714 Osmond Ave · Dayton, OH 45417

$99,900

3 bd · 2.5 ba · 1,585 sqft · SingleFamily public records · 44 Days on market

Built 1948 6,142 sqft lot $63/sqft · 17% above area Est $86k · 17% over

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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 +25.1/30.0
• DSCR +8.2/10.0
• 1% rule +6.6/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Beautiful brick home is Turnkey. Every single thing in this home is brand new. From the roof top, to the full basement, . has been remodeled. Starting with the Loft; is your very own personal half bath. On the main floor you have your 2 main bedrooms with very stunning wood vinyl flooring. The Kitchen and main bath is going to amaze you with it's luxurious new look. Just to add the Full basement is finished with a full bath.

Key facts

• Convenient access
• Outdoor space
• Well kept exterior

Tags

• FULL FINISHED BASEMENT
• WELCOMING FRONT PORCH
• OUTDOOR SPACE
• WELL KEPT EXTERIOR
• CONVENIENT ACCESS

Property features AI

Finance

• Financial info: Property is offered for sale

Exterior

• Parking: No garage
• Utilities: Natural gas; Central air conditioning
• Home design: 2-story residence; Brick construction; Residential zoning
• Construction: Brick exterior
• Exterior features: Front porch

Interior

• Kitchen: Kitchen (15 x 10)
• Bedrooms: Bedroom on second level (12 x 10); Bedroom on main level (10 x 12); Bedroom on main level (10 x 10)
• Bathrooms: 2 full bathrooms; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Double-pane windows; Finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 7.4% in Dayton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 fast (+4.1%/yr); 137 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 38% of the median local income ($37k/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 $691 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 + 4.1% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $22k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $63k; list at $100k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1948 — 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: 1.16% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.46%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $85,703
• List price: $99,900
• Delta: 16.56%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3805 Hoover Ave	0.12mi	3/2.0	1,513 (-4%)	6mo	$66,400	$44	80
2942 Melbourne Ave	0.27mi	2/1.5 (-1)	1,660 (+5%)	5mo	$67,500	$41	66
2515 Hoover Ave	0.75mi	3/2.5	1,608 (+2%)	1mo	$120,000	$75	62
736 Westwood Ave	0.49mi	3/2.0	1,494 (-6%)	10mo	$166,000	$111	57
216 Westwood Ave	0.56mi	3/2.0	1,436 (-9%)	1mo	$157,000	$109	55
816 Kammer Ave	0.58mi	3/1.0	1,464 (-8%)	11mo	$100,700	$69	45
822 Elmhurst Rd	0.54mi	3/1.5	1,474 (-7%)	17mo	$135,000	$92	45
104 N Upland Ave	0.53mi	3/1.0	1,420 (-10%)	11mo	$145,000	$102	43
4309 Sylvan Dr	0.58mi	2/1.0 (-1)	1,402 (-12%)	6mo	$91,500	$65	38
121 Brooklyn Ave	0.68mi	3/1.0	1,715 (+8%)	19mo	$20,000	$12	33
837 Westwood Ave	0.52mi	4/2.0 (+1)	1,364 (-14%)	19mo	$105,000	$77	30
608 Kammer Ave	0.72mi	4/1.5 (+1)	1,358 (-14%)	9mo	$129,000	$95	26

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 · 4.06% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-882
• Equity at exit: $14,895

10-year hold

• IRR: 10.0%
• Equity multiple: 1.81×
• Total profit: $22,609
• Equity at exit: $8,638

Cash invested: $27,972 (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 45417

• Home prices YoY: -32.3%
• Rents YoY: 4.1%
• Active inventory: 137
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,155 high
• Mortgage (P&I): −$524
• Tax from tax record: −$127 /mo · $1,519/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $220

Break-even live

Break-even rent $876

Max offer price $99,900

Occupancy floor 76%

Sensitivity live

Price	-10% $277	-5% $249	+0% $220	+5% $192	+10% $164
Rent	-10% $129	-5% $175	+0% $220	+5% $266	+10% $312
Rate	-1.0pp $271	-0.5pp $246	base $220	+0.5pp $195	+1.0pp $168

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
617 Westwood Ave Dayton, OH	3.0	1.0	1304	$1,050	$0.81	45d	1	0.42mi
660 Gramont Ave Dayton, OH	3.0	1.0	1142	$1,050	$0.92	4d	1	0.73mi
437 Lorenz Ave Dayton, OH	3.0	1.0	1322	$1,200	$0.91	24d	1	0.73mi
216 N Ardmore Ave Dayton, OH	3.0	1.0	1500	$1,100	$0.73	4d	1	0.82mi
725 Maplehurst Ave Dayton, OH	2.0	1.0	1104	$895	$0.81	45d	1	0.84mi
1045 Shakespeare Ave Dayton, OH	3.0	1.0	1435	$1,275	$0.89	45d	1	0.91mi
1045 Philadelphia Dr Dayton, OH	2.0	1.0	1290	$1,150	$0.89	3d	1	0.95mi
3207 Cornell Dr Dayton, OH	3.0	1.0	1168	$1,000	$0.86	4d	1	1.22mi
3672 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	45d	1	1.23mi
3668 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	24d	1	1.23mi
40 S Mathison St Dayton, OH	3.0	1.0	1300	$1,200	$0.92	15d	1	1.26mi
42 S Mathison St Dayton, OH	3.0	1.0	1300	$1,220	$0.94	4d	1	1.26mi
623 Clifton Dr Apt A Dayton, OH	2.0	1.0	1200	$1,200	$1.00	3d	1	1.39mi
623 Clifton Dr Apt B Dayton, OH	2.0	1.0	1200	$1,174	$0.98	4d	1	1.39mi

Listing history 24 events

1. 2026-06-18
   days on market $99,900 Active 44 DOM
2. 2026-06-17
   days on market $99,900 Active 43 DOM
3. 2026-06-16
   days on market $99,900 Active 42 DOM
4. 2026-06-15
   days on market $99,900 Active 41 DOM
5. 2026-06-14
   days on market $99,900 Active 39 DOM
6. 2026-06-13
   days on market $99,900 Active 38 DOM
7. 2026-06-10
   days on market $99,900 Active 36 DOM
8. 2026-06-09
   days on market $99,900 Active 35 DOM
9. 2026-06-09
   price $99,900 Active 34 DOM
10. 2026-06-08
    days on market $114,900 Active 34 DOM
11. 2026-06-07
    days on market $114,900 Active 33 DOM
12. 2026-06-05
    days on market $114,900 Active 30 DOM
13. 2026-06-03
    days on market $114,900 Active 29 DOM
14. 2026-06-03
    price $114,900 Active 28 DOM
15. 2026-06-02
    days on market $118,999 Active 28 DOM
16. 2026-06-01
    days on market $118,999 Active 27 DOM
17. 2026-05-31
    days on market $118,999 Active 26 DOM
18. 2026-05-04
    listed $121,900 Active 1355-char remark
19. 2019-01-11
    soldstatus $63,000
20. 2019-01-08
    soldstatus $63,000 Sold 433-char remark

    Show marketing remark (433 chars)

    This Beautiful brick home is Turnkey. Every single thing in this home is brand new. From the roof top, to the full basement, . has been remodeled. Starting with the Loft; is your very own personal half bath. On the main floor you have your 2 main bedrooms with very stunning wood vinyl flooring. The Kitchen and main bath is going to amaze you with it's luxurious new look. Just to add the Full basement is finished with a full bath.

21. 2019-01-08
    soldstatus $63,000 Closed 433-char remark

    Show marketing remark (433 chars)

    This Beautiful brick home is Turnkey. Every single thing in this home is brand new. From the roof top, to the full basement, . has been remodeled. Starting with the Loft; is your very own personal half bath. On the main floor you have your 2 main bedrooms with very stunning wood vinyl flooring. The Kitchen and main bath is going to amaze you with it's luxurious new look. Just to add the Full basement is finished with a full bath.

22. 2018-12-29
    historical Active/Pending 433-char remark

    Show marketing remark (433 chars)

    This Beautiful brick home is Turnkey. Every single thing in this home is brand new. From the roof top, to the full basement, . has been remodeled. Starting with the Loft; is your very own personal half bath. On the main floor you have your 2 main bedrooms with very stunning wood vinyl flooring. The Kitchen and main bath is going to amaze you with it's luxurious new look. Just to add the Full basement is finished with a full bath.

23. 2018-08-10
    listed $63,000 Active 433-char remark

    Show marketing remark (433 chars)

    This Beautiful brick home is Turnkey. Every single thing in this home is brand new. From the roof top, to the full basement, . has been remodeled. Starting with the Loft; is your very own personal half bath. On the main floor you have your 2 main bedrooms with very stunning wood vinyl flooring. The Kitchen and main bath is going to amaze you with it's luxurious new look. Just to add the Full basement is finished with a full bath.

24. 1997-10-27
    soldstatus $2,500

ⓘ 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: $1,519 · $127/mo
• Projected year-2 tax: $1,539 · $128/mo
• Expected delta: +$20/yr (+$2/mo · 1.3%)

ⓘ 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) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,862
• − Mortgage interest: −$5,596
• − Property taxes: −$1,519
• − Insurance: −$500
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$2,906
• Taxable income: $1,123
• Est. tax owed @ 24.0%: −$270
• After-tax cash flow: $2,376/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): 28,186
• Household income: $36,945
• Rent vs Own: 52.1% rent · 47.9% own
• Severe rent burden: 1822.0

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 (71%)
• Race & ethnicity: Black 71% White 20% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Romanian 0%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -92.43%
• Current HPI: 193.4175
• Rent YoY: ▲ 4.06%
• 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

+3896.0% since first listed

11 events — show timeline

• 2026-06-08 Price Changed $99,900 Dayton MLS
• 2026-06-02 Price Changed $114,900 Dayton MLS
• 2026-05-26 Price Changed $118,999 Dayton MLS
• 2026-05-23 Price Changed $121,000 Dayton MLS
• 2026-05-04 Listed $121,900 Dayton MLS
• 2019-01-11 Sold (Public Records) $63,000 Public Records
• 2019-01-08 Sold (MLS) $63,000 Dayton MLS
• 2019-01-08 Sold (MLS) $63,000 Dayton MLS
• 2018-12-29 Contingent — Dayton MLS
• 2018-08-10 Listed $63,000 Dayton MLS
• 1997-10-27 Sold (Public Records) $2,500 Public Records

Property tax history

-0.0%/yr

Latest (2025): $1,519 · -0.2% YoY. Source: county tax records.