4624 Waymire Ave · Dayton, OH 45406

$74,900

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 3 Days on market

Built 1952 5,401 sqft lot

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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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely ranch with large back yard ready for the next buyer. Wonderful natural light from updated windows. Step into the bright and generous sized living room with great flooring and neutral colors. The eat in kitchen offers plenty of cupboard and counter space. Conveniently located laundry room ready for your stackable washer/dryer. Both kitchen and bath have been updated. Enjoy your morning coffee on the open front porch or host summer barbecues on the back patio and nice backyard.

Key facts

• New kitchen cabinet
• Fenced in backyard
• New roof

Tags

• NEW ROOF
• NEW CONCRETE DRIVEWAY
• FENCED IN BACKYARD
• NEW KITCHEN CABINET

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Home design: Single-story home
• Construction: Vinyl siding; Slab foundation
• Exterior features: Residential lot, about 40 x 135

Interior

• Kitchen: Eat-in kitchen, approximately 15 x 8
• Bedrooms: Main level bedroom, approximately 11 x 9; Main level bedroom, approximately 12 x 9
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Eat-in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($792 rent vs $75k).

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 (+3.0%/yr); 156 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y 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 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,900

Questions for the listing agent

1. Built in 1952 — 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: 1.06% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.62%
• DSCR: 1.38
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $42,480
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4509 Queens Ave	0.23mi	2/1.0	720 (0%)	0mo	$56,000	$78	89
4525 Genesee Ave	0.17mi	2/1.0	720 (0%)	12mo	$33,000	$46	82
4715 Greenwich Village Ave	0.12mi	2/1.0	756 (+5%)	6mo	$21,500	$28	81
4424 Genesee Ave	0.27mi	2/1.0	720 (0%)	12mo	$47,000	$65	77
4608 Saint James Ave	0.11mi	2/1.0	676 (-6%)	13mo	$40,000	$59	74
4528 Prescott Ave	0.12mi	3/1.0 (+1)	725 (+1%)	22mo	$1,250	$2	70
5304 W Riverview Ave	0.43mi	3/1.0 (+1)	720 (0%)	7mo	$28,000	$39	69
2612 N Gettysburg Ave	0.41mi	2/1.0	780 (+8%)	3mo	$28,200	$36	64
4628 Queens Ave	0.22mi	3/1.0 (+1)	755 (+5%)	18mo	$78,000	$103	62
2200 Falmouth Ave	0.49mi	2/1.0	825 (+15%)	20mo	$87,000	$105	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 · 3.03% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-2,534
• Equity at exit: $11,168

10-year hold

• IRR: 6.5%
• Equity multiple: 1.49×
• Total profit: $10,188
• Equity at exit: $6,476

Cash invested: $20,972 (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 45406

• Rents YoY: 3.0%
• Active inventory: 156
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $792 high
• Mortgage (P&I): −$393
• Tax from tax record: −$51 /mo · $617/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$166
• Net cashflow: $151

Break-even live

Break-even rent $602

Max offer price $74,900

Occupancy floor 76%

Sensitivity live

Price	-10% $193	-5% $172	+0% $151	+5% $129	+10% $108
Rent	-10% $88	-5% $119	+0% $151	+5% $182	+10% $213
Rate	-1.0pp $188	-0.5pp $170	base $151	+0.5pp $131	+1.0pp $111

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2414 Hancock Ave Unit 2418 Dayton, OH	1.0	1.0	600	$650	$1.08	45d	1	0.61mi
2675-2727 N Gettysburg Ave Dayton, OH	1.0	1.0	650	$600	$0.92	15d	22	0.62mi
2675-2727 N Gettysburg Ave Unit 2727-22 Dayton, OH	1.0	1.0	650	$600	$0.92	45d	1	0.62mi
2501 Fairport Ave Dayton, OH	2.0	1.0	605	$850	$1.40	45d	1	0.74mi
3652 Otterbein Ave Unit 3652 Dayton, OH	2.0	1.0	700	$800	$1.14	4d	1	0.89mi
4113 Crest Dr Dayton, OH	1.0	1.0	650	$650	$1.00	45d	1	0.90mi
2109 Victoria Ave Dayton, OH	2.0	1.0	714	$950	$1.33	4d	1	1.25mi
1934 Tennyson Ave Dayton, OH	1.0	1.0	675	$700	$1.04	45d	1	1.25mi
2257 Hepburn Ave Dayton, OH	1.0	1.0	600	$695	$1.16	45d	1	1.27mi
1982 Victoria Ave Dayton, OH	1.0	1.0	675	$700	$1.04	45d	1	1.29mi
1330 W Hillcrest Ave Dayton, OH	1.0	1.0	525	$825	$1.57	45d	1	1.38mi

Listing history 4 events

1. 2026-06-18
   days on market $74,900 Active 3 DOM
2. 2026-06-17
   days on market $74,900 Active 2 DOM
3. 2026-06-15
   remarks 683-char remark
4. 2026-06-15
   listed $74,900 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: $617 · $51/mo
• Projected year-2 tax: $893 · $74/mo
• Expected delta: +$276/yr (+$23/mo · 44.7%)

ⓘ 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 ≥103°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: $9,510
• − Mortgage interest: −$4,196
• − Property taxes: −$617
• − Insurance: −$374
• − Repairs & maintenance: −$761
• − Management: −$761
• − Depreciation: −$2,179
• Taxable income: $622
• Est. tax owed @ 24.0%: −$149
• After-tax cash flow: $1,658/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): 19,991
• Household income: $41,796
• Rent vs Own: 52.9% rent · 47.1% own
• Severe rent burden: 1504.0

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 (75%)
• Race & ethnicity: Black 75% White 16% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -113.75%
• Current HPI: 197.1302
• Rent YoY: ▲ 3.03%
• 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

+368.1% since first listed

23 events — show timeline

• 2026-06-15 Listed $74,900 Dayton MLS
• 2024-02-16 Sold (Public Records) $69,500 Public Records
• 2024-01-29 Sold (MLS) $69,500 Dayton MLS
• 2024-01-29 Sold (MLS) $69,500 Dayton MLS
• 2024-01-17 Sold (Public Records) $70,000 Public Records
• 2024-01-17 Sold (Public Records) $42,000 Public Records
• 2024-01-02 Contingent — Dayton MLS
• 2023-12-21 Relisted — Dayton MLS
• 2023-12-01 Contingent — Dayton MLS
• 2023-11-29 Price Changed $69,900 Dayton MLS
• 2023-11-09 Listed $75,000 Dayton MLS
• 2019-07-30 Sold (Public Records) $17,500 Public Records
• 2019-07-12 Sold (MLS) $17,500 Dayton MLS
• 2019-07-12 Sold (MLS) $17,500 Dayton MLS
• 2019-06-25 Pending — Dayton MLS
• 2019-06-06 Sold (Public Records) $17,500 Public Records
• 2019-05-31 Listed $14,900 Dayton MLS
• 2004-09-30 Sold (Public Records) $63,000 Public Records
• 2003-05-30 Sold (Public Records) $16,000 Public Records
• 2001-11-14 Sold (Public Records) $28,000 Public Records
• 1999-11-10 Sold (Public Records) $46,000 Public Records
• 1996-10-10 Sold (Public Records) $41,500 Public Records
• 1994-02-23 Sold (Public Records) $16,000 Public Records

Property tax history

-1.1%/yr

Latest (2025): $617 · -0.2% YoY. Source: county tax records.