144 Alton Ave · Dayton, OH 45404

$85,000

2 bd · 1.0 ba · 868 sqft · SingleFamily public records · 292 Days on market

Built 1900 6,098 sqft lot $98/sqft · at area comps Est $83k · at est.

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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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +6.6/10.0
• ARV discount +6.3/15.0
• 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

* Special Program Available * - No Down Payment $, No PMI, PLUS $5,000 towards closing costs for qualified buyers. Inquire for info! This cozy 2-bedroom, 1-bath home is the perfect addition to your investment portfolio, currently rented for $1,000/month. Recent updates include fresh interior paint, brand-new flooring, and updated baseboards throughout, offering a clean and modern feel. Enjoy warm-weather evenings on the backyard deck, with a convenient shed providing extra storage space. Ideally located near downtown, restaurants, hospitals, I-75, and SR 35, this home offers easy access to everything the area has to offer. Don’t miss this affordable, income-producing opportunity – schedule your showing today!

Key facts

• Brand-new flooring
• Updated baseboards
• Backyard deck

Tags

• BACKYARD DECK
• FRESH INTERIOR PAINT
• BRAND-NEW FLOORING
• UPDATED BASEBOARDS
• EASY ACCESS TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($985 rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: 66 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 30% 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 $588 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 + 3.0% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 292 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 14y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 292 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 1.16% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.14%
• DSCR: 1.54
• GRM: 7.2

CMA / ARV

• ARV (median comp): $82,851
• List price: $85,000
• Delta: 2.59%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Grove Ave	0.21mi	2/1.0	896 (+3%)	15mo	$100,000	$112	72
1702 Leonhard St	0.26mi	2/1.0	886 (+2%)	15mo	$85,000	$96	72
36 Baltimore St	0.06mi	3/1.0 (+1)	962 (+11%)	8mo	$140,000	$146	67
637 Willow St	0.68mi	2/1.0	896 (+3%)	2mo	$40,000	$45	61
510 Maryland Ave	0.31mi	3/1.0 (+1)	827 (-5%)	20mo	$69,000	$83	56
2022 Bickmore Ave	0.59mi	2/1.0	858 (-1%)	23mo	$115,000	$134	52
1626 Leo St	0.39mi	2/1.0	792 (-9%)	22mo	$88,000	$111	49
415 Deeds Ave	0.40mi	1/1.0 (-1)	936 (+8%)	21mo	$37,295	$40	46
1000 Dodgson Ct	0.27mi	2/1.0	749 (-14%)	24mo	$64,900	$87	45
1266 Deeds Ave	0.69mi	2/1.0	763 (-12%)	9mo	$80,000	$105	40
18 Macready Ave	0.74mi	2/1.0	802 (-8%)	21mo	$105,000	$131	35
22 Macready Ave	0.73mi	2/1.0	748 (-14%)	21mo	$63,000	$84	25

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: 1.7%
• Equity multiple: 1.06×
• Total profit: $1,544
• Equity at exit: $12,674

10-year hold

• IRR: 11.3%
• Equity multiple: 1.88×
• Total profit: $21,024
• Equity at exit: $7,349

Cash invested: $23,800 (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: 7.2×

Monthly cashflow live

• Estimated rent: $985 high
• Mortgage (P&I): −$446
• Tax from tax record: −$57 /mo · $680/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $241

Break-even live

Break-even rent $681

Max offer price $85,000

Occupancy floor 71%

Sensitivity live

Price	-10% $289	-5% $265	+0% $241	+5% $217	+10% $193
Rent	-10% $163	-5% $202	+0% $241	+5% $280	+10% $319
Rate	-1.0pp $284	-0.5pp $262	base $241	+0.5pp $219	+1.0pp $196

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
78 Notre Dame Ave Unit A Dayton, OH	3.0	1.0	1015	$1,025	$1.01	44d	1	0.10mi
163 Grove Ave Unit 163 Dayton, OH	3.0	1.0	1000	$950	$0.95	44d	1	0.18mi
502 Hart St Unit 504 Dayton, OH	1.0	1.0	900	$700	$0.78	44d	1	0.20mi
528 Troy St Unit B Dayton, OH	1.0	1.0	850	$750	$0.88	24d	1	0.23mi
623 Troy St Unit D Dayton, OH	1.0	1.0	550	$725	$1.32	3d	1	0.26mi
623 Troy St Unit A Dayton, OH	1.0	1.0	550	$695	$1.26	44d	1	0.26mi
2034 Leo St Dayton, OH	2.0	1.0	888	$1,100	$1.24	22d	1	0.41mi
224 Deeds Ave Dayton, OH	2.0	1.0	1124	$950	$0.85	24d	1	0.41mi
451 Hunter Ave Dayton, OH	2.0	1.0	974	$800	$0.82	24d	1	0.78mi
809 Herman Ave Dayton, OH	2.0	1.0	747	$700	$0.94	4d	1	0.80mi
29 N Garfield St Dayton, OH	3.0	1.0	1092	$1,000	$0.92	24d	1	0.93mi
204 Sears St Dayton, OH	3.0	1.0–2.5	1124	$2,228	$1.98	3d	10	1.14mi
112 Webster St Dayton, OH	2.0	1.0–2.0	802	$2,198	$2.74	3d	63	1.15mi
101 N Irwin St Dayton, OH	2.0	1.0	900	$1,100	$1.22	4d	1	1.16mi
2200 E 5th St Dayton, OH	2.0	1.0	1000	$825	$0.82	24d	1	1.21mi
2351 E 5th St Unit 2349-U Dayton, OH	1.0	1.0	900	$750	$0.83	44d	1	1.23mi
329 E 1st St Dayton, OH	1.0	1.0	832	$1,405	$1.69	3d	15	1.26mi
307 E 1st St Dayton, OH	1.0	1.0	483	$1,270	$2.63	3d	9	1.28mi
120 S Monmouth St Dayton, OH	2.0	1.0	1000	$950	$0.95	44d	1	1.29mi
140 E Monument Ave Dayton, OH	3.0	1.0–2.0	1048	$1,952	$1.86	3d	11	1.39mi
500 E 3rd St Dayton, OH	1.0–2.0	1.0–2.0	935	$1,660	$1.78	4d	16	1.40mi
22 Emmet St Unit 10 Dayton, OH	1.0	1.0	650	$895	$1.38	44d	1	1.41mi
11 S Sperling Ave Dayton, OH	1.0	1.0	650	$725	$1.12	24d	1	1.43mi
425 Dayton Towers Dr Dayton, OH	2.0	1.0–2.0	852	$1,799	$2.11	3d	30	1.48mi

Listing history 40 events

1. 2026-06-18
   days on market $85,000 Active 292 DOM
2. 2026-06-17
   days on market $85,000 Active 291 DOM
3. 2026-06-16
   days on market $85,000 Active 290 DOM
4. 2026-06-15
   days on market $85,000 Active 289 DOM
5. 2026-06-14
   days on market $85,000 Active 287 DOM
6. 2026-06-13
   days on market $85,000 Active 286 DOM
7. 2026-06-10
   days on market $85,000 Active 284 DOM
8. 2026-06-09
   days on market $85,000 Active 283 DOM
9. 2026-06-08
   days on market $85,000 Active 282 DOM
10. 2026-06-07
    days on market $85,000 Active 281 DOM
11. 2026-06-05
    days on market $85,000 Active 278 DOM
12. 2026-06-03
    days on market $85,000 Active 277 DOM
13. 2026-06-02
    days on market $85,000 Active 276 DOM
14. 2026-06-01
    days on market $85,000 Active 275 DOM
15. 2026-05-31
    days on market $85,000 Active 274 DOM
16. 2026-02-23
    status Active 731-char remark

    Show marketing remark (731 chars)

    * Special Program Available * - No Down Payment $, No PMI, PLUS $5,000 towards closing costs for qualified buyers. Inquire for info! This cozy 2-bedroom, 1-bath home is the perfect addition to your investment portfolio, currently rented for $1,000/month. Recent updates include fresh interior paint, brand-new flooring, and updated baseboards throughout, offering a clean and modern feel. Enjoy warm-weather evenings on the backyard deck, with a convenient shed providing extra storage space. Ideally located near downtown, restaurants, hospitals, I-75, and SR 35, this home offers easy access to everything the area has to offer. Don’t miss this affordable, income-producing opportunity – schedule your showing today!

17. 2026-02-18
    status Pending 731-char remark

    Show marketing remark (731 chars)

    * Special Program Available * - No Down Payment $, No PMI, PLUS $5,000 towards closing costs for qualified buyers. Inquire for info! This cozy 2-bedroom, 1-bath home is the perfect addition to your investment portfolio, currently rented for $1,000/month. Recent updates include fresh interior paint, brand-new flooring, and updated baseboards throughout, offering a clean and modern feel. Enjoy warm-weather evenings on the backyard deck, with a convenient shed providing extra storage space. Ideally located near downtown, restaurants, hospitals, I-75, and SR 35, this home offers easy access to everything the area has to offer. Don’t miss this affordable, income-producing opportunity – schedule your showing today!

18. 2025-11-30
    status Active 731-char remark

    Show marketing remark (731 chars)

    * Special Program Available * - No Down Payment $, No PMI, PLUS $5,000 towards closing costs for qualified buyers. Inquire for info! This cozy 2-bedroom, 1-bath home is the perfect addition to your investment portfolio, currently rented for $1,000/month. Recent updates include fresh interior paint, brand-new flooring, and updated baseboards throughout, offering a clean and modern feel. Enjoy warm-weather evenings on the backyard deck, with a convenient shed providing extra storage space. Ideally located near downtown, restaurants, hospitals, I-75, and SR 35, this home offers easy access to everything the area has to offer. Don’t miss this affordable, income-producing opportunity – schedule your showing today!

19. 2025-10-20
    historical ActiveUnderContract 731-char remark

    Show marketing remark (731 chars)

    * Special Program Available * - No Down Payment $, No PMI, PLUS $5,000 towards closing costs for qualified buyers. Inquire for info! This cozy 2-bedroom, 1-bath home is the perfect addition to your investment portfolio, currently rented for $1,000/month. Recent updates include fresh interior paint, brand-new flooring, and updated baseboards throughout, offering a clean and modern feel. Enjoy warm-weather evenings on the backyard deck, with a convenient shed providing extra storage space. Ideally located near downtown, restaurants, hospitals, I-75, and SR 35, this home offers easy access to everything the area has to offer. Don’t miss this affordable, income-producing opportunity – schedule your showing today!

20. 2025-09-16
    price $85,000 731-char remark

    Show marketing remark (731 chars)

    * Special Program Available * - No Down Payment $, No PMI, PLUS $5,000 towards closing costs for qualified buyers. Inquire for info! This cozy 2-bedroom, 1-bath home is the perfect addition to your investment portfolio, currently rented for $1,000/month. Recent updates include fresh interior paint, brand-new flooring, and updated baseboards throughout, offering a clean and modern feel. Enjoy warm-weather evenings on the backyard deck, with a convenient shed providing extra storage space. Ideally located near downtown, restaurants, hospitals, I-75, and SR 35, this home offers easy access to everything the area has to offer. Don’t miss this affordable, income-producing opportunity – schedule your showing today!

21. 2025-08-28
    price $89,999 731-char remark

    Show marketing remark (731 chars)

    * Special Program Available * - No Down Payment $, No PMI, PLUS $5,000 towards closing costs for qualified buyers. Inquire for info! This cozy 2-bedroom, 1-bath home is the perfect addition to your investment portfolio, currently rented for $1,000/month. Recent updates include fresh interior paint, brand-new flooring, and updated baseboards throughout, offering a clean and modern feel. Enjoy warm-weather evenings on the backyard deck, with a convenient shed providing extra storage space. Ideally located near downtown, restaurants, hospitals, I-75, and SR 35, this home offers easy access to everything the area has to offer. Don’t miss this affordable, income-producing opportunity – schedule your showing today!

22. 2025-08-25
    listed $90,000 Active 731-char remark

    Show marketing remark (731 chars)

    * Special Program Available * - No Down Payment $, No PMI, PLUS $5,000 towards closing costs for qualified buyers. Inquire for info! This cozy 2-bedroom, 1-bath home is the perfect addition to your investment portfolio, currently rented for $1,000/month. Recent updates include fresh interior paint, brand-new flooring, and updated baseboards throughout, offering a clean and modern feel. Enjoy warm-weather evenings on the backyard deck, with a convenient shed providing extra storage space. Ideally located near downtown, restaurants, hospitals, I-75, and SR 35, this home offers easy access to everything the area has to offer. Don’t miss this affordable, income-producing opportunity – schedule your showing today!

23. 2025-06-20
    historical
24. 2024-12-20
    listed $99,000 Active
25. 2024-10-11
    historical
26. 2024-04-15
    listed $140,000 Active
27. 2023-12-22
    soldstatus $65,000
28. 2023-12-13
    soldstatus $65,000 Closed
29. 2023-12-13
    soldstatus $65,000 Sold
30. 2023-12-06
    status Pending
31. 2023-10-06
    listed $91,600 Active
32. 2015-08-12
    historical
33. 2015-06-03
    listed $35,000 Active
34. 2013-06-25
    soldstatus $7,000
35. 2013-06-25
    soldstatus $7,000 Closed
36. 2013-05-30
    historical
37. 2012-03-07
    listed $12,000
38. 1986-09-26
    soldstatus $21,900
39. 1986-09-26
    soldstatus $10,000
40. 1986-05-08
    soldstatus $10,000

ⓘ 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: $680 · $57/mo
• Projected year-2 tax: $1,003 · $84/mo
• Expected delta: +$323/yr (+$27/mo · 47.6%)

ⓘ 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: $11,826
• − Mortgage interest: −$4,761
• − Property taxes: −$680
• − Insurance: −$425
• − Repairs & maintenance: −$946
• − Management: −$946
• − Depreciation: −$2,473
• Taxable income: $1,595
• Est. tax owed @ 24.0%: −$383
• After-tax cash flow: $2,506/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

+750.0% since first listed

25 events — show timeline

• 2026-02-23 Relisted — Dayton MLS
• 2026-02-18 Pending — Dayton MLS
• 2025-11-30 Relisted — Dayton MLS
• 2025-10-20 Contingent — Dayton MLS
• 2025-09-16 Price Changed $85,000 Dayton MLS
• 2025-08-28 Price Changed $89,999 Dayton MLS
• 2025-08-25 Listed $90,000 Dayton MLS
• 2025-06-20 Listing Removed — Dayton MLS
• 2024-12-20 Listed $99,000 Dayton MLS
• 2024-10-11 Listing Removed — Dayton MLS
• 2024-04-15 Listed $140,000 Dayton MLS
• 2023-12-22 Sold (Public Records) $65,000 Public Records
• 2023-12-13 Sold (MLS) $65,000 Dayton MLS
• 2023-12-13 Sold (MLS) $65,000 Dayton MLS
• 2023-12-06 Pending — Dayton MLS
• 2023-10-06 Listed $91,600 Dayton MLS
• 2015-08-12 Listing Removed — Dayton MLS
• 2015-06-03 Listed $35,000 Dayton MLS
• 2013-06-25 Sold (MLS) $7,000 Dayton MLS
• 2013-06-25 Sold (MLS) $7,000 Dayton MLS
• 2013-05-30 Listing Removed — Dayton MLS
• 2012-03-07 Listed $12,000 Dayton MLS
• 1986-09-26 Sold (Public Records) $10,000 Public Records
• 1986-09-26 Sold (Public Records) $21,900 Public Records
• 1986-05-08 Sold (Public Records) $10,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $680 · -0.2% YoY. Source: county tax records.