1616 Oakridge · Dayton, OH 45417

$87,000

3 bd · 1.5 ba · 1,304 sqft · SingleFamily public records · 56 Days on market

Built 1909 4,192 sqft lot $67/sqft · 22% above area Est $71k · 22% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity Well-maintained 4-bedroom, 1-bath single-family home. Tenant-occupied, Lease expires 8/30/2026 Ready for continued cash flow or repositioning; features a generous yard, newer furnace and water heater. Recently replaced roof and windows(2022). Solid long-term investment for first-time or seasoned investors. Strong value in a convenient Dayton location.

Key facts

• Replaced windows
• Generous yard
• Newer furnace

Tags

• GENEROUS YARD
• NEWER FURNACE
• NEWER WATER HEATER
• REPLACED ROOF
• REPLACED WINDOWS
• CONVENIENT DAYTON LOCATION

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Security: Smoke detector(s)
• Utilities: Natural gas available; Public water
• Home design: Two-story single-family residence; Residential zoning
• Construction: Shingle siding
• Exterior features: Front porch

Interior

• Kitchen: Kitchen on main level, approximately 12 x 9
• Bedrooms: Second-floor bedroom, approximately 15 x 12; Second-floor bedroom, approximately 12 x 10; Second-floor bedroom, approximately 12 x 10; Main-level bedroom, approximately 13 x 12
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Natural gas heating
• Interior features: Double-hung windows; Ceiling fan(s); Pantry
• Laundry & utility: Unfinished basement available for utilities/storage

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $84k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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 fast (+4.1%/yr); 135 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); lower-income renter base — watch delinquency; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 38% of the median local income ($37k/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 $601 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 + 4.1% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago 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.
• Current owner paid $75k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,390 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1909 — 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: 1.36% ✓
• Cap rate: 11.87%
• Cash-on-cash: 19.93%
• DSCR: 1.89
• GRM: 6.1

CMA / ARV

• ARV (median comp): $71,367
• List price: $87,000
• Delta: 21.90%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 N Orchard Ave	0.19mi	3/1.5	1,256 (-4%)	4mo	$35,000	$28	82
621 Kammer Ave	0.22mi	3/1.0	1,207 (-7%)	2mo	$55,000	$46	73
113 Anna St	0.35mi	3/1.0	1,344 (+3%)	5mo	$88,000	$65	72
233 Westwood Ave	0.54mi	3/1.0	1,236 (-5%)	1mo	$45,000	$36	63
1209 Kammer Ave	0.58mi	3/1.0	1,248 (-4%)	4mo	$40,000	$32	61
1124 Seneca Dr	0.71mi	3/2.0	1,300 (-0%)	6mo	$78,000	$60	59
352 Huron Ave	0.54mi	2/1.0 (-1)	1,240 (-5%)	2mo	$40,000	$32	58
216 Westwood Ave	0.53mi	3/2.0	1,436 (+10%)	1mo	$157,000	$109	56
552 Evergreen Ave	0.39mi	2/1.0 (-1)	1,152 (-12%)	2mo	$44,000	$38	54
728 Leland Ave	0.73mi	3/1.0	1,210 (-7%)	2mo	$130,900	$108	50
140 S Kilmer St	0.53mi	4/2.0 (+1)	1,452 (+11%)	3mo	$137,500	$95	47
1029 Shakespeare Ave	0.70mi	3/1.0	1,436 (+10%)	4mo	$71,000	$49	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 · 4.06% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.53×
• Total profit: $12,917
• Equity at exit: $12,972

10-year hold

• IRR: 22.7%
• Equity multiple: 3.04×
• Total profit: $49,648
• Equity at exit: $7,522

Cash invested: $24,360 (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 45417

• Home prices YoY: -32.3%
• Rents YoY: 4.1%
• Active inventory: 135
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,179 high
• Mortgage (P&I): −$456
• Tax from tax record: −$34 /mo · $411/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $405

Break-even live

Break-even rent $667

Max offer price $87,000

Occupancy floor 61%

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 N Ardmore Ave Dayton, OH	3.0	1.0	1500	$1,100	$0.73	3d	1	0.13mi
437 Lorenz Ave Dayton, OH	3.0	1.0	1322	$1,200	$0.91	23d	1	0.25mi
725 Maplehurst Ave Dayton, OH	2.0	1.0	1104	$895	$0.81	44d	1	0.32mi
70 Gramont Ave Dayton, OH	3.0	1.5	966	$1,300	$1.35	2d	1	0.42mi
40 S Mathison St Dayton, OH	3.0	1.0	1300	$1,200	$0.92	14d	1	0.45mi
42 S Mathison St Dayton, OH	3.0	1.0	1300	$1,220	$0.94	3d	1	0.45mi
635 Anna St Dayton, OH	3.0	1.0	960	$1,300	$1.35	14d	1	0.54mi
617 Westwood Ave Dayton, OH	3.0	1.0	1304	$1,050	$0.81	44d	1	0.59mi
660 Gramont Ave Dayton, OH	3.0	1.0	1142	$1,050	$0.92	3d	1	0.59mi
1045 Philadelphia Dr Dayton, OH	2.0	1.0	1290	$1,150	$0.89	2d	1	0.71mi
1045 Shakespeare Ave Dayton, OH	3.0	1.0	1435	$1,275	$0.89	44d	1	0.74mi
920 Huron Ave Dayton, OH	2.0	1.0	950	$995	$1.05	3d	1	0.79mi
1119 Superior Ave Unit 1119 Dayton, OH	3.0	1.0	1435	$1,350	$0.94	3d	1	0.79mi
863 N Upland Ave Dayton, OH	3.0	1.0	1042	$1,200	$1.15	44d	1	0.89mi
652 Dennison Ave Dayton, OH	2.0	2.0	988	$1,095	$1.11	21d	1	0.90mi
424 Lexington Ave Dayton, OH	3.0	2.0	1536	$1,025	$0.67	44d	1	0.91mi
47 Leroy St Dayton, OH	3.0	1.0	1456	$1,200	$0.82	44d	1	0.92mi
1816 N James H McGee Blvd Apt B Dayton, OH	3.0	1.0	950	$1,150	$1.21	44d	1	0.99mi
1816 N James H McGee Blvd Apt A Dayton, OH	3.0	1.0	950	$1,200	$1.26	2d	1	0.99mi
1816 N James H McGee Blvd Unit C Dayton, OH	3.0	1.0	950	$1,150	$1.21	2d	1	0.99mi
623 Clifton Dr Apt A Dayton, OH	2.0	1.0	1200	$1,200	$1.00	2d	1	1.01mi
623 Clifton Dr Apt B Dayton, OH	2.0	1.0	1200	$1,174	$0.98	3d	1	1.01mi
2240 Lakeview Ave Dayton, OH	3.0	1.0	1056	$1,025	$0.97	44d	1	1.05mi
3925 Hoover Ave Dayton, OH	2.0	1.0	936	$1,100	$1.18	2d	1	1.05mi
1011 N Broadway St Dayton, OH	3.0	1.5	1700	$950	$0.56	44d	1	1.09mi
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	44d	1	1.11mi
1378 Cory Dr Dayton, OH	2.0	1.0	1300	$975	$0.75	44d	1	1.17mi
127 Mound St Dayton, OH	3.0	3.0	1726	$1,600	$0.93	14d	1	1.25mi
1515 W Stewart St Dayton, OH	2.0	1.0	925	$1,000	$1.08	44d	1	1.26mi
4109 Midway Ave Dayton, OH	3.0	1.0	971	$1,000	$1.03	3d	1	1.32mi
1225 Amherst Pl Dayton, OH	3.0	1.0	1548	$1,300	$0.84	14d	1	1.34mi
119 Edgewood Ave Dayton, OH	1.0–2.0	1.0	817	$999	$1.22	23d	2	1.35mi
3207 Cornell Dr Dayton, OH	3.0	1.0	1168	$1,000	$0.86	3d	1	1.36mi
848 Riverview Ter Apt 607 Dayton, OH	2.0	1.0	1400	$1,300	$0.93	23d	1	1.37mi
848 Riverview Ter Apt 205 Dayton, OH	2.0	1.0	1100	$1,100	$1.00	14d	1	1.37mi
905 Neal Ave Dayton, OH	2.0	1.0	950	$750	$0.79	23d	1	1.39mi
905 Neal Ave Dayton, OH	3.0	1.0	1100	$850	$0.77	44d	1	1.39mi
18 Holt St Unit 24 Dayton, OH	3.0	2.5	1350	$1,450	$1.07	14d	1	1.41mi
942 Harvard Blvd Dayton, OH	3.0	2.0	1596	$1,200	$0.75	3d	1	1.41mi
1067 Salem Ave Dayton, OH	2.0	1.0	1100	$900	$0.82	44d	1	1.43mi

Listing history 34 events

1. 2026-06-18
   days on market $87,000 Active 56 DOM
2. 2026-06-17
   days on market $87,000 Active 55 DOM
3. 2026-06-16
   days on market $87,000 Active 54 DOM
4. 2026-06-15
   days on market $87,000 Active 53 DOM
5. 2026-06-14
   days on market $87,000 Active 51 DOM
6. 2026-06-13
   days on market $87,000 Active 50 DOM
7. 2026-06-10
   days on market $87,000 Active 48 DOM
8. 2026-06-09
   days on market $87,000 Active 47 DOM
9. 2026-06-08
   days on market $87,000 Active 46 DOM
10. 2026-06-07
    days on market $87,000 Active 45 DOM
11. 2026-06-05
    days on market $87,000 Active 42 DOM
12. 2026-06-03
    days on market $87,000 Active 41 DOM
13. 2026-06-02
    pricedays on market $87,000 Active 40 DOM
14. 2026-06-01
    days on market $90,000 Active 39 DOM
15. 2026-05-31
    days on market $90,000 Active 38 DOM
16. 2026-04-23
    listed $90,000 Active 374-char remark
17. 2025-05-13
    historical
18. 2025-05-13
    historical
19. 2025-04-01
    status Active
20. 2025-03-19
    historical ActiveUnderContract
21. 2025-02-26
    listed $82,000 Active
22. 2025-02-26
    listed $82,000 Active
23. 2023-12-13
    soldstatus $75,000
24. 2023-11-17
    soldstatus $75,000 Closed
25. 2023-11-17
    soldstatus $75,000 Sold
26. 2023-09-26
    historical Active/Pending
27. 2023-09-23
    status Active
28. 2023-09-13
    historical Active/Pending
29. 2023-09-08
    listed $74,900 Active
30. 2023-02-17
    soldstatus $25,000 Closed
31. 2023-02-17
    soldstatus $25,000 Sold
32. 2023-01-29
    status Pending
33. 2023-01-03
    listed $29,900 Active
34. 2000-11-08
    soldstatus $53,200

ⓘ 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: $411 · $34/mo
• Projected year-2 tax: $884 · $74/mo
• Expected delta: +$473/yr (+$39/mo · 114.9%)

ⓘ 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 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: $14,148
• − Mortgage interest: −$4,873
• − Property taxes: −$411
• − Insurance: −$435
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$2,531
• Taxable income: $3,634
• Est. tax owed @ 24.0%: −$872
• After-tax cash flow: $3,984/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): 28,186
• Household income: $36,945
• Rent vs Own: 52.1% rent · 47.9% own
• Severe rent burden: 1822.0

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 (71%)
• Race & ethnicity: Black 71% White 20% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Romanian 0%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -92.43%
• Current HPI: 193.4175
• Rent YoY: ▲ 4.06%
• 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

+63.5% since first listed

20 events — show timeline

• 2026-06-01 Price Changed $87,000 Dayton MLS
• 2026-04-23 Listed $90,000 Dayton MLS
• 2025-05-13 Listing Removed — Dayton MLS
• 2025-05-13 Listing Removed — WRIST
• 2025-04-01 Relisted — Dayton MLS
• 2025-03-19 Contingent — Dayton MLS
• 2025-02-26 Listed $82,000 Dayton MLS
• 2025-02-26 Listed $82,000 WRIST
• 2023-12-13 Sold (Public Records) $75,000 Public Records
• 2023-11-17 Sold (MLS) $75,000 Dayton MLS
• 2023-11-17 Sold (MLS) $75,000 Dayton MLS
• 2023-09-26 Contingent — Dayton MLS
• 2023-09-23 Relisted — Dayton MLS
• 2023-09-13 Contingent — Dayton MLS
• 2023-09-08 Listed $74,900 Dayton MLS
• 2023-02-17 Sold (MLS) $25,000 Dayton MLS
• 2023-02-17 Sold (MLS) $25,000 Dayton MLS
• 2023-01-29 Pending — Dayton MLS
• 2023-01-03 Listed $29,900 Dayton MLS
• 2000-11-08 Sold (Public Records) $53,200 Public Records

Property tax history

+3.6%/yr

Latest (2025): $411 · -0.2% YoY. Source: county tax records.