 Days on market

Built 1910 1,873 sqft lot $84/sqft · at area comps Est $87k · at est.

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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 +26.6/30.0
• DSCR +9.1/10.0
• 1% rule +6.0/10.0
• ARV discount +5.7/15.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 3 bed 2 full bath home. The Primary bedroom is on the first floor with its own bathroom. Roof 2020, Windows 2020, Water heater 2020. Privacy fence for pets. This is a great home that could make a great rental income or perfect place to call home.

Key facts

• New water heater
• Privacy fence
• New roof

Tags

• NEW ROOF
• NEW WATER HEATER
• PRIVACY FENCE

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Utilities: Natural gas available
• Home design: Two-story frame home with wood siding
• Construction: Frame construction with wood siding
• Exterior features: Residential lot

Interior

• Kitchen: Eat-in kitchen (13 x 9)
• Bedrooms: Two second-floor bedrooms (12 x 11; 14 x 12)
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Natural gas heating
• Interior features: Entry/foyer; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($991 rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 7.4% in Dayton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+3.7%/yr); 77 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 ($38k/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 $622 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 + 3.7% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $5k (5%) 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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.40%
• DSCR: 1.51
• GRM: 7.6

CMA / ARV

• ARV (median comp): $86,515
• List price: $90,000
• Delta: 4.03%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 N Mcgee St	0.21mi	2/1.0	1,148 (+7%)	2mo	$45,000	$39	77
30 Brenner Ave	0.41mi	2/1.0	1,008 (-6%)	3mo	$39,900	$40	68
100 N Centre St	0.58mi	2/1.0	1,071 (-0%)	6mo	$150,000	$140	68
146 N Garland Ave	0.64mi	2/1.0	1,116 (+4%)	4mo	$126,000	$113	60
101 S Delmar Ave	0.63mi	3/1.0 (+1)	1,048 (-2%)	7mo	$115,000	$110	56
507 Sheridan Ave	0.64mi	3/1.0 (+1)	1,008 (-6%)	1mo	$115,500	$115	54
60 Bell St	0.43mi	2/1.5	1,225 (+14%)	3mo	$64,500	$53	52
3509 E 2nd St	0.57mi	2/1.0	930 (-13%)	2mo	$105,000	$113	50
40 Klee Ave	0.73mi	3/1.0 (+1)	1,015 (-5%)	6mo	$159,000	$157	47
223 Pleasant Ave	0.66mi	2/1.0	1,180 (+10%)	7mo	$119,000	$101	47
413 Sheridan Ave	0.60mi	2/1.0	918 (-14%)	3mo	$70,000	$76	45
213 N Delmar Ave	0.72mi	3/1.0 (+1)	922 (-14%)	3mo	$150,000	$163	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 · 3.71% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.05×
• Total profit: $1,345
• Equity at exit: $13,419

10-year hold

• IRR: 11.6%
• Equity multiple: 1.94×
• Total profit: $23,638
• Equity at exit: $7,782

Cash invested: $25,200 (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 45403

• Home prices YoY: -3.7%
• Rents YoY: 3.7%
• Active inventory: 77
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $991 high
• Mortgage (P&I): −$472
• Tax from tax record: −$34 /mo · $407/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $239

Break-even live

Break-even rent $688

Max offer price $90,000

Occupancy floor 71%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 S Monmouth St Dayton, OH	2.0	1.0	1000	$950	$0.95	43d	1	0.24mi
101 N Irwin St Dayton, OH	2.0	1.0	900	$1,100	$1.22	3d	1	0.26mi
29 N Garfield St Dayton, OH	3.0	1.0	1092	$1,000	$0.92	23d	1	0.28mi
2351 E 5th St Unit 2349-U Dayton, OH	1.0	1.0	900	$750	$0.83	43d	1	0.41mi
224 S Irwin St Unit 226 Dayton, OH	2.0	1.0	992	$900	$0.91	3d	1	0.44mi
314 Sheridan Ave Dayton, OH	3.0	1.0	1258	$1,150	$0.91	3d	1	0.50mi
210 S Hedges St Dayton, OH	2.0	1.5	1048	$1,045	$1.00	21d	1	0.52mi
820 Huffman Ave Unit 1/2 Dayton, OH	1.0	1.0	768	$695	$0.90	43d	1	0.54mi
15 John St Unit 15 Dayton, OH	2.0	1.0	1200	$800	$0.67	23d	1	0.54mi
201 Pleasant Ave Unit 203 Dayton, OH	2.0	1.0	1250	$975	$0.78	23d	1	0.59mi
2200 E 5th St Dayton, OH	2.0	1.0	1000	$825	$0.82	23d	1	0.61mi
3707 E 3rd St Unit 3705 Dayton, OH	3.0	1.0	1410	$1,045	$0.74	23d	1	0.64mi
3719 E 3rd St Unit 3717 Dayton, OH	3.0	1.0	1092	$1,100	$1.01	2d	1	0.65mi
424 Bantz Ct Dayton, OH	3.0	1.0	1192	$1,050	$0.88	3d	1	0.69mi
3817 E 5th St Dayton, OH	2.0	1.0	1178	$1,295	$1.10	2d	1	0.78mi
4013 E 3rd St Dayton, OH	2.0	1.5	1144	$1,095	$0.96	14d	1	0.82mi
1356 Huffman Ave Unit 1356 Dayton, OH	2.0	1.0	864	$975	$1.13	43d	1	0.84mi
144 N Quentin Ave Dayton, OH	3.0	1.0	1038	$1,600	$1.54	43d	1	0.85mi
1300 Chardon Ct Dayton, OH	2.0	1.0	970	$1,200	$1.24	2d	1	0.86mi
211 N Cherrywood Ave Unit 2 Dayton, OH	2.0	1.0	950	$795	$0.84	3d	1	0.91mi
1371 Florence St Dayton, OH	2.0	1.0	850	$800	$0.94	3d	1	0.93mi
846 Xenia Ave Unit 848 Dayton, OH	1.0	1.0	700	$650	$0.93	3d	1	1.00mi
637 Creighton Ave Dayton, OH	3.0	1.0	1144	$1,350	$1.18	14d	1	1.04mi
1517 Chapel St Unit 1521 Dayton, OH	2.0	1.0	1239	$1,000	$0.81	3d	1	1.07mi
4403 Burkhardt Ave Dayton, OH	3.0	1.0–2.0	800	$933	$1.17	2d	1	1.08mi
334 Blackwood Ave Unit 3 Dayton, OH	2.0	1.0	1000	$850	$0.85	3d	1	1.10mi
334 Blackwood Ave Unit 2 Dayton, OH	2.0	1.0	1000	$850	$0.85	23d	1	1.10mi
502 Hart St Unit 504 Dayton, OH	1.0	1.0	900	$700	$0.78	43d	1	1.11mi
78 Notre Dame Ave Unit A Dayton, OH	3.0	1.0	1015	$1,025	$1.01	43d	1	1.16mi
2119 Bellefontaine Ave Dayton, OH	3.0	1.5	1500	$1,400	$0.93	2d	1	1.17mi
2034 Leo St Dayton, OH	2.0	1.0	888	$1,100	$1.24	21d	1	1.17mi
515 Mertland Ave Dayton, OH	2.0	1.0	876	$950	$1.08	23d	1	1.19mi
517 Mertland Ave Dayton, OH	2.0	1.0	876	$875	$1.00	14d	1	1.19mi
1620 Gummer Ave Dayton, OH	2.0	1.0	875	$950	$1.09	3d	1	1.20mi
155 Grove Ave Unit 155 Dayton, OH	3.0	1.0	1150	$950	$0.83	43d	1	1.20mi
528 Troy St Unit B Dayton, OH	1.0	1.0	850	$750	$0.88	23d	1	1.21mi
163 Grove Ave Unit 163 Dayton, OH	3.0	1.0	1000	$950	$0.95	43d	1	1.21mi
1354 Ohmer St Unit 1354A Dayton, OH	2.0	1.0	900	$675	$0.75	23d	1	1.21mi
1354 Ohmer St Unit 1354C Dayton, OH	2.0	1.0	900	$700	$0.78	43d	1	1.21mi
1354 Ohmer St Unit 1356C Dayton, OH	2.0	2.0	1200	$900	$0.75	43d	1	1.21mi

Listing history 32 events

1. 2026-06-18
   days on market $90,000 Active 44 DOM
2. 2026-06-17
   days on market $90,000 Active 43 DOM
3. 2026-06-16
   days on market $90,000 Active 42 DOM
4. 2026-06-15
   days on market $90,000 Active 41 DOM
5. 2026-06-14
   days on market $90,000 Active 39 DOM
6. 2026-06-13
   days on market $90,000 Active 38 DOM
7. 2026-06-10
   days on market $90,000 Active 36 DOM
8. 2026-06-09
   days on market $90,000 Active 35 DOM
9. 2026-06-08
   days on market $90,000 Active 34 DOM
10. 2026-06-07
    days on market $90,000 Active 33 DOM
11. 2026-06-05
    days on market $90,000 Active 30 DOM
12. 2026-06-03
    days on market $90,000 Active 29 DOM
13. 2026-06-02
    days on market $90,000 Active 28 DOM
14. 2026-06-01
    days on market $90,000 Active 27 DOM
15. 2026-05-31
    statusdays on market $90,000 Active 26 DOM
16. 2026-05-07
    price $90,000 915-char remark
17. 2026-04-24
    listed $95,000 Active 915-char remark
18. 2024-04-11
    soldstatus $83,000
19. 2024-03-28
    soldstatus $83,000 Sold 252-char remark

    Show marketing remark (252 chars)

    Great 3 bed 2 full bath home. The Primary bedroom is on the first floor with its own bathroom. Roof 2020, Windows 2020, Water heater 2020. Privacy fence for pets. This is a great home that could make a great rental income or perfect place to call home.

20. 2024-03-28
    soldstatus $83,000 Closed 252-char remark

    Show marketing remark (252 chars)

    Great 3 bed 2 full bath home. The Primary bedroom is on the first floor with its own bathroom. Roof 2020, Windows 2020, Water heater 2020. Privacy fence for pets. This is a great home that could make a great rental income or perfect place to call home.

21. 2024-03-19
    historical 252-char remark

    Show marketing remark (252 chars)

    Great 3 bed 2 full bath home. The Primary bedroom is on the first floor with its own bathroom. Roof 2020, Windows 2020, Water heater 2020. Privacy fence for pets. This is a great home that could make a great rental income or perfect place to call home.

22. 2024-03-19
    listed $83,000 252-char remark

    Show marketing remark (252 chars)

    Great 3 bed 2 full bath home. The Primary bedroom is on the first floor with its own bathroom. Roof 2020, Windows 2020, Water heater 2020. Privacy fence for pets. This is a great home that could make a great rental income or perfect place to call home.

23. 2019-12-06
    soldstatus $18,500 Closed

    Show marketing remark (215 chars)

    Are you looking for an amazing investment property? The downstairs has 1 bedroom and 1 bath. The upstairs has 2 bedrooms and 1 bath. Great opportunity for rental income or to live in yourself. Don’t miss out!

24. 2019-12-06
    soldstatus $18,500 Sold

    Show marketing remark (215 chars)

    Are you looking for an amazing investment property? The downstairs has 1 bedroom and 1 bath. The upstairs has 2 bedrooms and 1 bath. Great opportunity for rental income or to live in yourself. Don’t miss out!

25. 2019-11-25
    status Pending

    Show marketing remark (215 chars)

    Are you looking for an amazing investment property? The downstairs has 1 bedroom and 1 bath. The upstairs has 2 bedrooms and 1 bath. Great opportunity for rental income or to live in yourself. Don’t miss out!

26. 2019-07-25
    listed $29,900 Active

    Show marketing remark (215 chars)

    Are you looking for an amazing investment property? The downstairs has 1 bedroom and 1 bath. The upstairs has 2 bedrooms and 1 bath. Great opportunity for rental income or to live in yourself. Don’t miss out!

27. 2004-01-15
    soldstatus $30,000
28. 1996-02-14
    soldstatus $55,000
29. 1995-11-13
    soldstatus $15,000
30. 1992-04-02
    soldstatus $43,692
31. 1990-05-01
    soldstatus $15,000
32. 1984-10-01
    soldstatus $17,000

ⓘ 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: $407 · $34/mo
• Projected year-2 tax: $905 · $75/mo
• Expected delta: +$499/yr (+$42/mo · 122.5%)

ⓘ 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: $11,891
• − Mortgage interest: −$5,041
• − Property taxes: −$407
• − Insurance: −$450
• − Repairs & maintenance: −$951
• − Management: −$951
• − Depreciation: −$2,618
• Taxable income: $1,472
• Est. tax owed @ 24.0%: −$353
• After-tax cash flow: $2,520/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): 13,608
• Household income: $38,323
• Rent vs Own: 60.0% rent · 40.0% own
• Severe rent burden: 1071.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 15% Black 14% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 84% English-only · Spanish 13% 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: ▼ -17.40%
• Current HPI: 447.4034
• Rent YoY: ▲ 3.71%
• 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

+429.4% since first listed

19 events — show timeline

• 2026-05-30 Relisted — Dayton MLS
• 2026-05-19 Pending — Dayton MLS
• 2026-05-07 Price Changed $90,000 Dayton MLS
• 2026-04-24 Listed $95,000 Dayton MLS
• 2024-04-11 Sold (Public Records) $83,000 Public Records
• 2024-03-28 Sold (MLS) $83,000 Dayton MLS
• 2024-03-28 Sold (MLS) $83,000 Dayton MLS
• 2024-03-19 Listing Removed — Dayton MLS
• 2024-03-19 Listed $83,000 Dayton MLS
• 2019-12-06 Sold (MLS) $18,500 Dayton MLS
• 2019-12-06 Sold (MLS) $18,500 Dayton MLS
• 2019-11-25 Pending — Dayton MLS
• 2019-07-25 Listed $29,900 Dayton MLS
• 2004-01-15 Sold (Public Records) $30,000 Public Records
• 1996-02-14 Sold (Public Records) $55,000 Public Records
• 1995-11-13 Sold (Public Records) $15,000 Public Records
• 1992-04-02 Sold (Public Records) $43,692 Public Records
• 1990-05-01 Sold (Public Records) $15,000 Public Records
• 1984-10-01 Sold (Public Records) $17,000 Public Records

Property tax history

-3.4%/yr

Latest (2025): $407 · -0.2% YoY. Source: county tax records.