2425 W Riverview Ave · Dayton, OH 45402

$29,900

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 106 Days on market

Built 1924 4,800 sqft lot $37/sqft · 51% below area ↓ 14% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 exceptional investment opportunity for this single-family residence: the home is a true gem in the rough, promising a new project for a fix-and-flip or income investor, situated in a desirable Dayton neighborhood.

Key facts

• 4,800 sq ft lot
• Built 1924
• Listed 106 days

Tags

• SINGLE-FAMILY RESIDENCE
• DESIRABLE DAYTON NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $601 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $27k (9.0% below list) — sets the bar for market timing.
• Cap rate 30.4% 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 (+4.0%/yr); 83 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $207 of loan paydown is wiped out by about $897 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($27k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $27,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — 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: 3.43% ✓
• Cap rate: 30.40%
• Cash-on-cash: 86.10%
• DSCR: 4.83
• GRM: 2.4

CMA / ARV

• ARV (median comp): $61,126
• List price: $29,900
• Delta: -51.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2407 Hoover Ave	0.31mi	2/2.0	819 (+2%)	8mo	$116,900	$143	71
925 Maplehurst Ave	0.24mi	3/1.0 (+1)	864 (+8%)	0mo	$50,000	$58	70
436 N Orchard Ave	0.42mi	2/1.0	782 (-2%)	8mo	$61,000	$78	70
640 Shoop Ave	0.44mi	2/1.0	776 (-3%)	7mo	$30,000	$39	69
676 Brooklyn Ave	0.52mi	2/1.0	814 (+2%)	6mo	$35,000	$43	68
721 Kumler Ave	0.43mi	3/1.0 (+1)	816 (+2%)	8mo	$130,000	$159	64
936 Walton Ave	0.70mi	2/1.0	792 (-1%)	5mo	$60,000	$76	62
1727 W Riverview Ave	0.49mi	2/1.0	864 (+8%)	4mo	$33,000	$38	60
550 Brooklyn Ave	0.59mi	2/1.0	864 (+8%)	4mo	$80,000	$93	56
548 Huron Ave	0.70mi	2/1.0	830 (+4%)	8mo	$75,000	$90	55
924 Dow St	0.28mi	3/1.0 (+1)	910 (+14%)	8mo	$60,000	$66	53
1251 Canfield Ave	0.59mi	2/1.0	720 (-10%)	7mo	$75,000	$104	50

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: 87.7%
• Equity multiple: 5.12×
• Total profit: $34,451
• Equity at exit: $4,458

10-year hold

• IRR: 91.0%
• Equity multiple: 10.99×
• Total profit: $83,607
• Equity at exit: $2,585

Cash invested: $8,372 (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 45402

• Rents YoY: 4.0%
• Active inventory: 83
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,026 high
• Mortgage (P&I): −$157
• Tax from tax record: −$40 /mo · $485/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $601

Break-even live

Break-even rent $265

Max offer price $29,900

Occupancy floor 36%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1903 W Grand Ave Unit 4 Dayton, OH	2.0	1.0	600	$850	$1.42	43d	1	0.17mi
725 Maplehurst Ave Dayton, OH	2.0	1.0	1104	$895	$0.81	43d	1	0.26mi
635 Anna St Dayton, OH	3.0	1.0	960	$1,300	$1.35	14d	1	0.36mi
322 Lorenz Ave Dayton, OH	1.0	1.0	634	$850	$1.34	43d	1	0.49mi
920 Huron Ave Dayton, OH	2.0	1.0	950	$995	$1.05	3d	1	0.67mi
3222 Athens Ave Unit C Dayton, OH	2.0	1.0	700	$700	$1.00	43d	1	0.70mi
828 Walton Ave Unit 832 Walton Dayton, OH	2.0	1.0	750	$795	$1.06	23d	1	0.73mi
41 N Marion St Dayton, OH	2.0	1.0	652	$925	$1.42	3d	1	0.77mi
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	43d	1	0.79mi
1816 N James H McGee Blvd Apt B Dayton, OH	3.0	1.0	950	$1,150	$1.21	43d	1	0.80mi
1816 N James H McGee Blvd Unit C Dayton, OH	3.0	1.0	950	$1,150	$1.21	2d	1	0.80mi
1816 N James H McGee Blvd Apt A Dayton, OH	3.0	1.0	950	$1,200	$1.26	2d	1	0.80mi
70 Gramont Ave Dayton, OH	3.0	1.5	966	$1,300	$1.35	2d	1	0.88mi
136 Lexington Ave Unit 1 Dayton, OH	1.0	1.0	700	$759	$1.08	21d	1	0.90mi
3007 Cornell Dr Dayton, OH	2.0	1.0	827	$1,000	$1.21	3d	1	0.92mi
863 N Upland Ave Dayton, OH	3.0	1.0	1042	$1,200	$1.15	43d	1	0.93mi
1453 Harvard Blvd Dayton, OH	1.0	1.0	780	$650	$0.83	43d	1	0.98mi
137 Westwood Ave Dayton, OH	2.0	1.0	784	$900	$1.15	3d	1	0.99mi
1067 Salem Ave Dayton, OH	2.0	1.0	1100	$900	$0.82	43d	1	0.99mi
1067 Salem Ave Unit 3 Dayton, OH	2.0	1.5	1100	$900	$0.82	43d	1	0.99mi
1067 Salem Ave Unit 2 Dayton, OH	2.0	1.5	1100	$900	$0.82	43d	1	1.00mi
905 Neal Ave Dayton, OH	3.0	1.0	1100	$850	$0.77	43d	1	1.04mi
905 Neal Ave Dayton, OH	2.0	1.0	950	$750	$0.79	23d	1	1.04mi
3627 Delphos Ave Dayton, OH	1.0	1.0	525	$625	$1.19	14d	1	1.14mi
3925 Hoover Ave Dayton, OH	2.0	1.0	936	$1,100	$1.18	2d	1	1.15mi
3552 Stanford Pl Unit 3552 Dayton, OH	2.0	1.0	800	$800	$1.00	43d	1	1.16mi
3552 Stanford Pl Dayton, OH	2.0	1.0	800	$800	$1.00	23d	1	1.16mi
119 Edgewood Ave Dayton, OH	1.0–2.0	1.0	817	$999	$1.22	23d	2	1.18mi
410 Delaware Ave Dayton, OH	1.0	1.0	975	$650	$0.67	2d	1	1.20mi
364 Delaware Ave Unit 4 Dayton, OH	1.0	1.0	700	$675	$0.96	23d	1	1.23mi
604 W Grand Ave Unit 9 Dayton, OH	1.0	1.0	550	$695	$1.26	43d	1	1.23mi
265 Victor Ave Dayton, OH	1.0	1.0	602	$699	$1.16	3d	1	1.25mi
848 Riverview Ter Apt 306 Dayton, OH	1.0	1.0	600	$900	$1.50	2d	1	1.26mi
848 Riverview Ter Apt 205 Dayton, OH	2.0	1.0	1100	$1,100	$1.00	14d	1	1.26mi
848 Riverview Ter Unit 508 Dayton, OH	1.0	1.0	800	$975	$1.22	43d	1	1.26mi
848 Riverview Ter Unit 606 Dayton, OH	1.0	1.0	700	$900	$1.29	43d	1	1.26mi
848 Riverview Ter Unit 104 Dayton, OH	1.0	1.0	600	$1,100	$1.83	43d	1	1.26mi
515 W Grand Ave Dayton, OH	2.0	2.0	1100	$1,025	$0.93	43d	1	1.27mi
515 W Grand Ave Dayton, OH	2.0	2.0	1100	$1,025	$0.93	23d	1	1.27mi
515 W Grand Ave Dayton, OH	2.0	2.0	1100	$1,025	$0.93	3d	1	1.27mi

Listing history 17 events

1. 2026-06-18
   days on market $29,900 Active 106 DOM
2. 2026-06-17
   days on market $29,900 Active 105 DOM
3. 2026-06-16
   days on market $29,900 Active 104 DOM
4. 2026-06-15
   days on market $29,900 Active 103 DOM
5. 2026-06-14
   days on market $29,900 Active 101 DOM
6. 2026-06-13
   days on market $29,900 Active 100 DOM
7. 2026-06-10
   days on market $29,900 Active 98 DOM
8. 2026-06-09
   days on market $29,900 Active 97 DOM
9. 2026-06-08
   days on market $29,900 Active 96 DOM
10. 2026-06-07
    days on market $29,900 Active 95 DOM
11. 2026-06-05
    days on market $29,900 Active 92 DOM
12. 2026-06-03
    days on market $29,900 Active 91 DOM
13. 2026-06-02
    days on market $29,900 Active 90 DOM
14. 2026-06-01
    days on market $29,900 Active 89 DOM
15. 2026-05-31
    days on market $29,900 Active 88 DOM
16. 2026-04-12
    price $29,900 227-char remark

    Show marketing remark (227 chars)

    Discover this exceptional investment opportunity for this single-family residence: the home is a true gem in the rough, promising a new project for a fix-and-flip or income investor, situated in a desirable Dayton neighborhood.

17. 2026-03-04
    listed $34,900 Active 227-char remark

    Show marketing remark (227 chars)

    Discover this exceptional investment opportunity for this single-family residence: the home is a true gem in the rough, promising a new project for a fix-and-flip or income investor, situated in a desirable Dayton neighborhood.

ⓘ 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: $485 · $40/mo
• Projected year-2 tax: $485 · $40/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 ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $12,309
• − Mortgage interest: −$1,675
• − Property taxes: −$485
• − Insurance: −$150
• − Repairs & maintenance: −$985
• − Management: −$985
• − Depreciation: −$870
• Taxable income: $7,160
• Est. tax owed @ 24.0%: −$1,719
• After-tax cash flow: $5,490/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

-14.3% since first listed

2 events — show timeline

• 2026-04-12 Price Changed $29,900 Dayton MLS
• 2026-03-04 Listed $34,900 Dayton MLS

Property tax history

+0.7%/yr

Latest (2025): $485 · +9.2% YoY. Source: county tax records.