2144 Arthur Ave · Vandalia, OH 45414

$75,000

2 bd · 1.0 ba · 920 sqft · SingleFamily public records · 4 Days on market

Built 1955 4,439 sqft lot Est $119k · 37% under

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Why this score? — see what drove the A- 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
• Schools +5.0/10.0
• Rent growth +4.4/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Quaint little bungalow in Harrison Township with 2 bedrooms, 1 large bathroom and an open concept floor plan with the living room open to the eat-in-kitchen with a perfect area for bar stools. No stairs anywhere. Central air. Large front yard which could be easily fenced in entirely with a gate. Long driveway for off-street parking. Home needs flooring, paint & a new roof.

Key facts

• Eat-in-kitchen
• Large front yard
• Long driveway

Tags

• OPEN CONCEPT FLOOR PLAN
• EAT-IN-KITCHEN
• CENTRAL AIR
• LARGE FRONT YARD
• LONG DRIVEWAY
• OFF-STREET PARKING

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Utilities: Natural gas available; Public water; Public sewer
• Home design: Single-story home
• Construction: Vinyl siding
• Exterior features: Residential lot approximately 111' x 40'

Interior

• Kitchen: Eat-in kitchen; Microwave; Range; Refrigerator
• Bedrooms: Two main-level bedrooms (12 x 8 and 12 x 12)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Crawl space 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 $75k.

Deal economics

• At list price, monthly cash flow is $474 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 13.9% vs local median 2.9% in Vandalia — 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 70/100 on livability (#463 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: amenities F, commute F, health & safety F.
• Market conditions: Rents rising fast (+7.4%/yr); 51 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $519 of loan paydown is wiped out by about $2k 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 + 7.4% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 $34k; list at $75k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.72% ✓
• Cap rate: 13.87%
• Cash-on-cash: 27.06%
• DSCR: 2.20
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $118,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2203 Arthur Ave	0.06mi	3/1.0 (+1)	957 (+4%)	7mo	$130,000	$136	80
2020 Wilding Ave	0.21mi	3/1.0 (+1)	872 (-5%)	0mo	$41,910	$48	76
2211 Martin Ave	0.30mi	3/1.0 (+1)	988 (+7%)	2mo	$131,400	$133	67
2213 Martin Ave	0.30mi	3/1.0 (+1)	988 (+7%)	3mo	$127,000	$129	66
2234 Gipsy Dr	0.45mi	3/1.0 (+1)	910 (-1%)	8mo	$119,000	$131	66
2017 Kildare Ave	0.17mi	3/1.0 (+1)	832 (-10%)	10mo	$155,000	$186	62
2130 Nomad Ave	0.39mi	2/2.0	960 (+4%)	12mo	$160,000	$167	60
2234 Nomad Ave	0.39mi	3/1.0 (+1)	960 (+4%)	11mo	$111,000	$116	60
2144 Nomad Ave	0.38mi	3/1.0 (+1)	962 (+5%)	15mo	$67,000	$70	57
2328 Cardinal Ave	0.53mi	2/1.0	840 (-9%)	13mo	$32,000	$38	50
2108 Gipsy Dr	0.45mi	3/1.0 (+1)	1,053 (+14%)	4mo	$54,670	$52	46
2240 Cardinal Ave	0.51mi	2/1.0	816 (-11%)	14mo	$68,500	$84	46

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 · 7.41% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 2.14×
• Total profit: $24,012
• Equity at exit: $11,183

10-year hold

• IRR: 36.4%
• Equity multiple: 5.13×
• Total profit: $86,729
• Equity at exit: $6,485

Cash invested: $21,000 (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 45414

• Rents YoY: 7.4%
• Active inventory: 51
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,289 high
• Mortgage (P&I): −$393
• Tax from tax record: −$120 /mo · $1,439/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $474

Break-even live

Break-even rent $689

Max offer price $75,000

Occupancy floor 58%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2109 Harding Ave Dayton, OH	2.0	1.0	750	$950	$1.27	3d	1	0.15mi
2022 Arthur Ave Unit NA Dayton, OH	3.0	1.0	1040	$1,500	$1.44	11d	1	0.16mi
5900 Erica Ct Dayton, OH	2.0	1.0	800	$975	$1.22	3d	1	0.23mi
2991 Benchwood Rd Unit 2993 Dayton, OH	2.0	1.5	1063	$1,295	$1.22	3d	1	1.05mi
3097 Silver Rock Ave Unit 3103 Dayton, OH	2.0	1.5	1035	$1,295	$1.25	14d	1	1.11mi
4911 Northcutt Pl Dayton, OH	2.0	1.0	850	$825	$0.97	3d	1	1.19mi

Listing history 6 events

1. 2026-06-18
   status $75,000 Active 4 DOM
2. 2026-06-18
   days on market $75,000 ActiveUnderContract 4 DOM
3. 2026-06-17
   statusdays on market $75,000 ActiveUnderContract 3 DOM
4. 2026-06-16
   days on market $75,000 Active 2 DOM
5. 2026-06-15
   remarks 377-char remark
6. 2026-06-15
   listed $75,000 Active 1 DOM

ⓘ 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: $1,439 · $120/mo
• Projected year-2 tax: $1,439 · $120/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 ≥103°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: $15,463
• − Mortgage interest: −$4,201
• − Property taxes: −$1,439
• − Insurance: −$375
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$2,182
• Taxable income: $4,792
• Est. tax owed @ 24.0%: −$1,150
• After-tax cash flow: $4,532/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)

No district data.

Livability — Vandalia

• Score: 70/100
• State rank: #463
• US rank: #7669

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment B Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 459,541 people
• City population: 14,888
• Metro: Dayton-Kettering, OH
• Population (ZIP): 21,167
• Household income: $54,485
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 801.0

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 (75%)
• Race & ethnicity: White 75% Black 15% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 2% Romanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% Arabic 1% Tagalog/Filipino 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: ▼ -142.46%
• Current HPI: 183.1124
• Rent YoY: ▲ 7.41%
• 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

+127.3% since first listed

10 events — show timeline

• 2026-06-14 Listed $75,000 Dayton MLS
• 2020-02-03 Sold (Public Records) $33,600 Public Records
• 2017-07-13 Sold (Public Records) $27,500 Public Records
• 2017-07-05 Listing Removed — Dayton MLS
• 2017-06-27 Price Changed $39,900 Dayton MLS
• 2017-06-06 Price Changed $43,900 Dayton MLS
• 2017-05-23 Listed $44,900 Dayton MLS
• 2006-01-25 Sold (Public Records) $71,900 Public Records
• 1998-05-06 Sold (Public Records) $44,000 Public Records
• 1993-08-19 Sold (Public Records) $33,000 Public Records

Property tax history

+46.2%/yr

Latest (2025): $1,439 · +2.2% YoY. Source: county tax records.