4412 Queens Ave · Dayton, OH 45406

$39,900

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 13 Days on market

Built 1944 5,279 sqft lot $55/sqft · 21% below area Est $51k · 21% under ↓ 44% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This is a great opportunity for investment! Attractive 2-bedroom home featuring an updated bathroom and a gas, forced-air furnace with central air for year-round comfort. The full basement provides plenty of extra storage space, and the 1-car carport adds convenience. A must see!

Key facts

• 1-car carport
• Full basement
• Central air

Tags

• UPDATED BATHROOM
• GAS FORCED-AIR FURNACE
• CENTRAL AIR
• FULL BASEMENT
• 1-CAR CARPORT

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Carport
• Utilities: Natural gas available; Public water; Sewer available
• Home design: Single-story home
• Construction: Aluminum and wood siding
• Exterior features: Residential lot (approx. 0.12 acres)

Interior

• Kitchen: Main-level kitchen (approx. 13 x 11)
• Bedrooms: Two main-level bedrooms (approx. 11 x 10 and 12 x 12)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Double-hung windows; Full, unfinished basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($792 rent vs $40k).
• Cap rate 15.6% 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 (+3.0%/yr); 156 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 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 $276 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $11k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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: property tax is 2.7% of price; built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,900

Questions for the listing agent

1. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.99% ✓
• Cap rate: 15.63%
• Cash-on-cash: 33.36%
• DSCR: 2.48
• GRM: 4.2

CMA / ARV

• ARV (median comp): $50,658
• List price: $39,900
• Delta: -11.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4509 Queens Ave	0.12mi	2/1.0	720 (0%)	0mo	$56,000	$78	94
4424 Genesee Ave	0.06mi	2/1.0	720 (0%)	12mo	$47,000	$65	87
4525 Genesee Ave	0.17mi	2/1.0	720 (0%)	12mo	$33,000	$46	82
2612 N Gettysburg Ave	0.36mi	2/1.0	780 (+8%)	3mo	$28,200	$36	67
4715 Greenwich Village Ave	0.44mi	2/1.0	756 (+5%)	6mo	$21,500	$28	66
4528 Prescott Ave	0.21mi	3/1.0 (+1)	725 (+1%)	22mo	$1,250	$2	66
4608 Saint James Ave	0.39mi	2/1.0	676 (-6%)	13mo	$40,000	$59	61
4628 Queens Ave	0.26mi	3/1.0 (+1)	755 (+5%)	18mo	$78,000	$103	60
5304 W Riverview Ave	0.63mi	3/1.0 (+1)	720 (0%)	7mo	$28,000	$39	60
2131 Wesleyan Rd	0.68mi	2/1.0	720 (0%)	13mo	$89,900	$125	58
2200 Falmouth Ave	0.41mi	2/1.0	825 (+15%)	20mo	$87,000	$105	40

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 · 3.03% rent growth · sell at horizon

5-year hold

• IRR: 28.7%
• Equity multiple: 2.20×
• Total profit: $13,377
• Equity at exit: $5,949

10-year hold

• IRR: 36.1%
• Equity multiple: 4.34×
• Total profit: $37,367
• Equity at exit: $3,450

Cash invested: $11,172 (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 45406

• Rents YoY: 3.0%
• Active inventory: 156
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $792 high
• Mortgage (P&I): −$209
• Tax from tax record: −$89 /mo · $1,072/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$166
• Net cashflow: $311

Break-even live

Break-even rent $399

Max offer price $39,900

Occupancy floor 56%

Sensitivity live

Price	-10% $333	-5% $322	+0% $311	+5% $299	+10% $288
Rent	-10% $248	-5% $279	+0% $311	+5% $342	+10% $373
Rate	-1.0pp $331	-0.5pp $321	base $311	+0.5pp $300	+1.0pp $290

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2414 Hancock Ave Unit 2418 Dayton, OH	1.0	1.0	600	$650	$1.08	44d	1	0.60mi
3652 Otterbein Ave Unit 3652 Dayton, OH	2.0	1.0	700	$800	$1.14	3d	1	0.60mi
2501 Fairport Ave Dayton, OH	2.0	1.0	605	$850	$1.40	44d	1	0.73mi
2675-2727 N Gettysburg Ave Dayton, OH	1.0	1.0	650	$600	$0.92	15d	22	0.75mi
2675-2727 N Gettysburg Ave Unit 2727-22 Dayton, OH	1.0	1.0	650	$600	$0.92	44d	1	0.75mi
1934 Tennyson Ave Dayton, OH	1.0	1.0	675	$700	$1.04	44d	1	1.02mi
2109 Victoria Ave Dayton, OH	2.0	1.0	714	$950	$1.33	4d	1	1.06mi
1982 Victoria Ave Dayton, OH	1.0	1.0	675	$700	$1.04	44d	1	1.07mi
4113 Crest Dr Dayton, OH	1.0	1.0	650	$650	$1.00	44d	1	1.10mi
2257 Hepburn Ave Dayton, OH	1.0	1.0	600	$695	$1.16	44d	1	1.12mi
3222 Athens Ave Unit C Dayton, OH	2.0	1.0	700	$700	$1.00	44d	1	1.23mi
1330 W Hillcrest Ave Dayton, OH	1.0	1.0	525	$825	$1.57	44d	1	1.24mi
1923 Auburn Ave Dayton, OH	1.0	1.0	490	$600	$1.22	15d	1	1.49mi
1923 Auburn Ave Apt 2 Dayton, OH	1.0	1.0	490	$600	$1.22	44d	1	1.49mi
2010 Auburn Ave Dayton, OH	1.0	1.0	560	$625	$1.12	3d	1	1.50mi

Listing history 17 events

1. 2026-06-18
   days on market $39,900 Active 13 DOM
2. 2026-06-17
   days on market $39,900 Active 12 DOM
3. 2026-06-16
   days on market $39,900 Active 11 DOM
4. 2026-06-15
   days on market $39,900 Active 10 DOM
5. 2026-06-14
   days on market $39,900 Active 8 DOM
6. 2026-06-13
   days on market $39,900 Active 7 DOM
7. 2026-06-10
   days on market $39,900 Active 5 DOM
8. 2026-06-09
   days on market $39,900 Active 4 DOM
9. 2026-06-08
   days on market $39,900 Active 3 DOM
10. 2026-06-07
    remarks 280-char remark
11. 2026-06-07
    pricedays on marketlisting id $39,900 Active 2 DOM
12. 2026-05-05
    listed $44,900 Active 245-char remark
13. 2026-04-28
    historical
14. 2026-03-24
    price $49,900
15. 2026-02-19
    price $54,900
16. 2025-12-30
    price $64,900
17. 2025-10-30
    listed $71,000 Active

ⓘ 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: $1,072 · $89/mo
• Projected year-2 tax: $1,072 · $89/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,506
• − Mortgage interest: −$2,235
• − Property taxes: −$1,072
• − Insurance: −$200
• − Repairs & maintenance: −$761
• − Management: −$761
• − Depreciation: −$1,161
• Taxable income: $3,318
• Est. tax owed @ 24.0%: −$796
• After-tax cash flow: $2,931/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): 19,991
• Household income: $41,796
• Rent vs Own: 52.9% rent · 47.1% own
• Severe rent burden: 1504.0

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 (75%)
• Race & ethnicity: Black 75% White 16% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -113.75%
• Current HPI: 197.1302
• Rent YoY: ▲ 3.03%
• 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

-43.8% since first listed

8 events — show timeline

• 2026-06-04 Listed $39,900 Dayton MLS
• 2026-05-28 Listing Removed — Dayton MLS
• 2026-05-05 Listed $44,900 Dayton MLS
• 2026-04-28 Listing Removed — Dayton MLS
• 2026-03-24 Price Changed $49,900 Dayton MLS
• 2026-02-19 Price Changed $54,900 Dayton MLS
• 2025-12-30 Price Changed $64,900 Dayton MLS
• 2025-10-30 Listed $71,000 Dayton MLS

Property tax history

+16.8%/yr

Latest (2025): $1,072 · +843.1% YoY. Source: county tax records.