139 Rockwood Ave · Dayton, OH 45405

$110,000

3 bd · 1.0 ba · 1,672 sqft · SingleFamily public records · 48 Days on market

Built 1905 6,242 sqft lot $66/sqft · 5% above area Est $105k · 5% over ↓ 12% since listing

---

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 +25.6/30.0
• DSCR +8.5/10.0
• 1% rule +5.8/10.0
• ARV discount +5.2/15.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Updated 3-bedroom home with over 1,600 sq ft to roam. This property features spacious bedrooms, 1 full bath prepped for additions, plus additional attic and basement for storage or expansion. Recent renovations give this home a fresh, move-in-ready feel with all new flooring throughout and all-new windows. and a newer roof. A few updates may need to be added. This blank canvas gives you all the room to create space and make it home! Enjoy the oversized front porch, rear 2-car garage, and a brand-new fence for added privacy. Conveniently located just 2minutes from Kettering Health, with easy access to Interstate 75 & downtown Dayton within 1 mile. A starter home without compromise. A g

Key facts

• Newer roof
• Privacy fence
• Conveniently located

Tags

• OVERSIZED FRONT PORCH
• NEWER ROOF
• PRIVACY FENCE
• EASY ACCESS TO INTERSTATE 75
• CONVENIENTLY LOCATED

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached two-car garage
• Utilities: Has cooling (Central Air); Has heating (Forced Air)
• Home design: Two-story frame home
• Construction: Frame construction
• Exterior features: Residential zoning; Lot approximately 0.14 acres (lot dimensions 32 x 25)

Interior

• Bedrooms: Three bedrooms located on the second floor; Primary living room on the main level (approx. 14 x 15)
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Forced-air heating
• Interior features: Full, unfinished basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 (+4.3%/yr); 134 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 33% of the median local income ($44k/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 $761 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 + 4.3% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1905 — 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: 1.08% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.08%
• DSCR: 1.45
• GRM: 7.7

CMA / ARV

• ARV (median comp): $104,671
• List price: $110,000
• Delta: 5.09%
• 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
33 Rockwood Ave	0.12mi	3/1.5	1,690 (+1%)	3mo	$76,100	$45	88
534 Geyer St	0.33mi	4/1.0 (+1)	1,640 (-2%)	3mo	$54,375	$33	74
409 Kenilworth Ave	0.39mi	3/1.5	1,596 (-4%)	2mo	$142,700	$89	70
372 Kenilworth Ave	0.35mi	3/1.5	1,591 (-5%)	4mo	$125,000	$79	70
104 Five Oaks Ave	0.32mi	3/1.0	1,538 (-8%)	6mo	$46,970	$31	67
82 Fountain Ave	0.49mi	3/1.0	1,602 (-4%)	5mo	$40,000	$25	66
434 Grafton Ave	0.13mi	3/2.5	1,848 (+10%)	6mo	$50,000	$27	65
238 Delaware Ave	0.40mi	4/2.0 (+1)	1,575 (-6%)	2mo	$35,000	$22	61
506 Kenilworth Ave	0.41mi	3/1.0	1,499 (-10%)	5mo	$120,000	$80	59
1525 Viola Ave	0.41mi	3/2.0	1,500 (-10%)	5mo	$52,000	$35	56
549 Kenwood Ave	0.46mi	3/1.5	1,840 (+10%)	5mo	$80,000	$43	56
74 Fountain Ave	0.49mi	4/1.5 (+1)	1,880 (+12%)	5mo	$40,000	$21	45

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 · 4.34% rent growth · sell at horizon

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $250
• Equity at exit: $16,401

10-year hold

• IRR: 11.1%
• Equity multiple: 1.91×
• Total profit: $28,177
• Equity at exit: $9,511

Cash invested: $30,800 (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 45405

• Rents YoY: 4.3%
• Active inventory: 134
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,191 high
• Mortgage (P&I): −$577
• Tax from tax record: −$60 /mo · $718/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $259

Break-even live

Break-even rent $864

Max offer price $110,000

Occupancy floor 73%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 Rockwood Ave Dayton, OH	3.0	1.5	1439	$1,200	$0.83	44d	1	0.01mi
138 Rockwood Ave Dayton, OH	3.0	1.5	1439	$1,200	$0.83	23d	1	0.01mi
132 Wroe Ave Unit 132 Dayton, OH	3.0	2.5	1934	$1,297	$0.67	44d	1	0.15mi
515 W Grand Ave Dayton, OH	2.0	2.0	1100	$1,025	$0.93	44d	1	0.18mi
515 W Grand Ave Dayton, OH	2.0	2.0	1100	$1,025	$0.93	3d	1	0.18mi
515 W Grand Ave Dayton, OH	2.0	2.0	1100	$1,025	$0.93	23d	1	0.18mi
412 Forest Ave Unit 414 Dayton, OH	3.0	1.5	1200	$1,200	$1.00	44d	1	0.26mi
338 Kenwood Ave Dayton, OH	3.0	1.5	1512	$1,195	$0.79	44d	1	0.28mi
534 Geyer St Dayton, OH	4.0	1.0	1640	$1,530	$0.93	23d	1	0.32mi
905 Neal Ave Dayton, OH	3.0	1.0	1100	$850	$0.77	44d	1	0.33mi
1501 Viola Ave Dayton, OH	3.0	1.0	1952	$1,175	$0.60	14d	1	0.36mi
942 Harvard Blvd Dayton, OH	3.0	2.0	1596	$1,200	$0.75	3d	1	0.38mi
1067 Salem Ave Unit 2 Dayton, OH	2.0	1.5	1100	$900	$0.82	44d	1	0.57mi
1067 Salem Ave Unit 3 Dayton, OH	2.0	1.5	1100	$900	$0.82	44d	1	0.58mi
1067 Salem Ave Dayton, OH	2.0	1.0	1100	$900	$0.82	44d	1	0.58mi
1011 N Broadway St Dayton, OH	3.0	1.5	1700	$950	$0.56	44d	1	0.60mi
518 Delaware Ave Dayton, OH	2.0	1.0	1500	$750	$0.50	44d	1	0.60mi
1225 Amherst Pl Dayton, OH	3.0	1.0	1548	$1,300	$0.84	14d	1	0.65mi
18 Holt St Unit 24 Dayton, OH	3.0	2.5	1350	$1,450	$1.07	14d	1	0.66mi
265 Victor Ave Dayton, OH	3.0	1.0	1204	$900	$0.75	44d	1	0.71mi
848 Riverview Ter Apt 205 Dayton, OH	2.0	1.0	1100	$1,100	$1.00	14d	1	0.72mi
848 Riverview Ter Apt 607 Dayton, OH	2.0	1.0	1400	$1,300	$0.93	23d	1	0.72mi
234 Santa Clara Ave Dayton, OH	3.0	1.0	1368	$1,125	$0.82	44d	1	0.75mi
115 W Monument Ave Dayton, OH	1.0–2.0	1.0–2.5	1053	$2,199	$2.09	2d	20	0.81mi
424 Lexington Ave Dayton, OH	3.0	2.0	1536	$1,025	$0.67	44d	1	0.83mi
1378 Cory Dr Dayton, OH	2.0	1.0	1300	$975	$0.75	44d	1	0.87mi
31 E Norman Ave Dayton, OH	3.0	1.0	1100	$1,150	$1.05	23d	1	0.89mi
1119 Superior Ave Unit 1119 Dayton, OH	3.0	1.0	1435	$1,350	$0.94	3d	1	0.90mi
167 W Hudson Ave Dayton, OH	3.0	1.5	1344	$1,185	$0.88	44d	1	0.92mi
101 W Norman Ave Unit 101 Dayton, OH	3.0	1.0	1600	$945	$0.59	44d	1	0.92mi
41 W Fairview Ave Unit 2 Dayton, OH	3.0	1.0	1452	$1,200	$0.83	14d	1	0.95mi
See individual Unit addresses Dayton, OH	1.0–2.0	1.0–2.0	928	$2,297	$2.48	44d	10	0.97mi
181 W Norman Ave Dayton, OH	3.0	2.0	1228	$1,150	$0.94	44d	1	0.99mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	44d	1	1.00mi
140 E Monument Ave Dayton, OH	3.0	1.0–2.0	1048	$2,344	$2.24	2d	11	1.01mi
100 N Jefferson St Dayton, OH	1.0–2.0	1.0–2.0	800	$1,532	$1.92	3d	11	1.11mi
1743 Radcliffe Rd Dayton, OH	3.0	1.5	1729	$1,200	$0.69	44d	1	1.14mi
42 S Ludlow St Dayton, OH	1.0–3.0	1.0–2.0	860	$1,068	$1.24	44d	1	1.18mi
147 Laura Ave Dayton, OH	2.0	1.0	1096	$975	$0.89	23d	1	1.18mi
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	44d	1	1.21mi

Listing history 16 events

1. 2026-06-18
   days on market $110,000 Active 48 DOM
2. 2026-06-17
   days on market $110,000 Active 47 DOM
3. 2026-06-16
   days on market $110,000 Active 46 DOM
4. 2026-06-15
   days on market $110,000 Active 45 DOM
5. 2026-06-14
   days on market $110,000 Active 43 DOM
6. 2026-06-13
   days on market $110,000 Active 42 DOM
7. 2026-06-10
   days on market $110,000 Active 40 DOM
8. 2026-06-09
   days on market $110,000 Active 39 DOM
9. 2026-06-08
   days on market $110,000 Active 38 DOM
10. 2026-06-07
    days on market $110,000 Active 37 DOM
11. 2026-06-05
    days on market $110,000 Active 34 DOM
12. 2026-06-03
    days on market $110,000 Active 33 DOM
13. 2026-06-02
    days on market $110,000 Active 32 DOM
14. 2026-06-01
    days on market $110,000 Active 31 DOM
15. 2026-05-31
    days on market $110,000 Active 30 DOM
16. 2026-04-30
    listed $124,900 Active 832-char remark

ⓘ 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: $718 · $60/mo
• Projected year-2 tax: $1,217 · $101/mo
• Expected delta: +$499/yr (+$42/mo · 69.5%)

ⓘ 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 ≥102°F today · 18 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: $14,297
• − Mortgage interest: −$6,162
• − Property taxes: −$718
• − Insurance: −$550
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$3,200
• Taxable income: $1,380
• Est. tax owed @ 24.0%: −$331
• After-tax cash flow: $2,773/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): 18,955
• Household income: $43,973
• Rent vs Own: 64.0% rent · 36.0% own
• Severe rent burden: 1475.0

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 (68%)
• Race & ethnicity: Black 68% White 23% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% 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: ▼ -125.58%
• Current HPI: 173.4962
• Rent YoY: ▲ 4.34%
• 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

-11.9% since first listed

2 events — show timeline

• 2026-05-29 Price Changed $110,000 Dayton MLS
• 2026-04-30 Listed $124,900 Dayton MLS

Property tax history

+0.5%/yr

Latest (2025): $718 · -85.2% YoY. Source: county tax records.