352 Bolander Ave · Dayton, OH 45417

$65,000

3 bd · 1.0 ba · 1,374 sqft · SingleFamily public records · 2 Days on market

Built 1905 4,478 sqft lot Est $85k · 24% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investor Alert! Don't miss this income-producing opportunity near the University of Dayton. This tenant-occupied two-story home currently generates $1,000 per month in rental income and offers immediate cash flow from day one. Recent updates include a new roof (2021), furnace (2020), and water heater (2020). Features include a fenced yard, full basement, and spacious attic with potential for additional living space. Conveniently located just minutes from Brown Street's popular shops and restaurants. Sold as-is.

Key facts

• Tenant occupied
• Fenced yard
• Full basement

Tags

• INCOME PRODUCING OPPORTUNITY
• TENANT OCCUPIED
• NEW ROOF
• FENCED YARD
• FULL BASEMENT
• SPACIOUS ATTIC

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Home design: Two-story residence; Aluminum siding exterior
• Construction: Aluminum siding construction; Year built not specified
• Exterior features: Residential lot (approx. 4,478 sq ft / 0.1028 acres); Located about 0.1 miles to a bus stop

Interior

• Kitchen: Main-level kitchen (approximately 12 x 12)
• Bedrooms: Three bedrooms on the second floor (approx. 12 x 11, 11 x 10, and 10 x 9)
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Unfinished basement; Total of 6 rooms

🏷️ Possibly a rental listed for sale. The $65,000 price doesn't fit this home's estimated sale value (~$85,188) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $859 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Cap rate 22.2% 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 fast (+4.1%/yr); 135 active listings in the ZIP; 33 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).
• At $1,660/mo this rent would consume 54% of the median local household income ($37k/yr) (locally 1822% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 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 + 4.1% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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 $32k; list at $65k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $65,000

Questions for the listing agent

1. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.55% ✓
• Cap rate: 22.16%
• Cash-on-cash: 56.67%
• DSCR: 3.52
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $85,188
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 Bolander Ave	0.07mi	3/1.0	1,438 (+5%)	0mo	$35,860	$25	89
350 Smith St	0.07mi	3/1.0	1,230 (-10%)	2mo	$76,500	$62	77
704 Maitland Ave	0.38mi	3/1.5	1,344 (-2%)	14mo	$137,000	$102	66
723 Clegg St	0.41mi	3/1.0	1,512 (+10%)	5mo	$5,500	$4	60
453 Harriet St	0.16mi	4/1.0 (+1)	1,200 (-13%)	20mo	$130,000	$108	50
1236 Wisconsin Blvd	0.67mi	3/1.0	1,520 (+11%)	12mo	$37,000	$24	41
39 Frank St	0.73mi	4/2.0 (+1)	1,513 (+10%)	16mo	$362,500	$240	27

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: 56.3%
• Equity multiple: 3.53×
• Total profit: $46,021
• Equity at exit: $9,692

10-year hold

• IRR: 61.7%
• Equity multiple: 7.49×
• Total profit: $118,167
• Equity at exit: $5,620

Cash invested: $18,200 (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 45417

• Home prices YoY: -32.3%
• Rents YoY: 4.1%
• Active inventory: 135
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,660 high
• Mortgage (P&I): −$341
• Tax from tax record: −$84 /mo · $1,007/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $859

Break-even live

Break-even rent $572

Max offer price $65,000

Occupancy floor 43%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
429 Bolander Ave Dayton, OH	4.0	2.5	1468	$1,695	$1.15	44d	1	0.08mi
429 Bolander Ave Unit 431 Dayton, OH	4.0	2.5	1468	$1,695	$1.15	3d	1	0.08mi
23 Jasper St Dayton, OH	4.0	4.0	1490	$3,600	$2.42	3d	1	0.75mi
310 Old River Trl Dayton, OH	2.0	2.0–2.5	1231	$2,440	$1.98	2d	3	0.96mi
127 Mound St Dayton, OH	3.0	3.0	1726	$1,600	$0.93	14d	1	0.96mi
213 Burns Ave Dayton, OH	2.0	1.5	1388	$1,500	$1.08	44d	1	0.98mi
213 Burns Ave Dayton, OH	2.0	1.5	1388	$1,500	$1.08	14d	1	0.98mi
243 Oak St Dayton, OH	3.0	1.5	1316	$1,600	$1.22	3d	1	1.03mi
1515 W Stewart St Dayton, OH	2.0	1.0	925	$1,000	$1.08	44d	1	1.10mi
59 Green St Unit A Dayton, OH	2.0	1.0	1100	$1,350	$1.23	3d	1	1.12mi
See individual Unit addresses Dayton, OH	1.0–2.0	1.0–2.0	928	$2,297	$2.48	44d	10	1.13mi
80 Green St Dayton, OH	2.0	2.5	1796	$2,200	$1.22	3d	1	1.13mi
25 Garret St Dayton, OH	2.0	1.5	1364	$1,750	$1.28	23d	1	1.14mi
47 Leroy St Dayton, OH	3.0	1.0	1456	$1,200	$0.82	44d	1	1.14mi
40 W 4th St Dayton, OH	1.0–2.0	1.0–2.0	1118	$2,200	$1.97	44d	7	1.14mi
322 S Patterson Blvd Unit 103 Dayton, OH	2.0	2.0	910	$1,700	$1.87	44d	1	1.15mi
1266 Lytle Ln Dayton, OH	2.0	2.0–2.5	1250	$1,295	$1.04	2d	1	1.16mi
216 Brown St Dayton, OH	3.0	1.5	1563	$2,500	$1.60	44d	1	1.17mi
218 Brown St Unit 218 Dayton, OH	3.0	2.5	1789	$2,200	$1.23	44d	1	1.17mi
218 Brown St Dayton, OH	3.0	2.5	1800	$3,200	$1.78	44d	1	1.17mi
42 S Ludlow St Dayton, OH	1.0–3.0	1.0–2.0	860	$1,068	$1.24	44d	1	1.18mi
229 James St Unit 228 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	23d	1	1.31mi
227 James St Unit 1 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	3d	1	1.32mi
117 Clay St Unit 117 Dayton, OH	2.0	1.5	1632	$1,950	$1.19	23d	1	1.33mi
228 James St Dayton, OH	3.0	1.0	1700	$1,200	$0.71	44d	1	1.33mi
35 S Saint Clair St Dayton, OH	1.0–2.0	1.0–2.0	918	$1,844	$2.01	3d	18	1.33mi
519 Wyoming St Dayton, OH	3.0	1.5	1240	$1,600	$1.29	44d	1	1.37mi
848 Riverview Ter Apt 205 Dayton, OH	2.0	1.0	1100	$1,100	$1.00	14d	1	1.39mi
848 Riverview Ter Apt 607 Dayton, OH	2.0	1.0	1400	$1,300	$0.93	23d	1	1.39mi
18 Holt St Unit 24 Dayton, OH	3.0	2.5	1350	$1,450	$1.07	14d	1	1.45mi
100 N Jefferson St Dayton, OH	1.0–2.0	1.0–2.0	800	$1,532	$1.92	3d	11	1.45mi
2358 S Patterson Blvd Unit 6 Kettering, OH	2.0	1.0	900	$1,000	$1.11	23d	1	1.48mi
500 E 3rd St Dayton, OH	1.0–2.0	1.0–2.0	935	$1,660	$1.78	3d	16	1.50mi

Listing history 3 events

1. 2026-06-18
   days on market $65,000 Active 2 DOM
2. 2026-06-16
   remarks 516-char remark
3. 2026-06-16
   listed $65,000 Active 1 DOM

ⓘ 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: $1,007 · $84/mo
• Projected year-2 tax: $1,010 · $84/mo
• Expected delta: +$4/yr ($0/mo · 0.4%)

ⓘ 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 4/10 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,918
• − Mortgage interest: −$3,641
• − Property taxes: −$1,007
• − Insurance: −$325
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − Depreciation: −$1,891
• Taxable income: $9,868
• Est. tax owed @ 24.0%: −$2,368
• After-tax cash flow: $7,945/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

+76.2% since first listed

11 events — show timeline

• 2026-06-16 Listed $65,000 Dayton MLS
• 2024-10-23 Price Changed $90,000 Dayton MLS
• 2024-09-25 Price Changed $100,000 Dayton MLS
• 2022-11-14 Listing Removed — Dayton MLS
• 2022-08-02 Price Changed $63,000 Dayton MLS
• 2022-06-24 Listed $69,900 Dayton MLS
• 2022-01-28 Sold (MLS) $32,000 Dayton MLS
• 2022-01-28 Sold (MLS) $32,000 Dayton MLS
• 2022-01-18 Pending — Dayton MLS
• 2022-01-16 Price Changed $34,900 Dayton MLS
• 2022-01-09 Listed $36,900 Dayton MLS

Property tax history

-13.6%/yr

Latest (2025): $1,007 · -0.2% YoY. Source: county tax records.