764 Heck Ave · Dayton, OH 45417

$105,000

3 bd · 1.0 ba · 1,276 sqft · SingleFamily public records · 81 Days on market

Built 1920 4,421 sqft lot $82/sqft · 103% above area

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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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Discover this charming 3-Bedroom, 1-Bath home featuring a beautifully updated kitchen with stylish cabinetry and a renovated bath showcasing elegant travertine tile and a 2-car garage equipped with an electric vehicle charger--perfect for modern living. Extensive mechanical and structural improvements provide long-term value and peace of mind, including fully updated plumbing with 1/2 inch cooper lines, removal of knob-and-tube wiring with updated electrical, roof, and HVAC systems installed in 2014, and enhanced insulation in both attic and walls for improved energy efficiency. Room sizes are approximate; buyers are responsible for verification.

Key facts

• 4,421 sq ft lot
• 2 garage spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 44% 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 $726 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 $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 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 1920 — 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: 1.30% ✓
• Cap rate: 10.74%
• Cash-on-cash: 15.88%
• DSCR: 1.71
• GRM: 6.4

CMA / ARV

• ARV (median comp): $51,684
• List price: $105,000
• Delta: 103.16%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
350 Smith St	0.52mi	3/1.0	1,230 (-4%)	2mo	$76,500	$62	68
704 Maitland Ave	0.27mi	3/1.5	1,344 (+5%)	14mo	$137,000	$102	65
1253 S Broadway St	0.40mi	3/3.0	1,236 (-3%)	13mo	$115,000	$93	57
420 Bolander Ave	0.51mi	3/1.0	1,438 (+13%)	0mo	$35,860	$25	55
218 Smith St	0.74mi	3/1.0	1,164 (-9%)	1mo	$150,000	$129	50
1331 Swisher Ave	0.45mi	3/1.0	1,144 (-10%)	17mo	$81,000	$71	47
453 Harriet St	0.47mi	4/1.0 (+1)	1,200 (-6%)	20mo	$130,000	$108	47
374 Bolander Ave	0.54mi	2/1.0 (-1)	1,165 (-9%)	16mo	$54,000	$46	42
1410 Steiner Ave	0.62mi	2/2.0 (-1)	1,154 (-10%)	10mo	$114,000	$99	38

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: 7.9%
• Equity multiple: 1.31×
• Total profit: $9,246
• Equity at exit: $15,656

10-year hold

• IRR: 18.1%
• Equity multiple: 2.57×
• Total profit: $46,155
• Equity at exit: $9,078

Cash invested: $29,400 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,369 high
• Mortgage (P&I): −$551
• Tax from tax record: −$98 /mo · $1,177/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $389

Break-even live

Break-even rent $877

Max offer price $105,000

Occupancy floor 67%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
429 Bolander Ave Dayton, OH	4.0	2.5	1468	$1,695	$1.15	43d	1	0.53mi
429 Bolander Ave Unit 431 Dayton, OH	4.0	2.5	1468	$1,695	$1.15	3d	1	0.53mi
1515 W Stewart St Dayton, OH	2.0	1.0	925	$1,000	$1.08	43d	1	0.71mi
47 Leroy St Dayton, OH	3.0	1.0	1456	$1,200	$0.82	43d	1	0.98mi
1272 Clement Ave Dayton, OH	3.0	1.0	1025	$1,350	$1.32	2d	1	0.99mi
1266 Lytle Ln Dayton, OH	2.0	2.0–2.5	1250	$1,295	$1.04	2d	1	1.17mi
127 Mound St Dayton, OH	3.0	3.0	1726	$1,600	$0.93	14d	1	1.17mi
310 Old River Trl Dayton, OH	2.0	2.0–2.5	1231	$2,440	$1.98	2d	3	1.20mi
652 Dennison Ave Dayton, OH	2.0	2.0	988	$1,095	$1.11	21d	1	1.25mi
2240 Lakeview Ave Dayton, OH	3.0	1.0	1056	$1,025	$0.97	43d	1	1.26mi
23 Jasper St Dayton, OH	4.0	4.0	1490	$3,600	$2.42	3d	1	1.26mi
2358 S Patterson Blvd Unit 6 Kettering, OH	2.0	1.0	900	$1,000	$1.11	23d	1	1.37mi
2366 S Patterson Blvd Unit 5 Kettering, OH	2.0	1.0	975	$975	$1.00	23d	1	1.41mi
2366 S Patterson Blvd Unit 11 Kettering, OH	2.0	1.0	900	$950	$1.06	23d	1	1.41mi
623 Clifton Dr Apt A Dayton, OH	2.0	1.0	1200	$1,200	$1.00	2d	1	1.41mi
623 Clifton Dr Apt B Dayton, OH	2.0	1.0	1200	$1,174	$0.98	3d	1	1.41mi
42 S Mathison St Dayton, OH	3.0	1.0	1300	$1,220	$0.94	3d	1	1.45mi
40 S Mathison St Dayton, OH	3.0	1.0	1300	$1,200	$0.92	14d	1	1.45mi
See individual Unit addresses Dayton, OH	1.0–2.0	1.0–2.0	928	$2,297	$2.48	43d	10	1.48mi

Listing history 16 events

1. 2026-06-18
   days on market $105,000 Active 81 DOM
2. 2026-06-17
   days on market $105,000 Active 80 DOM
3. 2026-06-16
   days on market $105,000 Active 79 DOM
4. 2026-06-15
   days on market $105,000 Active 78 DOM
5. 2026-06-14
   days on market $105,000 Active 76 DOM
6. 2026-06-13
   days on market $105,000 Active 75 DOM
7. 2026-06-10
   days on market $105,000 Active 73 DOM
8. 2026-06-09
   days on market $105,000 Active 72 DOM
9. 2026-06-08
   days on market $105,000 Active 71 DOM
10. 2026-06-07
    days on market $105,000 Active 70 DOM
11. 2026-06-05
    days on market $105,000 Active 67 DOM
12. 2026-06-03
    days on market $105,000 Active 66 DOM
13. 2026-06-02
    days on market $105,000 Active 65 DOM
14. 2026-06-01
    days on market $105,000 Active 64 DOM
15. 2026-05-31
    days on market $105,000 Active 63 DOM
16. 2026-03-29
    listed $105,000 Active 654-char remark

    Show marketing remark (654 chars)

    Discover this charming 3-Bedroom, 1-Bath home featuring a beautifully updated kitchen with stylish cabinetry and a renovated bath showcasing elegant travertine tile and a 2-car garage equipped with an electric vehicle charger--perfect for modern living. Extensive mechanical and structural improvements provide long-term value and peace of mind, including fully updated plumbing with 1/2 inch cooper lines, removal of knob-and-tube wiring with updated electrical, roof, and HVAC systems installed in 2014, and enhanced insulation in both attic and walls for improved energy efficiency. Room sizes are approximate; buyers are responsible for verification.

ⓘ 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: $1,177 · $98/mo
• Projected year-2 tax: $1,407 · $117/mo
• Expected delta: +$231/yr (+$19/mo · 19.6%)

ⓘ 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 4/10 Moderate 7 d/yr ≥102°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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,429
• − Mortgage interest: −$5,882
• − Property taxes: −$1,177
• − Insurance: −$525
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − Depreciation: −$3,055
• Taxable income: $3,163
• Est. tax owed @ 24.0%: −$759
• After-tax cash flow: $3,911/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

1 event — show timeline

• 2026-03-29 Listed $105,000 Dayton MLS

Property tax history

+0.4%/yr

Latest (2025): $1,177 · -0.2% YoY. Source: county tax records.