161 Lexington Ave · Dayton, OH 45402

$70,000

3 bd · 1.0 ba · 2,276 sqft · SingleFamily public records · 51 Days on market

Built 1903 5,401 sqft lot Est $96k · 27% under ↓ 6% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This 1900’s built American Foursquare is a true storyteller and still has so much more to say! Renovations are required but good bones and authentic features remain making it a sure bet for the historic enthusiast, handy owner occupant or savvy investor looking for a great deal on an equitable project with high returns. A columned front porch + architectural details score this one high from the curb. Inside you’ll discover over 3,000 SQFT, patterned hardwood floors, pocket doors, a mantled fireplace, crown moldings, unique archways + massive, light filled rooms spanned over 3 levels. Formality reigns over the main level with a large entry, living room, dining room, dedicated stu

Key facts

• 5,401 sq ft lot
• Built 1903
• Listed 51 days

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Utilities: Natural gas available; Public water; Sewer available (storm sewer); Cable available
• Home design: Victorian-style home; Three stories
• Construction: Frame construction with vinyl siding
• Exterior features: Partial fencing; Porch

Interior

• Kitchen: Third-level kitchen (approx. 12 x 10); Main-level kitchen (approx. 10 x 10)
• Bedrooms: Multiple bedrooms across second and third levels (examples: 15 x 11; 10 x 15; 15 x 12; 15 x 12; 9 x 11 — several located on second level and at least one on third level)
• Bathrooms: Three full bathrooms total; One full bathroom on the main level
• Heating & cooling: Forced-air heating (natural gas)
• Interior features: Wood window frames; Walk-in closet(s); Full, unfinished basement; Decorative fireplace (one)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.4% vs local median 7.3% 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); Wogaman Middle School (math 8% / reading 12%, grade F, #645 of 654 statewide, top 99%, 364 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: Rents rising (+4.0%/yr); 87 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 33% of the median local income ($48k/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 $484 of loan paydown is wiped out by about $2k 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 + 4.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1903 — 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: 1.89% ✓
• Cap rate: 15.40%
• Cash-on-cash: 32.51%
• DSCR: 2.45
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $95,592
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1044 W Grand Ave	0.11mi	4/2.0 (+1)	2,342 (+3%)	7mo	$45,000	$19	76
1407 W Grand Ave	0.30mi	3/1.5	2,352 (+3%)	8mo	$45,500	$19	71
135 Lexington Ave	0.04mi	4/2.0 (+1)	2,038 (-10%)	10mo	$150,000	$74	64
631 Belmonte Park	0.51mi	4/2.0 (+1)	2,294 (+1%)	5mo	$248,700	$108	62
905 Superior Ave	0.21mi	4/2.0 (+1)	2,121 (-7%)	10mo	$49,133	$23	61
1606 W Grand Ave	0.49mi	4/1.5 (+1)	2,148 (-6%)	5mo	$73,500	$34	57
236 Wroe Ave	0.48mi	4/2.0 (+1)	2,375 (+4%)	8mo	$180,000	$76	54
403 Lexington Ave	0.28mi	4/1.5 (+1)	1,976 (-13%)	5mo	$35,000	$18	54
857 Saint Agnes Ave	0.44mi	4/1.5 (+1)	2,098 (-8%)	10mo	$76,000	$36	51
105 Rockwood Ave	0.48mi	3/1.5	2,042 (-10%)	12mo	$84,900	$42	49
1432 Catalpa Dr	0.68mi	4/2.0 (+1)	2,342 (+3%)	12mo	$240,000	$102	44
1506 Cory Dr	0.64mi	3/2.5	2,454 (+8%)	10mo	$197,000	$80	43

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 · 3.98% rent growth · sell at horizon

5-year hold

• IRR: 28.8%
• Equity multiple: 2.22×
• Total profit: $23,839
• Equity at exit: $10,437

10-year hold

• IRR: 36.8%
• Equity multiple: 4.57×
• Total profit: $69,993
• Equity at exit: $6,052

Cash invested: $19,600 (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 45402

• Rents YoY: 4.0%
• Active inventory: 87
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,325 high
• Mortgage (P&I): −$367
• Tax from tax record: −$119 /mo · $1,430/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $531

Break-even live

Break-even rent $652

Max offer price $70,000

Occupancy floor 55%

Sensitivity live

Price	-10% $571	-5% $551	+0% $531	+5% $511	+10% $491
Rent	-10% $426	-5% $479	+0% $531	+5% $583	+10% $636
Rate	-1.0pp $566	-0.5pp $549	base $531	+0.5pp $513	+1.0pp $494

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1011 N Broadway St Dayton, OH	3.0	1.5	1700	$950	$0.56	45d	1	0.09mi
942 Harvard Blvd Dayton, OH	3.0	2.0	1596	$1,200	$0.75	4d	1	0.31mi
132 Wroe Ave Unit 132 Dayton, OH	3.0	2.5	1934	$1,297	$0.67	45d	1	0.39mi
1501 Viola Ave Dayton, OH	3.0	1.0	1952	$1,175	$0.60	15d	1	0.78mi
534 Geyer St Dayton, OH	4.0	1.0	1640	$1,530	$0.93	25d	1	0.81mi
127 Mound St Dayton, OH	3.0	3.0	1726	$1,600	$0.93	15d	1	1.00mi
1743 Radcliffe Rd Dayton, OH	3.0	1.5	1729	$1,200	$0.69	45d	1	1.02mi
1543 W 5th St Dayton, OH	2.0	2.0	2276	$1,200	$0.53	45d	1	1.05mi
101 W Norman Ave Unit 101 Dayton, OH	3.0	1.0	1600	$945	$0.59	45d	1	1.11mi

Listing history 14 events

1. 2026-06-13
   status $70,000 Pending 51 DOM
2. 2026-06-10
   days on market $70,000 Active 51 DOM
3. 2026-06-09
   days on market $70,000 Active 50 DOM
4. 2026-06-08
   days on market $70,000 Active 49 DOM
5. 2026-06-07
   days on market $70,000 Active 48 DOM
6. 2026-06-05
   days on market $70,000 Active 45 DOM
7. 2026-06-03
   pricedays on market $70,000 Active 44 DOM
8. 2026-06-02
   days on market $75,000 Active 43 DOM
9. 2026-06-01
   days on market $75,000 Active 42 DOM
10. 2026-05-31
    days on market $75,000 Active 41 DOM
11. 2026-05-18
    status Active
12. 2026-04-23
    status Pending
13. 2026-04-01
    price $75,000
14. 2026-03-26
    listed $79,900 Active

ⓘ 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: $1,430 · $119/mo
• Projected year-2 tax: $1,430 · $119/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 ≥102°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: $15,895
• − Mortgage interest: −$3,921
• − Property taxes: −$1,430
• − Insurance: −$350
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$2,036
• Taxable income: $5,615
• Est. tax owed @ 24.0%: −$1,348
• After-tax cash flow: $5,025/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): 9,407
• Household income: $48,401
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 404.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 57% White 32% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Italian 2% Serbian 2% Slovak 1%
• Foreign-born: 5% · Canada, Vietnam, Jamaica
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1% Arabic 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: ▼ -81.89%
• Current HPI: 149.7909
• Rent YoY: ▲ 3.98%
• 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

-6.1% since first listed

4 events — show timeline

• 2026-05-18 Relisted — Dayton MLS
• 2026-04-23 Pending — Dayton MLS
• 2026-04-01 Price Changed $75,000 Dayton MLS
• 2026-03-26 Listed $79,900 Dayton MLS

Property tax history

+0.3%/yr

Latest (2025): $1,430 · -0.0% YoY. Source: county tax records.