39 Clover St · Dayton, OH 45410

$96,900

4 bd · 2.0 ba · 2,072 sqft · SingleFamily public records · 77 Days on market

Built 1876 4,339 sqft lot Est $182k · 47% under

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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 +5.0/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Located in Historic South Park. Great potential. Needs fairly complete rehab.

Key facts

• 4,339 sq ft lot
• Built 1876
• Listed 77 days

Property features AI

Finance

• Financial info: Property is offered for sale

Exterior

• Parking: Storage available
• Home design: Two-story residence; Residential zoning
• Construction: Aluminum siding, wood siding and frame construction; Below-grade unfinished area of about 1,036
• Exterior features: Residential lot (approx. 35 x 125); Lot about 0.10 acres

Interior

• Kitchen: Main-level kitchen (13 x 11)
• Bedrooms: Four bedrooms on the second floor (sizes: 12 x 10; 13 x 11; 14 x 9; 15 x 15)
• Bathrooms: Two full bathrooms total; One bathroom on the main level
• Interior features: Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $97k).
• Recommended offer: $91k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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 (+11.4%/yr); 92 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 42% of the median local income ($47k/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 $670 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 + 8.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: built in 1876 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,086 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1876 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.70% ✓
• Cap rate: 13.23%
• Cash-on-cash: 24.77%
• DSCR: 2.10
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $182,336
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
322 Hickory St	0.28mi	3/2.0 (-1)	2,060 (-1%)	6mo	$140,000	$68	76
284 Mcclure St	0.46mi	3/2.0 (-1)	2,064 (-0%)	1mo	$164,900	$80	72
329 Quitman St	0.17mi	3/2.0 (-1)	1,855 (-10%)	2mo	$61,500	$33	68
239 Fillmore St	0.38mi	4/1.5	1,968 (-5%)	6mo	$65,000	$33	66
27 Hess St	0.58mi	3/2.5 (-1)	2,130 (+3%)	7mo	$410,000	$192	56
61 Park Dr	0.34mi	3/2.0 (-1)	1,856 (-10%)	7mo	$251,100	$135	56
357 Xenia Ave	0.36mi	4/2.0	1,764 (-15%)	5mo	$155,000	$88	54
243 Green St	0.52mi	3/1.5 (-1)	2,289 (+10%)	4mo	$391,000	$171	48
1113 Demphle Ave	0.66mi	4/1.5	1,824 (-12%)	5mo	$152,000	$83	43
307 Gunckel Ave	0.70mi	4/1.5	1,803 (-13%)	2mo	$170,000	$94	42
1715 E 5th St	0.73mi	4/1.0	1,832 (-12%)	1mo	$40,000	$22	41
133 Samuel St	0.65mi	3/2.5 (-1)	1,764 (-15%)	1mo	$230,000	$130	37

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 2.06×
• Total profit: $28,733
• Equity at exit: $14,448

10-year hold

• IRR: 35.1%
• Equity multiple: 5.08×
• Total profit: $110,832
• Equity at exit: $8,378

Cash invested: $27,132 (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 45410

• Home prices YoY: -21.4%
• Rents YoY: 11.4%
• Active inventory: 92
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,647 high
• Mortgage (P&I): −$508
• Tax from tax record: −$192 /mo · $2,310/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $560

Break-even live

Break-even rent $938

Max offer price $96,900

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: $24,225
• Closing costs: $2,907
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
229 James St Unit 228 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	23d	1	0.04mi
227 James St Unit 1 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	3d	1	0.04mi
228 James St Dayton, OH	3.0	1.0	1700	$1,200	$0.71	43d	1	0.06mi
320 Park Dr Dayton, OH	4.0	3.0	2100	$2,400	$1.14	14d	1	0.18mi
244 Quitman St Unit A Dayton, OH	3.0	1.0	1987	$1,325	$0.67	23d	1	0.19mi
319 Wyoming St Dayton, OH	4.0	2.5	2064	$2,000	$0.97	2d	1	0.33mi
438 Clover St Dayton, OH	3.0	2.0	2156	$1,025	$0.48	43d	1	0.41mi
1603 Manette Pl Dayton, OH	4.0	2.0	2000	$1,695	$0.85	14d	1	0.45mi
218 Brown St Dayton, OH	3.0	2.5	1800	$3,200	$1.78	43d	1	0.50mi
218 Brown St Unit 218 Dayton, OH	3.0	2.5	1789	$2,200	$1.23	43d	1	0.50mi
216 Brown St Dayton, OH	3.0	1.5	1563	$2,500	$1.60	43d	1	0.51mi
32 Gebhart St Dayton, OH	4.0	1.0	1800	$1,400	$0.78	14d	1	0.66mi
23 Jasper St Dayton, OH	4.0	4.0	1490	$3,600	$2.42	3d	1	0.75mi
511 Parrot St Dayton, OH	3.0	1.5	1618	$1,100	$0.68	14d	1	0.86mi
2114 Wayne Ave Dayton, OH	4.0	2.0	1723	$1,595	$0.93	43d	1	0.88mi
2132 Wayne Ave Dayton, OH	3.0	2.0	1484	$1,350	$0.91	2d	1	0.91mi
534 Beckman St Dayton, OH	3.0	2.0	1452	$1,400	$0.96	2d	1	0.94mi
1515 Wyoming St Dayton, OH	3.0	1.0	1400	$1,000	$0.71	43d	1	0.97mi
204 Sears St Dayton, OH	3.0	1.0–2.5	1124	$2,793	$2.48	2d	10	1.04mi
140 E Monument Ave Dayton, OH	3.0	1.0–2.0	1048	$2,344	$2.24	2d	11	1.19mi
121 E Schantz Ave #3 Dayton, OH	3.0	2.0	2200	$3,500	$1.59	2d	1	1.28mi
429 Bolander Ave Dayton, OH	4.0	2.5	1468	$1,695	$1.15	43d	1	1.42mi
429 Bolander Ave Unit 431 Dayton, OH	4.0	2.5	1468	$1,695	$1.15	3d	1	1.42mi
1112 Irving Ave Dayton, OH	3.0	4.0	2041	$4,500	$2.20	3d	1	1.46mi
836 Wellmeier Ave Dayton, OH	4.0	1.0	2148	$1,500	$0.70	3d	1	1.48mi

Listing history 25 events

1. 2026-06-18
   days on market $96,900 Active 77 DOM
2. 2026-06-17
   days on market $96,900 Active 76 DOM
3. 2026-06-16
   days on market $96,900 Active 75 DOM
4. 2026-06-15
   days on market $96,900 Active 74 DOM
5. 2026-06-14
   days on market $96,900 Active 72 DOM
6. 2026-06-13
   days on market $96,900 Active 71 DOM
7. 2026-06-10
   days on market $96,900 Active 69 DOM
8. 2026-06-09
   days on market $96,900 Active 68 DOM
9. 2026-06-08
   days on market $96,900 Active 67 DOM
10. 2026-06-07
    days on market $96,900 Active 66 DOM
11. 2026-06-05
    days on market $96,900 Active 63 DOM
12. 2026-06-03
    days on market $96,900 Active 62 DOM
13. 2026-06-02
    days on market $96,900 Active 61 DOM
14. 2026-06-01
    days on market $96,900 Active 60 DOM
15. 2026-05-31
    days on market $96,900 Active 59 DOM
16. 2026-04-06
    historical ActiveUnderContract
17. 2026-04-02
    listed $99,800 Active
18. 2019-12-31
    soldstatus $137,200
19. 2019-07-31
    historical
20. 2019-06-21
    price $1,000
21. 2019-06-13
    listed $55,861 Active
22. 2019-06-07
    historical
23. 2019-06-07
    listed $2 Active
24. 2004-08-16
    soldstatus $85,000
25. 1999-11-01
    soldstatus $51,400

ⓘ 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: $2,310 · $192/mo
• Projected year-2 tax: $2,310 · $192/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 5/10 Major FEMA zone X (unshaded) · 67% 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,761
• − Mortgage interest: −$5,428
• − Property taxes: −$2,310
• − Insurance: −$484
• − Repairs & maintenance: −$1,581
• − Management: −$1,581
• − Depreciation: −$2,819
• Taxable income: $5,559
• Est. tax owed @ 24.0%: −$1,334
• After-tax cash flow: $5,385/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): 14,694
• Household income: $46,651
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 961.0

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 (71%)
• Race & ethnicity: White 71% Black 15% Hispanic / Latino 7% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 2% Iranian 2% Slovak 2%
• Foreign-born: 5% · Canada, United Kingdom
• Languages at home: 91% English-only · Spanish 6% Tagalog/Filipino 1% 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: ▼ -100.61%
• Current HPI: 369.3938
• Rent YoY: ▲ 11.37%
• 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

+94.2% since first listed

10 events — show timeline

• 2026-04-06 Contingent — Dayton MLS
• 2026-04-02 Listed $99,800 Dayton MLS
• 2019-12-31 Sold (Public Records) $137,200 Public Records
• 2019-07-31 Listing Removed — Dayton MLS
• 2019-06-21 Price Changed $1,000 Dayton MLS
• 2019-06-13 Listed $55,861 Dayton MLS
• 2019-06-07 Listing Removed — Dayton MLS
• 2019-06-07 Listed $2 Dayton MLS
• 2004-08-16 Sold (Public Records) $85,000 Public Records
• 1999-11-01 Sold (Public Records) $51,400 Public Records

Property tax history

-10.0%/yr

Latest (2025): $2,310 · -6.5% YoY. Source: county tax records.