7941 Irvington Ave · Clayton, OH 45415

$72,500

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 74 Days on market

Built 1941 7,684 sqft lot $92/sqft · 54% below area

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Why this score? — see what drove the B- 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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This delightful single-story residence offers two cozy bedrooms and a full bathroom, ensuring a comfortable living experience. With a living area spanning 792 square feet, the home provides an intimate yet functional space. The property sits on a lot of 0.18 acres, offering ample outdoor space for relaxation or potential gardening endeavors. Currently tenant occupied making this a great investment opportunity!

Key facts

• Full bathroom
• Outdoor space
• 7,684 sq ft lot

Tags

• SINGLE-STORY RESIDENCE
• FULL BATHROOM
• OUTDOOR SPACE
• INVESTMENT OPPORTUNITY

🏷️ Possibly a rental listed for sale. The $72,500 price doesn't fit this home's estimated sale value (~$156,993) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($966 rent vs $72k).
• Recommended offer: $68k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 4.5% in Clayton — 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 72/100 on livability (#363 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Northmont City (suburban): math 52% / reading 62% proficiency, ranked #318 of 656 in OH (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Kleptz Early Childhood Learning Center (833 students, 34% FRL); Northmont Middle School (math 47% / reading 58%, grade C+, #378 of 654 statewide, top 59%, 777 students, 37% FRL); Northmont High School (math 37% / reading 64%, grade D+, #380 of 781 statewide, top 49%, 1,392 students, 34% FRL).
• Market conditions: 53 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent is only 15% of the median local income ($79k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $501 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 + 3.0% rent growth), your $20k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $72k implies a 190% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,150 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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. 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?
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: 1.33% ✓
• Cap rate: 10.85%
• Cash-on-cash: 16.27%
• DSCR: 1.72
• GRM: 6.3

CMA / ARV

• ARV (median comp): $156,993
• List price: $72,500
• Delta: -53.82%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7853 N Main St	0.25mi	2/1.0	891 (+12%)	21mo	$150,000	$168	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: 7.3%
• Equity multiple: 1.29×
• Total profit: $5,788
• Equity at exit: $10,810

10-year hold

• IRR: 16.6%
• Equity multiple: 2.36×
• Total profit: $27,640
• Equity at exit: $6,268

Cash invested: $20,300 (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 45415

• Active inventory: 53
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $966 high
• Mortgage (P&I): −$380
• Tax from tax record: −$77 /mo · $929/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $275

Break-even live

Break-even rent $617

Max offer price $72,500

Occupancy floor 66%

Sensitivity live

Price	-10% $316	-5% $296	+0% $275	+5% $255	+10% $234
Rent	-10% $199	-5% $237	+0% $275	+5% $313	+10% $352
Rate	-1.0pp $312	-0.5pp $294	base $275	+0.5pp $256	+1.0pp $237

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42 Vinway Ct Unit 1 Dayton, OH	1.0	1.0	750	$850	$1.13	45d	1	0.17mi
7835 N Main St Dayton, OH	2.0	1.0	900	$900	$1.00	4d	1	0.21mi
148 Burgess Ave Dayton, OH	2.0	1.0	900	$1,200	$1.33	45d	1	1.10mi
132 Burgess Ave Dayton, OH	2.0	1.0	900	$1,130	$1.26	4d	1	1.11mi
651 Rustic Oak Dr Dayton, OH	2.0	1.0	878	$1,015	$1.16	4d	1	1.16mi
4303 Drowfield Dr Dayton, OH	2.0	1.5	1100	$1,500	$1.36	15d	1	1.25mi
5200 Greencroft Dr Dayton, OH	2.0	2.0	1116	$1,200	$1.08	4d	1	1.35mi
5200 Greencroft Dr Dayton, OH	2.0	2.0	1115	$1,200	$1.08	22d	1	1.35mi

Listing history 20 events

1. 2026-06-21
   days on market $72,500 Active 74 DOM
2. 2026-06-18
   days on market $72,500 Active 71 DOM
3. 2026-06-17
   days on market $72,500 Active 70 DOM
4. 2026-06-16
   days on market $72,500 Active 69 DOM
5. 2026-06-15
   days on market $72,500 Active 68 DOM
6. 2026-06-14
   days on market $72,500 Active 66 DOM
7. 2026-06-10
   days on market $72,500 Active 63 DOM
8. 2026-06-09
   days on market $72,500 Active 62 DOM
9. 2026-06-08
   days on market $72,500 Active 61 DOM
10. 2026-06-07
    days on market $72,500 Active 60 DOM
11. 2026-06-05
    days on market $72,500 Active 57 DOM
12. 2026-06-03
    days on market $72,500 Active 56 DOM
13. 2026-06-02
    days on market $72,500 Active 55 DOM
14. 2026-06-01
    days on market $72,500 Active 54 DOM
15. 2026-05-31
    days on market $72,500 Active 53 DOM
16. 2026-05-18
    price $72,500 413-char remark

    Show marketing remark (413 chars)

    This delightful single-story residence offers two cozy bedrooms and a full bathroom, ensuring a comfortable living experience. With a living area spanning 792 square feet, the home provides an intimate yet functional space. The property sits on a lot of 0.18 acres, offering ample outdoor space for relaxation or potential gardening endeavors. Currently tenant occupied making this a great investment opportunity!

17. 2026-05-18
    price $72,500 413-char remark

    Show marketing remark (413 chars)

    This delightful single-story residence offers two cozy bedrooms and a full bathroom, ensuring a comfortable living experience. With a living area spanning 792 square feet, the home provides an intimate yet functional space. The property sits on a lot of 0.18 acres, offering ample outdoor space for relaxation or potential gardening endeavors. Currently tenant occupied making this a great investment opportunity!

18. 2026-04-08
    listed $79,900 Active 413-char remark

    Show marketing remark (413 chars)

    This delightful single-story residence offers two cozy bedrooms and a full bathroom, ensuring a comfortable living experience. With a living area spanning 792 square feet, the home provides an intimate yet functional space. The property sits on a lot of 0.18 acres, offering ample outdoor space for relaxation or potential gardening endeavors. Currently tenant occupied making this a great investment opportunity!

19. 2026-04-08
    listed $79,900 Active 413-char remark

    Show marketing remark (413 chars)

    This delightful single-story residence offers two cozy bedrooms and a full bathroom, ensuring a comfortable living experience. With a living area spanning 792 square feet, the home provides an intimate yet functional space. The property sits on a lot of 0.18 acres, offering ample outdoor space for relaxation or potential gardening endeavors. Currently tenant occupied making this a great investment opportunity!

20. 1988-08-18
    soldstatus $25,000

ⓘ 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: $929 · $77/mo
• Projected year-2 tax: $1,030 · $86/mo
• Expected delta: +$101/yr (+$8/mo · 10.9%)

ⓘ 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 ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,590
• − Mortgage interest: −$4,061
• − Property taxes: −$929
• − Insurance: −$362
• − Repairs & maintenance: −$927
• − Management: −$927
• − Depreciation: −$2,109
• Taxable income: $2,275
• Est. tax owed @ 24.0%: −$546
• After-tax cash flow: $2,757/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: Northmont City
• NCES district ID: 3904872
• Math proficiency: 52% ▼ -15.00%
• Reading proficiency: 62% ▼ -8.00%
• Median HH income: $60,230
• Composite: 49.53/100
• National rank: #1995
• State rank: #318 of 656 in OH

Livability — Clayton

• Score: 72/100
• State rank: #363
• US rank: #5877

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clayton, OH
• County: Montgomery · 506,435 people
• City population: 37,953
• Metro: Dayton-Kettering-Beavercreek, OH
• Population (ZIP): 12,171
• Household income: $78,864
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 9.7

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 53% Black 42% Two or more races 4%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Other Indo-European 1% Spanish 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: ▼ -151.39%
• Current HPI: 171.4122
• Rent YoY: —
• Metro: —
• 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

+190.0% since first listed

5 events — show timeline

• 2026-05-18 Price Changed $72,500 WRIST
• 2026-05-18 Price Changed $72,500 Dayton MLS
• 2026-04-08 Listed $79,900 Dayton MLS
• 2026-04-08 Listed $79,900 WRIST
• 1988-08-18 Sold (Public Records) $25,000 Public Records

Property tax history

-10.0%/yr

Latest (2025): $929 · +5.4% YoY. Source: county tax records.