205 Rita St · Dayton, OH 45404

$104,900

2 bd · 1.0 ba · 1,162 sqft · SingleFamily public records · 34 Days on market

Built 1911 3,267 sqft lot $90/sqft · 15% below area Est $124k · 15% under

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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 +21.9/30.0
• ARV discount +14.4/15.0
• DSCR +7.0/10.0
• 1% rule +4.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Approximately 1200 sq ft in this Old North Dayton home. 2 bedroom plus additional flex room 10 X 8. Could be a 3rd bedroom, computer room, sewing or reading room. Updated kitchen and bath. Fresh paint throughout, laminate flooring in living room and dining rooms includes fire place and chandelier in dining room. Living room features beautiful bow window and ceiling fans. Exterior brick and vinyl. Privacy fence around yard includes front and back gates. Basement plumbed for toilet includes updated concrete floor. 1 car detached garage w/ workbenches. Close to Children’s Hospital, WPAB, shopping, parks and highways. Rita is a beautiful street with a divided grassy and tree lined medium. Motivated Seller!!

Key facts

• Covered front porch
• Hardwood flooring
• Vinyl flooring

Tags

• STONE AND VINYL EXTERIOR
• COVERED FRONT PORCH
• HARDWOOD FLOORING
• VINYL FLOORING
• BAY WINDOW
• GRASSY YARD

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached one-car garage
• Utilities: Public water; Water available
• Home design: Two-story house; Below-grade unfinished area (581)
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Public water available; Residential zoning

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Second-floor bedroom (15 x 10); Main-floor bedroom (12 x 12)
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement
• Laundry & utility: Basement laundry room (12 x 7)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (2.0% below list).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.

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: 66 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 32% of the median local income ($39k/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 $725 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.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 $26k; list at $105k implies a 302% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,753 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1911 — 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: 0.98% ✗
• Cap rate: 8.17%
• Cash-on-cash: 6.72%
• DSCR: 1.30
• GRM: 8.5

CMA / ARV

• ARV (median comp): $123,929
• List price: $104,900
• Delta: -15.35%
• 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
1811 Warner Ave	0.21mi	2/1.0	1,146 (-1%)	3mo	$97,000	$85	85
1033 Gerhard St	0.14mi	2/1.5	1,087 (-6%)	4mo	$70,000	$64	77
1417 Schaeffer St	0.42mi	2/1.0	1,178 (+1%)	4mo	$65,000	$55	75
234 Grove Ave	0.31mi	2/1.0	1,175 (+1%)	13mo	$100,000	$85	73
18 Baltimore St	0.34mi	3/1.0 (+1)	1,109 (-5%)	6mo	$134,000	$121	67
2132 Bickmore Ave	0.38mi	3/1.0 (+1)	1,152 (-1%)	14mo	$80,000	$69	64
47 Brandt St	0.15mi	3/1.5 (+1)	1,064 (-8%)	14mo	$128,500	$121	61
1304 Valley St	0.43mi	2/2.0	1,051 (-10%)	1mo	$135,900	$129	59
77 Baltimore St	0.27mi	3/1.0 (+1)	1,319 (+14%)	2mo	$111,900	$85	58
39 Baltimore St	0.32mi	3/1.0 (+1)	1,243 (+7%)	13mo	$105,000	$84	58
1531 Chapel St	0.45mi	3/2.5 (+1)	1,216 (+5%)	6mo	$126,500	$104	55
423 Deeds Ave	0.54mi	3/1.0 (+1)	1,271 (+9%)	13mo	$22,660	$18	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-6,553
• Equity at exit: $15,641

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $7,655
• Equity at exit: $9,070

Cash invested: $29,372 (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 45404

• Home prices YoY: -24.2%
• Active inventory: 66
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,028 high
• Mortgage (P&I): −$550
• Tax from tax record: −$54 /mo · $646/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $165

Break-even live

Break-even rent $820

Max offer price $104,900

Occupancy floor 79%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2034 Leo St Dayton, OH	2.0	1.0	888	$1,100	$1.24	21d	1	0.15mi
78 Notre Dame Ave Unit A Dayton, OH	3.0	1.0	1015	$1,025	$1.01	43d	1	0.31mi
2119 Bellefontaine Ave Dayton, OH	3.0	1.5	1500	$1,400	$0.93	2d	1	0.34mi
163 Grove Ave Unit 163 Dayton, OH	3.0	1.0	1000	$950	$0.95	43d	1	0.39mi
155 Grove Ave Unit 155 Dayton, OH	3.0	1.0	1150	$950	$0.83	43d	1	0.40mi
502 Hart St Unit 504 Dayton, OH	1.0	1.0	900	$700	$0.78	43d	1	0.45mi
528 Troy St Unit B Dayton, OH	1.0	1.0	850	$750	$0.88	23d	1	0.46mi
1517 Chapel St Unit 1521 Dayton, OH	2.0	1.0	1239	$1,000	$0.81	3d	1	0.47mi
200 Hart St Dayton, OH	3.0	1.0	1304	$1,250	$0.96	23d	1	0.60mi
224 Deeds Ave Dayton, OH	2.0	1.0	1124	$950	$0.85	23d	1	0.66mi
451 Hunter Ave Dayton, OH	2.0	1.0	974	$800	$0.82	23d	1	0.98mi
821 Herman Ave Dayton, OH	3.0	1.0	1456	$1,100	$0.76	21d	1	1.02mi
809 Herman Ave Dayton, OH	2.0	1.0	747	$700	$0.94	3d	1	1.04mi
29 N Garfield St Dayton, OH	3.0	1.0	1092	$1,000	$0.92	23d	1	1.06mi
101 N Irwin St Dayton, OH	2.0	1.0	900	$1,100	$1.22	3d	1	1.17mi
120 S Monmouth St Dayton, OH	2.0	1.0	1000	$950	$0.95	43d	1	1.37mi
2351 E 5th St Unit 2349-U Dayton, OH	1.0	1.0	900	$750	$0.83	43d	1	1.37mi
2200 E 5th St Dayton, OH	2.0	1.0	1000	$825	$0.82	23d	1	1.39mi
204 Sears St Dayton, OH	3.0	1.0–2.5	1124	$2,228	$1.98	2d	10	1.40mi
15 John St Unit 15 Dayton, OH	2.0	1.0	1200	$800	$0.67	23d	1	1.41mi
112 Webster St Dayton, OH	2.0	1.0–2.0	802	$2,198	$2.74	2d	63	1.41mi

Listing history 27 events

1. 2026-06-18
   days on market $104,900 Active 34 DOM
2. 2026-06-17
   days on market $104,900 Active 33 DOM
3. 2026-06-16
   days on market $104,900 Active 32 DOM
4. 2026-06-15
   days on market $104,900 Active 31 DOM
5. 2026-06-14
   days on market $104,900 Active 29 DOM
6. 2026-06-13
   days on market $104,900 Active 28 DOM
7. 2026-06-10
   days on market $104,900 Active 26 DOM
8. 2026-06-09
   days on market $104,900 Active 25 DOM
9. 2026-06-08
   days on market $104,900 Active 24 DOM
10. 2026-06-07
    days on market $104,900 Active 23 DOM
11. 2026-06-05
    days on market $104,900 Active 20 DOM
12. 2026-06-03
    days on market $104,900 Active 19 DOM
13. 2026-06-02
    days on market $104,900 Active 18 DOM
14. 2026-06-01
    days on market $104,900 Active 17 DOM
15. 2026-05-31
    days on market $104,900 Active 16 DOM
16. 2026-05-15
    listed $104,900 Active 753-char remark
17. 2017-10-10
    soldstatus $26,100 Closed 718-char remark

    Show marketing remark (718 chars)

    Approximately 1200 sq ft in this Old North Dayton home. 2 bedroom plus additional flex room 10 X 8. Could be a 3rd bedroom, computer room, sewing or reading room. Updated kitchen and bath. Fresh paint throughout, laminate flooring in living room and dining rooms includes fire place and chandelier in dining room. Living room features beautiful bow window and ceiling fans. Exterior brick and vinyl. Privacy fence around yard includes front and back gates. Basement plumbed for toilet includes updated concrete floor. 1 car detached garage w/ workbenches. Close to Children’s Hospital, WPAB, shopping, parks and highways. Rita is a beautiful street with a divided grassy and tree lined medium. Motivated Seller!!

18. 2017-10-10
    soldstatus $26,100 Sold 718-char remark

    Show marketing remark (718 chars)

    Approximately 1200 sq ft in this Old North Dayton home. 2 bedroom plus additional flex room 10 X 8. Could be a 3rd bedroom, computer room, sewing or reading room. Updated kitchen and bath. Fresh paint throughout, laminate flooring in living room and dining rooms includes fire place and chandelier in dining room. Living room features beautiful bow window and ceiling fans. Exterior brick and vinyl. Privacy fence around yard includes front and back gates. Basement plumbed for toilet includes updated concrete floor. 1 car detached garage w/ workbenches. Close to Children’s Hospital, WPAB, shopping, parks and highways. Rita is a beautiful street with a divided grassy and tree lined medium. Motivated Seller!!

19. 2017-09-29
    status Pending 718-char remark

    Show marketing remark (718 chars)

    Approximately 1200 sq ft in this Old North Dayton home. 2 bedroom plus additional flex room 10 X 8. Could be a 3rd bedroom, computer room, sewing or reading room. Updated kitchen and bath. Fresh paint throughout, laminate flooring in living room and dining rooms includes fire place and chandelier in dining room. Living room features beautiful bow window and ceiling fans. Exterior brick and vinyl. Privacy fence around yard includes front and back gates. Basement plumbed for toilet includes updated concrete floor. 1 car detached garage w/ workbenches. Close to Children’s Hospital, WPAB, shopping, parks and highways. Rita is a beautiful street with a divided grassy and tree lined medium. Motivated Seller!!

20. 2017-08-28
    price $33,900 718-char remark

    Show marketing remark (718 chars)

    Approximately 1200 sq ft in this Old North Dayton home. 2 bedroom plus additional flex room 10 X 8. Could be a 3rd bedroom, computer room, sewing or reading room. Updated kitchen and bath. Fresh paint throughout, laminate flooring in living room and dining rooms includes fire place and chandelier in dining room. Living room features beautiful bow window and ceiling fans. Exterior brick and vinyl. Privacy fence around yard includes front and back gates. Basement plumbed for toilet includes updated concrete floor. 1 car detached garage w/ workbenches. Close to Children’s Hospital, WPAB, shopping, parks and highways. Rita is a beautiful street with a divided grassy and tree lined medium. Motivated Seller!!

21. 2017-07-28
    price $36,900 718-char remark

    Show marketing remark (718 chars)

    Approximately 1200 sq ft in this Old North Dayton home. 2 bedroom plus additional flex room 10 X 8. Could be a 3rd bedroom, computer room, sewing or reading room. Updated kitchen and bath. Fresh paint throughout, laminate flooring in living room and dining rooms includes fire place and chandelier in dining room. Living room features beautiful bow window and ceiling fans. Exterior brick and vinyl. Privacy fence around yard includes front and back gates. Basement plumbed for toilet includes updated concrete floor. 1 car detached garage w/ workbenches. Close to Children’s Hospital, WPAB, shopping, parks and highways. Rita is a beautiful street with a divided grassy and tree lined medium. Motivated Seller!!

22. 2017-06-26
    price $39,900 718-char remark

    Show marketing remark (718 chars)

    Approximately 1200 sq ft in this Old North Dayton home. 2 bedroom plus additional flex room 10 X 8. Could be a 3rd bedroom, computer room, sewing or reading room. Updated kitchen and bath. Fresh paint throughout, laminate flooring in living room and dining rooms includes fire place and chandelier in dining room. Living room features beautiful bow window and ceiling fans. Exterior brick and vinyl. Privacy fence around yard includes front and back gates. Basement plumbed for toilet includes updated concrete floor. 1 car detached garage w/ workbenches. Close to Children’s Hospital, WPAB, shopping, parks and highways. Rita is a beautiful street with a divided grassy and tree lined medium. Motivated Seller!!

23. 2017-05-01
    listed $44,900 Active 718-char remark

    Show marketing remark (718 chars)

    Approximately 1200 sq ft in this Old North Dayton home. 2 bedroom plus additional flex room 10 X 8. Could be a 3rd bedroom, computer room, sewing or reading room. Updated kitchen and bath. Fresh paint throughout, laminate flooring in living room and dining rooms includes fire place and chandelier in dining room. Living room features beautiful bow window and ceiling fans. Exterior brick and vinyl. Privacy fence around yard includes front and back gates. Basement plumbed for toilet includes updated concrete floor. 1 car detached garage w/ workbenches. Close to Children’s Hospital, WPAB, shopping, parks and highways. Rita is a beautiful street with a divided grassy and tree lined medium. Motivated Seller!!

24. 2012-08-09
    historical
25. 2012-06-05
    listed $39,900
26. 1988-09-26
    soldstatus $32,401
27. 1985-12-31
    soldstatus $27,800

ⓘ 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: $646 · $54/mo
• Projected year-2 tax: $1,141 · $95/mo
• Expected delta: +$495/yr (+$41/mo · 76.6%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,337
• − Mortgage interest: −$5,876
• − Property taxes: −$646
• − Insurance: −$524
• − Repairs & maintenance: −$987
• − Management: −$987
• − Depreciation: −$3,052
• Taxable income: $264
• Est. tax owed @ 24.0%: −$63
• After-tax cash flow: $1,911/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): 9,826
• Household income: $38,874
• Rent vs Own: 55.9% rent · 44.1% own
• Severe rent burden: 702.0

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 (70%)
• Race & ethnicity: White 70% Black 19% Two or more races 7% Hispanic / Latino 4% Asian 1%
• Common ancestry: Iranian 3% Slovak 2% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 4% Arabic 4% Other Asian/Pacific 3%

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: ▼ -67.48%
• Current HPI: 210.9571
• Rent YoY: —
• 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

+277.3% since first listed

12 events — show timeline

• 2026-05-15 Listed $104,900 Dayton MLS
• 2017-10-10 Sold (MLS) $26,100 Dayton MLS
• 2017-10-10 Sold (MLS) $26,100 Dayton MLS
• 2017-09-29 Pending — Dayton MLS
• 2017-08-28 Price Changed $33,900 Dayton MLS
• 2017-07-28 Price Changed $36,900 Dayton MLS
• 2017-06-26 Price Changed $39,900 Dayton MLS
• 2017-05-01 Listed $44,900 Dayton MLS
• 2012-08-09 Listing Removed — Dayton MLS
• 2012-06-05 Listed $39,900 Dayton MLS
• 1988-09-26 Sold (Public Records) $32,401 Public Records
• 1985-12-31 Sold (Public Records) $27,800 Public Records

Property tax history

-6.2%/yr

Latest (2025): $646 · -0.2% YoY. Source: county tax records.