1012 Saint Adelbert Ave · Dayton, OH 45404

$115,000

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 220 Days on market

Built 1900 5,118 sqft lot $86/sqft · 15% below area Est $135k · 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 +23.4/30.0
• ARV discount +14.1/15.0
• DSCR +7.5/10.0
• 1% rule +5.2/10.0
• 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

A large, spacious and very clean 3 bedroom, 1 bath home ready for new owners. Separate dining room, eat-in kitchen, full unfinished basement. Property is being sold in as-is condition. All offers must include proof of funds or current pre-approval letter.

Key facts

• 5,118 sq ft lot
• Built 1900
• Listed 220 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% 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 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 36% 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 $795 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 220 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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 $22k; list at $115k implies a 423% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 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: 1.02% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.94%
• DSCR: 1.35
• GRM: 8.2

CMA / ARV

• ARV (median comp): $134,924
• List price: $115,000
• Delta: -14.77%
• 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
310 Brandt St	0.34mi	3/1.0	1,389 (+3%)	0mo	$147,000	$106	78
2048 Stegman Ave	0.41mi	2/1.0 (-1)	1,350 (+0%)	8mo	$99,900	$74	69
129 Rita St	0.66mi	3/1.5	1,355 (+1%)	2mo	$165,000	$122	64
165 Rita St	0.63mi	3/1.0	1,360 (+1%)	5mo	$60,000	$44	64
1106 Valley St	0.30mi	4/1.5 (+1)	1,344 (0%)	20mo	$145,000	$108	62
1015 Dodgson Ct	0.56mi	3/1.0	1,348 (+0%)	15mo	$203,000	$151	61
1044 Dodgson Ct	0.53mi	3/2.5	1,432 (+6%)	2mo	$150,000	$105	57
2008 Bickmore Ave	0.47mi	4/1.5 (+1)	1,428 (+6%)	8mo	$159,900	$112	54
108 Macready Ave	0.64mi	2/1.0 (-1)	1,378 (+2%)	9mo	$30,000	$22	54
1030 Dodgson Ct	0.56mi	3/2.0	1,472 (+10%)	2mo	$165,500	$112	52
2132 Bickmore Ave	0.26mi	3/1.0	1,152 (-14%)	14mo	$80,000	$69	52
252 Alaska St	0.68mi	3/1.0	1,328 (-1%)	19mo	$94,900	$71	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-5,101
• Equity at exit: $17,147

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $12,896
• Equity at exit: $9,943

Cash invested: $32,200 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,173 high
• Mortgage (P&I): −$603
• Tax from tax record: −$62 /mo · $748/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $213

Break-even live

Break-even rent $903

Max offer price $115,000

Occupancy floor 77%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2119 Bellefontaine Ave Dayton, OH	3.0	1.5	1500	$1,400	$0.93	3d	1	0.29mi
2034 Leo St Dayton, OH	2.0	1.0	888	$1,100	$1.24	21d	1	0.48mi
78 Notre Dame Ave Unit A Dayton, OH	3.0	1.0	1015	$1,025	$1.01	44d	1	0.90mi
163 Grove Ave Unit 163 Dayton, OH	3.0	1.0	1000	$950	$0.95	44d	1	0.98mi
155 Grove Ave Unit 155 Dayton, OH	3.0	1.0	1150	$950	$0.83	44d	1	0.99mi
101 N Irwin St Dayton, OH	2.0	1.0	900	$1,100	$1.22	3d	1	1.01mi
1517 Chapel St Unit 1521 Dayton, OH	2.0	1.0	1239	$1,000	$0.81	3d	1	1.01mi
334 Blackwood Ave Unit 3 Dayton, OH	2.0	1.0	1000	$850	$0.85	3d	1	1.15mi
334 Blackwood Ave Unit 2 Dayton, OH	2.0	1.0	1000	$850	$0.85	23d	1	1.15mi
211 N Cherrywood Ave Unit 2 Dayton, OH	2.0	1.0	950	$795	$0.84	3d	1	1.16mi
144 N Quentin Ave Dayton, OH	3.0	1.0	1038	$1,600	$1.54	44d	1	1.18mi
29 N Garfield St Dayton, OH	3.0	1.0	1092	$1,000	$0.92	23d	1	1.18mi
200 Hart St Dayton, OH	3.0	1.0	1304	$1,250	$0.96	23d	1	1.19mi
321 Deeds Ave Unit 319 Dayton, OH	4.0	2.0	1794	$1,100	$0.61	44d	1	1.21mi
3707 E 3rd St Unit 3705 Dayton, OH	3.0	1.0	1410	$1,045	$0.74	23d	1	1.22mi
3719 E 3rd St Unit 3717 Dayton, OH	3.0	1.0	1092	$1,100	$1.01	3d	1	1.22mi
224 Deeds Ave Dayton, OH	2.0	1.0	1124	$950	$0.85	23d	1	1.24mi
120 S Monmouth St Dayton, OH	2.0	1.0	1000	$950	$0.95	44d	1	1.31mi
4013 E 3rd St Dayton, OH	2.0	1.5	1144	$1,095	$0.96	14d	1	1.33mi
210 S Hedges St Dayton, OH	2.0	1.5	1048	$1,045	$1.00	21d	1	1.43mi
224 S Irwin St Unit 226 Dayton, OH	2.0	1.0	992	$900	$0.91	3d	1	1.44mi

Listing history 33 events

1. 2026-06-18
   days on market $115,000 Active 220 DOM
2. 2026-06-17
   days on market $115,000 Active 219 DOM
3. 2026-06-16
   days on market $115,000 Active 218 DOM
4. 2026-06-15
   days on market $115,000 Active 217 DOM
5. 2026-06-14
   days on market $115,000 Active 215 DOM
6. 2026-06-13
   days on market $115,000 Active 214 DOM
7. 2026-06-10
   days on market $115,000 Active 212 DOM
8. 2026-06-09
   days on market $115,000 Active 211 DOM
9. 2026-06-08
   days on market $115,000 Active 210 DOM
10. 2026-06-07
    days on market $115,000 Active 209 DOM
11. 2026-06-05
    days on market $115,000 Active 206 DOM
12. 2026-06-03
    days on market $115,000 Active 205 DOM
13. 2026-06-02
    days on market $115,000 Active 204 DOM
14. 2026-06-01
    days on market $115,000 Active 203 DOM
15. 2026-05-31
    days on market $115,000 Active 202 DOM
16. 2025-11-22
    historical $1,150
17. 2025-11-09
    listed $115,000 Active 255-char remark

    Show marketing remark (255 chars)

    A large, spacious and very clean 3 bedroom, 1 bath home ready for new owners. Separate dining room, eat-in kitchen, full unfinished basement. Property is being sold in as-is condition. All offers must include proof of funds or current pre-approval letter.

18. 2025-10-22
    listed $1,150
19. 2025-07-23
    historical
20. 2025-03-19
    status Active
21. 2025-01-07
    historical ActiveUnderContract
22. 2024-03-25
    price $114,900
23. 2024-02-06
    listed $115,000 Active
24. 2023-06-08
    historical
25. 2023-04-17
    price $99,900
26. 2023-02-27
    listed $115,000 Active
27. 2020-11-06
    soldstatus $22,000 Closed
28. 2020-11-06
    soldstatus $22,000 Sold
29. 2020-10-30
    status Pending
30. 2020-10-24
    price $29,900
31. 2020-10-19
    listed $33,900 Active
32. 2020-06-08
    soldstatus $5,900
33. 1998-09-15
    soldstatus $64,900

ⓘ 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: $748 · $62/mo
• Projected year-2 tax: $1,271 · $106/mo
• Expected delta: +$523/yr (+$44/mo · 69.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% 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: $14,071
• − Mortgage interest: −$6,442
• − Property taxes: −$748
• − Insurance: −$575
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$3,345
• Taxable income: $709
• Est. tax owed @ 24.0%: −$170
• After-tax cash flow: $2,386/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

-98.2% since first listed

18 events — show timeline

• 2025-11-22 Rental Removed $1,150 TURBOTENANT
• 2025-11-09 Listed $115,000 Dayton MLS
• 2025-10-22 Listed for Rent $1,150 TURBOTENANT
• 2025-07-23 Listing Removed — Dayton MLS
• 2025-03-19 Relisted — Dayton MLS
• 2025-01-07 Contingent — Dayton MLS
• 2024-03-25 Price Changed $114,900 Dayton MLS
• 2024-02-06 Listed $115,000 Dayton MLS
• 2023-06-08 Listing Removed — Dayton MLS
• 2023-04-17 Price Changed $99,900 Dayton MLS
• 2023-02-27 Listed $115,000 Dayton MLS
• 2020-11-06 Sold (MLS) $22,000 Dayton MLS
• 2020-11-06 Sold (MLS) $22,000 Dayton MLS
• 2020-10-30 Pending — Dayton MLS
• 2020-10-24 Price Changed $29,900 Dayton MLS
• 2020-10-19 Listed $33,900 Dayton MLS
• 2020-06-08 Sold (Public Records) $5,900 Public Records
• 1998-09-15 Sold (Public Records) $64,900 Public Records

Property tax history

+2.3%/yr

Latest (2025): $748 · -0.2% YoY. Source: county tax records.