135 S Monmouth St · Dayton, OH 45403

$119,000

4 bd · 2.0 ba · 1,886 sqft · SingleFamily public records · 17 Days on market

Built 1907 5,998 sqft lot Est $158k · 25% 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.3/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4-bedroom 2 full bath, 2.5 story house with a full walk-up unfinished attic. Large living room, dining room or family room and eat in kitchen. Full basement and 2 car detached garage. Walking distance to school

Key facts

• Fenced yard
• 5,998 sq ft lot
• Built 1907

Tags

• FENCED YARD
• FULL WALK-UP UNFINISHED ATTIC
• FULL UNFINISHED BASEMENT
• DUAL ELECTRIC AND GAS METERS

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Home design: Single-family residence
• Construction: Aluminum siding
• Exterior features: Residential zoning

Interior

• Kitchen: Main-level kitchen (12 x 10)
• Bedrooms: Second-floor bedrooms: 10 x 9, 9 x 6, 13 x 12; Main-floor bedroom: 8 x 8
• Bathrooms: Two full bathrooms total; One full bathroom on the main level
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Full unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 (+3.7%/yr); 77 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 42% of the median local income ($38k/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 $823 of loan paydown is wiped out by about $4k 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 + 3.7% rent growth), your $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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 $83k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,215 (1.5% below list)

Questions for the listing agent

1. Built in 1907 — 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: 1.13% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.46%
• DSCR: 1.55
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $158,424
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3007 E 4th St	0.24mi	4/1.0	1,778 (-6%)	4mo	$62,000	$35	72
2126 E 4th St	0.36mi	3/2.0 (-1)	1,912 (+1%)	7mo	$161,000	$84	70
45 S Sperling Ave	0.43mi	4/2.5	1,876 (-0%)	12mo	$150,000	$80	67
20 S Philadelphia St	0.18mi	5/2.5 (+1)	2,074 (+10%)	2mo	$250,000	$121	66
217 Linden Ave	0.43mi	3/2.0 (-1)	1,914 (+2%)	10mo	$85,000	$44	64
221 Linden Ave	0.43mi	3/2.0 (-1)	1,779 (-6%)	11mo	$165,000	$93	56
2016 Richard St	0.54mi	3/1.0 (-1)	1,824 (-3%)	11mo	$32,198	$18	51
1542 Mclain St	0.62mi	4/2.0	1,734 (-8%)	12mo	$215,000	$124	48
1152 Haviland Ave	0.61mi	5/2.0 (+1)	1,754 (-7%)	11mo	$200,000	$114	45
42 Bell St	0.50mi	4/2.0	2,142 (+14%)	12mo	$175,000	$82	44
3524 E 5th St	0.47mi	3/1.5 (-1)	1,668 (-12%)	10mo	$100,000	$60	44
631 Greenlawn Ave	0.73mi	4/1.0	1,653 (-12%)	6mo	$215,000	$130	36

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 · 3.71% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.11×
• Total profit: $3,688
• Equity at exit: $17,743

10-year hold

• IRR: 13.0%
• Equity multiple: 2.06×
• Total profit: $35,467
• Equity at exit: $10,289

Cash invested: $33,320 (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 45403

• Home prices YoY: -3.7%
• Rents YoY: 3.7%
• Active inventory: 77
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,350 high
• Mortgage (P&I): −$624
• Tax from tax record: −$47 /mo · $565/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $346

Break-even live

Break-even rent $912

Max offer price $119,000

Occupancy floor 69%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
314 Sheridan Ave Dayton, OH	3.0	1.0	1258	$1,150	$0.91	3d	1	0.22mi
115 Livingston Ave Dayton, OH	3.0	1.0	1624	$1,450	$0.89	44d	1	0.47mi
3707 E 3rd St Unit 3705 Dayton, OH	3.0	1.0	1410	$1,045	$0.74	23d	1	0.63mi
511 Parrot St Dayton, OH	3.0	1.5	1618	$1,100	$0.68	14d	1	0.79mi
836 Wellmeier Ave Dayton, OH	4.0	1.0	2148	$1,500	$0.70	3d	1	1.02mi
1515 Wyoming St Dayton, OH	3.0	1.0	1400	$1,000	$0.71	43d	1	1.07mi
1411 Wyoming St Dayton, OH	3.0	1.0	1256	$1,095	$0.87	2d	1	1.09mi
438 Clover St Dayton, OH	3.0	2.0	2156	$1,025	$0.48	43d	1	1.11mi
1101 Phillips Ave Unit 1101 Dayton, OH	3.0	1.5	1300	$1,450	$1.12	43d	1	1.15mi
244 Quitman St Unit A Dayton, OH	3.0	1.0	1987	$1,325	$0.67	23d	1	1.29mi
1038 Walnut Hill Pl Dayton, OH	3.0	1.0	1232	$1,095	$0.89	43d	1	1.31mi
1520 S Smithville Rd Dayton, OH	3.0	2.0	1481	$1,345	$0.91	2d	1	1.33mi
20 Lucerne Ave Dayton, OH	3.0	1.0	1378	$1,200	$0.87	43d	1	1.35mi
32 Gebhart St Dayton, OH	4.0	1.0	1800	$1,400	$0.78	14d	1	1.41mi
2119 Bellefontaine Ave Dayton, OH	3.0	1.5	1500	$1,400	$0.93	2d	1	1.46mi
1603 Manette Pl Dayton, OH	4.0	2.0	2000	$1,695	$0.85	14d	1	1.47mi
228 James St Dayton, OH	3.0	1.0	1700	$1,200	$0.71	43d	1	1.49mi
320 Park Dr Dayton, OH	4.0	3.0	2100	$2,400	$1.14	14d	1	1.49mi

Listing history 7 events

1. 2026-06-18
   days on market $119,000 Active 17 DOM
2. 2026-06-17
   days on market $119,000 Active 16 DOM
3. 2026-06-16
   days on market $119,000 Active 15 DOM
4. 2026-06-15
   days on market $119,000 Active 14 DOM
5. 2026-06-14
   days on market $119,000 Active 12 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $119,000 Active 11 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: $565 · $47/mo
• Projected year-2 tax: $1,211 · $101/mo
• Expected delta: +$646/yr (+$54/mo · 114.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $16,204
• − Mortgage interest: −$6,666
• − Property taxes: −$565
• − Insurance: −$595
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$3,462
• Taxable income: $2,324
• Est. tax owed @ 24.0%: −$558
• After-tax cash flow: $3,595/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): 13,608
• Household income: $38,323
• Rent vs Own: 60.0% rent · 40.0% own
• Severe rent burden: 1071.0

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 White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 15% Black 14% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 84% English-only · Spanish 13% Other Asian/Pacific 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: ▼ -17.40%
• Current HPI: 447.4034
• Rent YoY: ▲ 3.71%
• 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

+498.0% since first listed

28 events — show timeline

• 2026-06-11 Relisted — Dayton MLS
• 2026-04-18 Listing Removed — Dayton MLS
• 2026-04-09 Listed $119,000 Dayton MLS
• 2024-08-31 Listing Removed — Dayton MLS
• 2024-06-25 Price Changed $93,300 Dayton MLS
• 2024-06-03 Price Changed $93,400 Dayton MLS
• 2024-05-11 Price Changed $93,500 Dayton MLS
• 2024-04-24 Price Changed $93,600 Dayton MLS
• 2024-04-09 Price Changed $93,700 Dayton MLS
• 2024-03-13 Price Changed $93,800 Dayton MLS
• 2024-02-06 Price Changed $93,900 Dayton MLS
• 2023-11-08 Price Changed $94,900 Dayton MLS
• 2023-10-09 Price Changed $99,900 Dayton MLS
• 2023-10-06 Price Changed $109,000 Dayton MLS
• 2023-10-04 Listed $119,900 Dayton MLS
• 2023-05-30 Sold (Public Records) $83,000 Public Records
• 2023-05-17 Sold (MLS) $83,000 Dayton MLS
• 2023-05-17 Sold (MLS) $83,000 Dayton MLS
• 2023-03-17 Pending — Dayton MLS
• 2023-03-13 Listed $100,000 Dayton MLS
• 2016-04-29 Listing Removed — Dayton MLS
• 2016-01-12 Listed $38,900 Dayton MLS
• 2015-05-16 Listing Removed — Dayton MLS
• 2014-11-21 Listed $58,900 Dayton MLS
• 1994-07-28 Sold (Public Records) $40,000 Public Records
• 1994-07-28 Sold (Public Records) $40,000 Public Records
• 1990-03-16 Sold (Public Records) $29,888 Public Records
• 1987-09-03 Sold (Public Records) $19,900 Public Records

Property tax history

-1.0%/yr

Latest (2025): $565 · -0.2% YoY. Source: county tax records.