1723 Pershing Blvd · Dayton, OH 45420

$129,900

3 bd · 1.0 ba · 920 sqft · SingleFamily public records · 16 Days on market

Built 1958 6,242 sqft lot Est $143k · 9% under

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Why this score? — see what drove the D+ 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 +14.7/30.0
• ARV discount +11.5/15.0
• DSCR +4.5/10.0
• 1% rule +4.0/10.0
• Rent growth +3.7/5.0
• 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 this cozy brick ranch home featuring a 3 bed, 1 bath layout. With some TLC this home can is a diamond in the rough. When you walk in the front door you enter the living room offering plenty of natural light. The living room flows seamlessly to the kitchen with a perfect area for a dining table or hutch to showcase your favorite dishes or collectables. Three bedrooms and the bathroom complete the main floor. The full basement offers additional living space and storage complete with a toilet. The spacious fenced-in backyard offers space for gatherings. There is an oversized 1 car detached garage with a garage opener offering additional space along with a patio area.

Key facts

• Patio area
• Natural light
• Brick ranch home

Tags

• BRICK RANCH HOME
• NATURAL LIGHT
• FULL BASEMENT
• FENCED-IN BACKYARD
• PATIO AREA

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached or attached one-car garage
• Home design: Single-story brick home
• Construction: Brick construction
• Exterior features: Residential zoning; Lot dimensions approximately 47.5 x 130 (0.1433 acres)

Interior

• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $34 ($412/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (9.7% below list).
• Recommended offer: $117k (9.7% below list) — sets the bar for 1% rule.

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 fast (+4.8%/yr); 106 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $898 of loan paydown is wiped out by about $4k 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

• It's been on market 16 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 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 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,363 (9.7% below list)

Questions for the listing agent

1. Built in 1958 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.13%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $142,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3312 Wayne Ave	0.28mi	3/2.0	948 (+3%)	2mo	$130,000	$137	76
2225 King Ave	0.48mi	3/2.0	916 (-0%)	3mo	$183,000	$200	70
2735 Argella Ave	0.36mi	3/2.0	962 (+5%)	2mo	$165,000	$172	70
4022 Farnham Ave	0.48mi	2/1.0 (-1)	928 (+1%)	3mo	$144,000	$155	68
4103 Elliot Ave	0.43mi	3/1.5	973 (+6%)	3mo	$182,000	$187	66
1205 Epworth Ave	0.58mi	2/1.0 (-1)	930 (+1%)	2mo	$74,969	$81	64
2012 St. Charles Ave	0.53mi	2/1.0 (-1)	945 (+3%)	3mo	$80,500	$85	64
2105 King Ave	0.36mi	2/1.0 (-1)	836 (-9%)	1mo	$125,000	$150	62
2127 Moreland Ave	0.54mi	2/1.0 (-1)	960 (+4%)	0mo	$134,000	$140	62
1105 Pritz Ave	0.67mi	3/1.5	872 (-5%)	2mo	$181,900	$209	56
4404 Woodcliffe Ave	0.72mi	2/1.0 (-1)	990 (+8%)	1mo	$127,500	$129	48
541 Watervliet Ave	0.67mi	2/2.0 (-1)	1,000 (+9%)	1mo	$175,000	$175	45

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 · 4.82% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.54×
• Total profit: $-16,659
• Equity at exit: $19,369

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-2,310
• Equity at exit: $11,231

Cash invested: $36,372 (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 45420

• Rents YoY: 4.8%
• Active inventory: 106
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,174 high
• Mortgage (P&I): −$681
• Tax from tax record: −$157 /mo · $1,890/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $34

Break-even live

Break-even rent $1,130

Max offer price $129,900

Occupancy floor 92%

Sensitivity live

Price	-10% $108	-5% $71	+0% $34	+5% $-2	+10% $-39
Rent	-10% $-58	-5% $-12	+0% $34	+5% $81	+10% $127
Rate	-1.0pp $100	-0.5pp $67	base $34	+0.5pp $1	+1.0pp $-34

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1905 Coventry Rd Dayton, OH	2.0	1.0	1000	$1,250	$1.25	24d	1	0.27mi
2306 Alice St Dayton, OH	3.0	1.0	918	$1,200	$1.31	4d	1	0.28mi
854 Santa Cruz Ave Dayton, OH	3.0	1.0	1060	$1,300	$1.23	44d	1	0.30mi
1430 Coventry Rd Dayton, OH	2.0	1.0	1106	$1,125	$1.02	15d	1	0.34mi
2029 Brookline Ave Dayton, OH	2.0	1.0	990	$1,270	$1.28	15d	1	0.38mi
2012 Saint Charles Ave Dayton, OH	2.0	1.0	945	$1,250	$1.32	44d	1	0.50mi
1354 Ohmer St Unit 1354C Dayton, OH	2.0	1.0	900	$700	$0.78	44d	1	0.52mi
1354 Ohmer St Unit 1354A Dayton, OH	2.0	1.0	900	$675	$0.75	24d	1	0.52mi
3100 Linden Ave Unit 3102 Dayton, OH	2.0	1.0	1035	$995	$0.96	44d	1	0.53mi
1410 Phillips Ave Unit 1 Dayton, OH	2.0	1.0	1000	$950	$0.95	44d	1	0.56mi
2416 Brookline Ave Dayton, OH	2.0	1.0	806	$895	$1.11	3d	1	0.66mi
1659 Hearthstone Dr Dayton, OH	3.0	1.0	1102	$1,195	$1.08	3d	1	0.66mi
1143 Blakley Dr Dayton, OH	3.0	1.0	947	$1,195	$1.26	15d	1	0.86mi
222 Klee Ave Unit 222B Dayton, OH	2.0	1.0	650	$750	$1.15	44d	1	0.89mi
1371 Florence St Dayton, OH	2.0	1.0	850	$800	$0.94	4d	1	0.89mi
1300 Chardon Ct Dayton, OH	2.0	1.0	970	$1,200	$1.24	3d	1	0.92mi
2308 Wayne Ave Dayton, OH	2.0	1.0	800	$895	$1.12	44d	1	0.92mi
1029 Blakley Dr Dayton, OH	3.0	1.0	947	$1,300	$1.37	3d	1	0.95mi
1620 Gummer Ave Dayton, OH	2.0	1.0	875	$950	$1.09	4d	1	0.97mi
2200 Wayne Ave Dayton, OH	2.0	1.0	748	$975	$1.30	3d	1	0.98mi
1356 Huffman Ave Unit 1356 Dayton, OH	2.0	1.0	864	$975	$1.13	44d	1	1.02mi
1671 Gummer Ave Dayton, OH	2.0	1.0	704	$1,100	$1.56	3d	1	1.02mi
737 Wilmington Ave Dayton, OH	2.0	1.0	1000	$950	$0.95	24d	1	1.07mi
922 Wilmington Ave Dayton, OH	2.0	1.0	720	$1,200	$1.67	24d	1	1.08mi
156 Gunckel Ave Apt 2 Dayton, OH	2.0	1.0	800	$700	$0.88	24d	1	1.09mi
1762 Suman Ave Dayton, OH	2.0	1.0	804	$1,150	$1.43	22d	1	1.11mi
1770 Suman Ave Dayton, OH	2.0	1.0	904	$1,145	$1.27	44d	1	1.12mi
933 Wilmington Ave Dayton, OH	1.0–2.0	1.0–1.5	802	$980	$1.22	4d	8	1.12mi
1704 Huffman Ave Unit 1706 Huffman Dayton, OH	2.0	1.0	896	$900	$1.00	4d	1	1.12mi
517 Mertland Ave Dayton, OH	2.0	1.0	876	$875	$1.00	15d	1	1.15mi
515 Mertland Ave Dayton, OH	2.0	1.0	876	$950	$1.08	24d	1	1.15mi
1053 Wilmington Ave Dayton, OH	2.0–3.0	1.0–1.5	1025	$1,495	$1.46	3d	5	1.23mi
344 Firwood Dr Dayton, OH	1.0–3.0	1.0–1.5	739	$1,350	$1.83	3d	15	1.24mi
1059 Wilmington Ave Unit 1059 1 Dayton, OH	3.0	1.5	1100	$1,495	$1.36	44d	1	1.25mi
1238 Colwick Dr Dayton, OH	2.0	1.0	786	$1,250	$1.59	12d	1	1.27mi
224 S Irwin St Unit 226 Dayton, OH	2.0	1.0	992	$900	$0.91	4d	1	1.31mi
2850 Hazel Ave Unit 1496064P Dayton, OH	3.0	2.0	850	$6,259	$7.36	20d	1	1.34mi
210 S Hedges St Dayton, OH	2.0	1.5	1048	$1,045	$1.00	22d	1	1.34mi
4644 Burkhardt Ave Dayton, OH	1.0–2.0	1.0	725	$1,095	$1.51	3d	9	1.35mi
4403 Burkhardt Ave Dayton, OH	3.0	1.0–2.0	800	$1,100	$1.38	3d	1	1.36mi

Listing history 14 events

1. 2026-06-18
   status $129,900 Pending 16 DOM
2. 2026-06-18
   days on market $129,900 Active 16 DOM
3. 2026-06-17
   days on market $129,900 Active 15 DOM
4. 2026-06-16
   days on market $129,900 Active 14 DOM
5. 2026-06-15
   days on market $129,900 Active 13 DOM
6. 2026-06-14
   days on market $129,900 Active 11 DOM
7. 2026-06-13
   days on market $129,900 Active 10 DOM
8. 2026-06-10
   days on market $129,900 Active 8 DOM
9. 2026-06-09
   days on market $129,900 Active 7 DOM
10. 2026-06-08
    days on market $129,900 Active 6 DOM
11. 2026-06-07
    days on market $129,900 Active 5 DOM
12. 2026-06-05
    days on market $129,900 Active 2 DOM
13. 2026-06-03
    remarks 684-char remark
14. 2026-06-03
    listed $129,900 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: $1,890 · $157/mo
• Projected year-2 tax: $1,958 · $163/mo
• Expected delta: +$68/yr (+$6/mo · 3.6%)

ⓘ 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 ≥101°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,084
• − Mortgage interest: −$7,276
• − Property taxes: −$1,890
• − Insurance: −$650
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$3,779
• Taxable loss: −$1,764
• Est. tax savings @ 24.0%: +$423
• After-tax cash flow: $836/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): 24,411
• Household income: $60,588
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 856.0

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 (83%)
• Race & ethnicity: White 83% Black 7% Two or more races 6% Hispanic / Latino 3% Asian 3%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 2% Chinese 0%

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: ▼ -192.56%
• Current HPI: 241.6543
• Rent YoY: ▲ 4.82%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-02 Listed $129,900 WRIST
• 2026-06-02 Listed $129,900 Dayton MLS

Property tax history

+2.7%/yr

Latest (2025): $1,890 · -0.2% YoY. Source: county tax records.