830 Bedford Ave · Dayton, OH 45402

$15,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 342 Days on market

Built 1929 4,800 sqft lot $20/sqft · 70% below area

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming bungalow located in the Westwood neighborhood. This property offers incredible potential for investors or buyers seeking a fixer-upper. Priced for a quick sale, this home is sold as-is and requires substantial repairs due to possible hail and wind damage. The Property Type is a Bungalow. The Condition: As-is, with no repairs to be made by the seller. Ideal for Investors: Great opportunity for those looking to renovate and add value. Cash Offers Only: Seller will not entertain seller financing. Seller Terms: Seller will cover taxes at closing. On the bus line, Minutes from Downtown Dayton and the VA Medical Center. Contact your local Real Estate Agent today for your Personal showing request!

Key facts

• Substantial repairs
• Bus line
• Fixer-upper

Tags

• WESTWOOD NEIGHBORHOOD
• FIXER-UPPER
• SUBSTANTIAL REPAIRS
• MINUTES FROM DOWNTOWN DAYTON
• BUS LINE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $714 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $13k (12.0% below list) — sets the bar for market timing.
• Cap rate 63.4% 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: Rents rising (+4.0%/yr); 83 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $104 of loan paydown is wiped out by about $450 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 + 4.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 342 days — a 12% lower offer ($13k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $3k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $13,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 342 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 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 7.20% ✓
• Cap rate: 63.38%
• Cash-on-cash: 203.87%
• DSCR: 10.07
• GRM: 1.2

CMA / ARV

• ARV (median comp): $49,982
• List price: $15,000
• Delta: -69.99%
• 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
524 Crestmore Ave	0.34mi	2/1.0	786 (+2%)	8mo	$75,000	$95	74
936 Walton Ave	0.49mi	2/1.0	792 (+3%)	5mo	$60,000	$76	68
848 N Upland Ave	0.29mi	2/1.0	846 (+10%)	3mo	$52,000	$61	67
752 Cleverly Rd	0.60mi	2/1.0	788 (+3%)	2mo	$115,000	$146	66
759 Geneva Rd	0.56mi	2/1.0	735 (-4%)	4mo	$100,000	$136	63
938 Leland Ave	0.44mi	2/1.0	844 (+10%)	0mo	$40,000	$47	63
640 Shoop Ave	0.75mi	2/1.0	776 (+1%)	7mo	$30,000	$39	58
676 Brooklyn Ave	0.66mi	2/1.0	814 (+6%)	6mo	$35,000	$43	54
550 Brooklyn Ave	0.67mi	2/1.0	864 (+12%)	4mo	$80,000	$93	45
361 Roxbury Rd	0.71mi	2/1.0	864 (+12%)	6mo	$120,000	$139	41
4660 Gardendale Ave	0.75mi	3/1.0 (+1)	864 (+12%)	5mo	$80,000	$93	35
4600 Gardendale Ave	0.71mi	3/1.0 (+1)	864 (+12%)	7mo	$82,000	$95	35

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 · 3.98% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 11.51×
• Total profit: $44,130
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 25.19×
• Total profit: $101,606
• Equity at exit: $1,297

Cash invested: $4,200 (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 45402

• Rents YoY: 4.0%
• Active inventory: 83
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $1,080 high
• Mortgage (P&I): −$79
• Tax from tax record: −$55 /mo · $659/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $714

Break-even live

Break-even rent $177

Max offer price $15,000

Occupancy floor 29%

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

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3925 Hoover Ave Dayton, OH	2.0	1.0	936	$1,100	$1.18	2d	1	0.05mi
863 N Upland Ave Dayton, OH	3.0	1.0	1042	$1,200	$1.15	43d	1	0.27mi
3627 Delphos Ave Dayton, OH	1.0	1.0	525	$625	$1.19	14d	1	0.40mi
828 Walton Ave Unit 832 Walton Dayton, OH	2.0	1.0	750	$795	$1.06	23d	1	0.46mi
920 Huron Ave Dayton, OH	2.0	1.0	950	$995	$1.05	3d	1	0.58mi
1816 N James H McGee Blvd Apt A Dayton, OH	3.0	1.0	950	$1,200	$1.26	2d	1	0.62mi
1816 N James H McGee Blvd Unit C Dayton, OH	3.0	1.0	950	$1,150	$1.21	2d	1	0.62mi
1816 N James H McGee Blvd Apt B Dayton, OH	3.0	1.0	950	$1,150	$1.21	43d	1	0.62mi
729 Cleverly Rd Dayton, OH	2.0	1.0	626	$950	$1.52	43d	1	0.63mi
4109 Midway Ave Dayton, OH	3.0	1.0	971	$1,000	$1.03	3d	1	0.69mi
4625 Gardendale Ave Dayton, OH	3.0	1.0	864	$1,150	$1.33	2d	1	0.76mi
137 Westwood Ave Dayton, OH	2.0	1.0	784	$900	$1.15	3d	1	0.80mi
3222 Athens Ave Unit C Dayton, OH	2.0	1.0	700	$700	$1.00	43d	1	0.82mi
635 Anna St Dayton, OH	3.0	1.0	960	$1,300	$1.35	14d	1	0.84mi
4576 Live Oak Dr Dayton, OH	3.0	1.0	864	$1,400	$1.62	43d	1	0.88mi
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	43d	1	0.92mi
322 Lorenz Ave Dayton, OH	1.0	1.0	634	$850	$1.34	43d	1	0.94mi
70 Gramont Ave Dayton, OH	3.0	1.5	966	$1,300	$1.35	2d	1	0.96mi
725 Maplehurst Ave Dayton, OH	2.0	1.0	1104	$895	$0.81	43d	1	0.98mi
1498 Elaine St Dayton, OH	3.0	1.0	864	$1,025	$1.19	2d	1	1.08mi
3552 Stanford Pl Dayton, OH	2.0	1.0	800	$800	$1.00	23d	1	1.10mi
3552 Stanford Pl Unit 3552 Dayton, OH	2.0	1.0	800	$800	$1.00	43d	1	1.10mi
41 N Marion St Dayton, OH	2.0	1.0	652	$925	$1.42	3d	1	1.14mi
1595 Elaine St Dayton, OH	3.0	1.0	864	$950	$1.10	2d	1	1.15mi
1732 Harold Dr Dayton, OH	2.0	1.0	805	$925	$1.15	43d	1	1.22mi
3652 Otterbein Ave Unit 3652 Dayton, OH	2.0	1.0	700	$800	$1.14	2d	1	1.22mi
3650 Otterbein Ave Unit 3650 Dayton, OH	2.0	1.0	900	$800	$0.89	2d	1	1.23mi
3007 Cornell Dr Dayton, OH	2.0	1.0	827	$1,000	$1.21	3d	1	1.23mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$750	$0.94	2d	1	1.24mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$775	$0.97	43d	1	1.24mi
1427 Stuben Dr Dayton, OH	3.0	1.0	957	$900	$0.94	2d	1	1.26mi
1903 W Grand Ave Unit 4 Dayton, OH	2.0	1.0	600	$850	$1.42	43d	1	1.32mi
3537 Otterbein Ave Unit d Dayton, OH	2.0	1.0	900	$925	$1.03	43d	1	1.37mi
500 Bowie Dr Unit 122 Dayton, OH	2.0	1.0	850	$910	$1.07	43d	1	1.39mi
1720 Kings Mill Ct Dayton, OH	2.0	1.5	975	$925	$0.95	23d	1	1.43mi
3311 Otterbein Ave Dayton, OH	3.0	1.5	1004	$1,300	$1.29	11d	1	1.44mi

Listing history 26 events

1. 2026-06-18
   days on market $15,000 Active 342 DOM
2. 2026-06-17
   days on market $15,000 Active 341 DOM
3. 2026-06-16
   days on market $15,000 Active 340 DOM
4. 2026-06-15
   days on market $15,000 Active 339 DOM
5. 2026-06-14
   days on market $15,000 Active 337 DOM
6. 2026-06-13
   days on market $15,000 Active 336 DOM
7. 2026-06-10
   days on market $15,000 Active 334 DOM
8. 2026-06-09
   days on market $15,000 Active 333 DOM
9. 2026-06-08
   days on market $15,000 Active 332 DOM
10. 2026-06-07
    days on market $15,000 Active 331 DOM
11. 2026-06-05
    days on market $15,000 Active 328 DOM
12. 2026-06-03
    days on market $15,000 Active 327 DOM
13. 2026-06-02
    days on market $15,000 Active 326 DOM
14. 2026-06-01
    days on market $15,000 Active 325 DOM
15. 2026-05-31
    days on market $15,000 Active 324 DOM
16. 2026-03-30
    price $15,000 724-char remark

    Show marketing remark (724 chars)

    Welcome to this charming bungalow located in the Westwood neighborhood. This property offers incredible potential for investors or buyers seeking a fixer-upper. Priced for a quick sale, this home is sold as-is and requires substantial repairs due to possible hail and wind damage. The Property Type is a Bungalow. The Condition: As-is, with no repairs to be made by the seller. Ideal for Investors: Great opportunity for those looking to renovate and add value. Cash Offers Only: Seller will not entertain seller financing. Seller Terms: Seller will cover taxes at closing. On the bus line, Minutes from Downtown Dayton and the VA Medical Center. Contact your local Real Estate Agent today for your Personal showing request!

17. 2025-07-09
    listed $18,000 Active 724-char remark

    Show marketing remark (724 chars)

    Welcome to this charming bungalow located in the Westwood neighborhood. This property offers incredible potential for investors or buyers seeking a fixer-upper. Priced for a quick sale, this home is sold as-is and requires substantial repairs due to possible hail and wind damage. The Property Type is a Bungalow. The Condition: As-is, with no repairs to be made by the seller. Ideal for Investors: Great opportunity for those looking to renovate and add value. Cash Offers Only: Seller will not entertain seller financing. Seller Terms: Seller will cover taxes at closing. On the bus line, Minutes from Downtown Dayton and the VA Medical Center. Contact your local Real Estate Agent today for your Personal showing request!

18. 2016-08-09
    soldstatus $12,000 Sold 150-char remark

    Show marketing remark (150 chars)

    The property would by perfect for investors. Walking distance from should and bus line. Will not need a lot of work. Being sold by bankruptcy trustee.

19. 2016-07-15
    soldstatus $12,000 Closed 150-char remark

    Show marketing remark (150 chars)

    The property would by perfect for investors. Walking distance from should and bus line. Will not need a lot of work. Being sold by bankruptcy trustee.

20. 2016-06-17
    status Pending 150-char remark

    Show marketing remark (150 chars)

    The property would by perfect for investors. Walking distance from should and bus line. Will not need a lot of work. Being sold by bankruptcy trustee.

21. 2016-06-09
    status Active 150-char remark

    Show marketing remark (150 chars)

    The property would by perfect for investors. Walking distance from should and bus line. Will not need a lot of work. Being sold by bankruptcy trustee.

22. 2016-06-08
    historical 150-char remark

    Show marketing remark (150 chars)

    The property would by perfect for investors. Walking distance from should and bus line. Will not need a lot of work. Being sold by bankruptcy trustee.

23. 2016-03-18
    price $12,000 150-char remark

    Show marketing remark (150 chars)

    The property would by perfect for investors. Walking distance from should and bus line. Will not need a lot of work. Being sold by bankruptcy trustee.

24. 2016-03-08
    listed $14,900 Active 150-char remark

    Show marketing remark (150 chars)

    The property would by perfect for investors. Walking distance from should and bus line. Will not need a lot of work. Being sold by bankruptcy trustee.

25. 2016-01-30
    historical
26. 2015-07-30
    listed $14,900 Active

ⓘ 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: $659 · $55/mo
• Projected year-2 tax: $659 · $55/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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) · 70% 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,963
• − Mortgage interest: −$840
• − Property taxes: −$659
• − Insurance: −$75
• − Repairs & maintenance: −$1,037
• − Management: −$1,037
• − Depreciation: −$436
• Taxable income: $8,878
• Est. tax owed @ 24.0%: −$2,131
• After-tax cash flow: $6,432/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): 9,407
• Household income: $48,401
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 404.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 57% White 32% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Italian 2% Serbian 2% Slovak 1%
• Foreign-born: 5% · Canada, Vietnam, Jamaica
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1% Arabic 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: ▼ -81.89%
• Current HPI: 149.7909
• Rent YoY: ▲ 3.98%
• 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

+0.7% since first listed

11 events — show timeline

• 2026-03-30 Price Changed $15,000 Dayton MLS
• 2025-07-09 Listed $18,000 Dayton MLS
• 2016-08-09 Sold (MLS) $12,000 Dayton MLS
• 2016-07-15 Sold (MLS) $12,000 Dayton MLS
• 2016-06-17 Pending — Dayton MLS
• 2016-06-09 Relisted — Dayton MLS
• 2016-06-08 Listing Removed — Dayton MLS
• 2016-03-18 Price Changed $12,000 Dayton MLS
• 2016-03-08 Listed $14,900 Dayton MLS
• 2016-01-30 Listing Removed — Dayton MLS
• 2015-07-30 Listed $14,900 Dayton MLS

Property tax history

-0.9%/yr

Latest (2025): $659 · -19.8% YoY. Source: county tax records.