129 Marathon Ave · Dayton, OH 45405

$64,900

3 bd · 1.0 ba · 1,368 sqft · SingleFamily public records · 10 Days on market

Built 1914 5,602 sqft lot Est $77k · 15% 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 +14.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to 129 Marathon! This 3-bedroom, 1-bath home offers a functional layout and plenty of potential. Acquired through foreclosure, this bank owned property is being sold AS-IS and is ideal for investors or anyone looking to add their own updates and build equity. Conveniently located near shopping, dining, schools, and major roadways. Don't miss this opportunity!

Key facts

• Bank owned property
• Functional layout
• Conveniently located

Tags

• FUNCTIONAL LAYOUT
• BANK OWNED PROPERTY
• CONVENIENTLY LOCATED

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Two-car garage
• Utilities: Natural gas available
• Home design: Two-story home
• Construction: Wood siding construction
• Exterior features: Residential lot

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Three bedrooms: two on the second level, one on the third level
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Full basement

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 $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 15.0% 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 (+4.3%/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); 52% 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 31% 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 $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 + 4.3% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,900

Questions for the listing agent

1. Built in 1914 — 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: 1.72% ✓
• Cap rate: 14.96%
• Cash-on-cash: 30.95%
• DSCR: 2.38
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $76,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Valleyview Dr	0.52mi	2/1.0 (-1)	1,381 (+1%)	1mo	$50,000	$36	68
69 E Beechwood Ave	0.59mi	3/1.0	1,400 (+2%)	1mo	$173,000	$124	68
17 Marie Ave	0.39mi	4/1.5 (+1)	1,424 (+4%)	0mo	$70,000	$49	68
50 Woodcrest Ave	0.35mi	3/1.0	1,500 (+10%)	2mo	$155,000	$103	66
121 E Hillcrest Ave	0.65mi	3/1.0	1,402 (+2%)	1mo	$75,000	$53	65
2331 Newport Ave	0.34mi	3/1.5	1,520 (+11%)	1mo	$85,000	$56	63
128 E Parkwood Dr	0.43mi	3/1.0	1,228 (-10%)	1mo	$29,810	$24	62
2032 Rugby Rd	0.69mi	3/1.0	1,422 (+4%)	0mo	$44,990	$32	61
53 E Beechwood Ave	0.59mi	3/2.0	1,442 (+5%)	2mo	$163,000	$113	58
423 Sandalwood Dr	0.66mi	3/1.5	1,444 (+6%)	0mo	$62,000	$43	58
819 Princeton Dr	0.58mi	3/1.0	1,181 (-14%)	1mo	$74,000	$63	50
148 Valleyview Dr	0.54mi	3/1.0	1,163 (-15%)	2mo	$125,000	$107	49

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: 27.2%
• Equity multiple: 2.15×
• Total profit: $20,854
• Equity at exit: $9,677

10-year hold

• IRR: 35.5%
• Equity multiple: 4.47×
• Total profit: $63,022
• Equity at exit: $5,611

Cash invested: $18,172 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,119 high
• Mortgage (P&I): −$340
• Tax from tax record: −$48 /mo · $573/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $469

Break-even live

Break-even rent $526

Max offer price $64,900

Occupancy floor 53%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
234 Santa Clara Ave Dayton, OH	3.0	1.0	1368	$1,125	$0.82	43d	1	0.16mi
101 W Norman Ave Unit 101 Dayton, OH	3.0	1.0	1600	$945	$0.59	43d	1	0.16mi
167 W Hudson Ave Dayton, OH	3.0	1.5	1344	$1,185	$0.88	43d	1	0.20mi
41 W Fairview Ave Unit 2 Dayton, OH	3.0	1.0	1452	$1,200	$0.83	14d	1	0.21mi
2327 N Main St Unit 2 Dayton, OH	2.0	1.0	900	$1,200	$1.33	23d	1	0.24mi
31 E Norman Ave Dayton, OH	3.0	1.0	1100	$1,150	$1.05	23d	1	0.25mi
181 W Norman Ave Dayton, OH	3.0	2.0	1228	$1,150	$0.94	43d	1	0.26mi
265 Victor Ave Dayton, OH	3.0	1.0	1204	$900	$0.75	43d	1	0.27mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	43d	1	0.28mi
518 Delaware Ave Dayton, OH	2.0	1.0	1500	$750	$0.50	43d	1	0.40mi
412 W Parkwood Dr Unit 1 Dayton, OH	2.0	1.0	900	$875	$0.97	23d	1	0.48mi
338 Kenwood Ave Dayton, OH	3.0	1.5	1512	$1,195	$0.79	43d	1	0.49mi
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	43d	1	0.50mi
152 Laura Ave Dayton, OH	2.0	1.0	990	$895	$0.90	43d	1	0.50mi
147 Laura Ave Dayton, OH	2.0	1.0	1096	$975	$0.89	23d	1	0.51mi
1067 Salem Ave Unit 2 Dayton, OH	2.0	1.5	1100	$900	$0.82	43d	1	0.55mi
1067 Salem Ave Unit 3 Dayton, OH	2.0	1.5	1100	$900	$0.82	43d	1	0.55mi
1067 Salem Ave Dayton, OH	2.0	1.0	1100	$900	$0.82	43d	1	0.55mi
26 W Beechwood Ave Dayton, OH	3.0	1.5	1468	$1,050	$0.72	43d	1	0.57mi
628 W Norman Ave Unit 628 Dayton, OH	2.0	1.0	918	$795	$0.87	43d	1	0.59mi
1225 Amherst Pl Dayton, OH	3.0	1.0	1548	$1,300	$0.84	14d	1	0.63mi
942 Harvard Blvd Dayton, OH	3.0	2.0	1596	$1,200	$0.75	3d	1	0.66mi
1743 Radcliffe Rd Dayton, OH	3.0	1.5	1729	$1,200	$0.69	43d	1	0.68mi
65 E Maplewood Ave Dayton, OH	2.0	1.0	1064	$723	$0.68	43d	1	0.70mi
39 E Maplewood Ave Dayton, OH	4.0	1.5	1560	$1,050	$0.67	3d	1	0.71mi
605 Forest Ave Dayton, OH	2.0	1.0	978	$650	$0.66	23d	1	0.73mi
42 Pointview Ave Unit 42 Dayton, OH	3.0	2.0	1240	$1,200	$0.97	3d	1	0.75mi
38 Pointview Ave Dayton, OH	2.0	1.0	1140	$900	$0.79	14d	1	0.75mi
2333 Rustic Rd Unit 4 Dayton, OH	2.0	1.0	1000	$840	$0.84	2d	1	0.75mi
2333 Rustic Rd Dayton, OH	2.0	1.0	1000	$840	$0.84	43d	1	0.75mi
138 Rockwood Ave Dayton, OH	3.0	1.5	1439	$1,200	$0.83	23d	1	0.76mi
905 Neal Ave Dayton, OH	3.0	1.0	1100	$850	$0.77	43d	1	0.76mi
905 Neal Ave Dayton, OH	2.0	1.0	950	$750	$0.79	23d	1	0.76mi
136 Rockwood Ave Dayton, OH	3.0	1.5	1439	$1,200	$0.83	43d	1	0.77mi
1378 Cory Dr Dayton, OH	2.0	1.0	1300	$975	$0.75	43d	1	0.81mi
220 Fernwood Ave Dayton, OH	2.0	1.0	884	$900	$1.02	3d	1	0.82mi
317 Fernwood Ave Dayton, OH	3.0	1.0	1320	$1,100	$0.83	11d	1	0.87mi
1004 W Fairview Ave Dayton, OH	2.0	1.0	1053	$950	$0.90	23d	1	0.88mi
534 Geyer St Dayton, OH	4.0	1.0	1640	$1,530	$0.93	23d	1	0.89mi
2232 Salem Ave Dayton, OH	3.0	1.0	1250	$1,200	$0.96	3d	1	0.89mi

Listing history 9 events

1. 2026-06-18
   days on market $64,900 Active 10 DOM
2. 2026-06-17
   days on market $64,900 Active 9 DOM
3. 2026-06-16
   days on market $64,900 Active 8 DOM
4. 2026-06-15
   days on market $64,900 Active 7 DOM
5. 2026-06-14
   days on market $64,900 Active 5 DOM
6. 2026-06-13
   days on market $64,900 Active 4 DOM
7. 2026-06-10
   days on market $64,900 Active 2 DOM
8. 2026-06-09
   remarks 369-char remark
9. 2026-06-09
   listed $64,900 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: $573 · $48/mo
• Projected year-2 tax: $793 · $66/mo
• Expected delta: +$220/yr (+$18/mo · 38.3%)

ⓘ 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 ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,424
• − Mortgage interest: −$3,635
• − Property taxes: −$573
• − Insurance: −$324
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$1,888
• Taxable income: $4,855
• Est. tax owed @ 24.0%: −$1,165
• After-tax cash flow: $4,458/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

+176.2% since first listed

11 events — show timeline

• 2026-06-08 Listed $64,900 Dayton MLS
• 2025-01-28 Listing Removed — Dayton MLS
• 2025-01-09 Price Changed $95,000 Dayton MLS
• 2024-12-12 Listed $119,500 Dayton MLS
• 2024-06-12 Listing Removed — Dayton MLS
• 2024-02-05 Listed $179,000 Dayton MLS
• 2023-11-02 Sold (MLS) $65,000 Dayton MLS
• 2023-11-02 Sold (MLS) $65,000 Dayton MLS
• 2023-10-18 Pending — Dayton MLS
• 2023-08-31 Listed $70,000 Dayton MLS
• 1986-02-26 Sold (Public Records) $23,500 Public Records

Property tax history

-7.2%/yr

Latest (2025): $573 · -5.4% YoY. Source: county tax records.