1351 Oakdale Ave · Dayton, OH 45420

$154,900

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 3 Days on market

Built 1944 7,050 sqft lot Est $178k · 13% under

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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 +13.7/30.0
• ARV discount +13.4/15.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Single-family residential home located in the Belmont neighborhood of Dayton. The property features a three-bedroom, one-bathroom interior floor plan encompassing 1,056 square feet of finished living space. Layout components include a central living room, dedicated kitchen utility area, and built-in hallway storage systems. The structure contains a full footprint basement for utility access and storage space. Exterior elements feature a fully fenced rear yard, a covered concrete patio footprint, and a detached two-car garage structure. Positioned with direct proximity to the Smithville Road corridor, local transit, and regional routes.

Key facts

• Central living room
• 7,050 sq ft lot
• 2 garage spots

Tags

• CENTRAL LIVING ROOM
• DEDICATED KITCHEN UTILITY AREA
• FULL FOOTPRINT BASEMENT
• FULLY FENCED REAR YARD
• COVERED CONCRETE PATIO
• DETACHED TWO-CAR GARAGE

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached two-car garage with storage
• Home design: Residential zoning; 50 x 141 lot dimensions
• Construction: Brick construction
• Exterior features: Fenced yard; Porch; Patio

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Second-level bedroom (15 x 14); Main-level bedroom (11 x 10); Main-level bedroom (12 x 12)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement; Decorative fireplace
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $12 ($146/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (12.0% below list).
• Recommended offer: $136k (12.0% below list) — sets the bar for 1% rule.

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: amenities C-, crime F, commute 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.
• Zoned schools: River'S Edge Montessori Elementary School (math 22% / reading 32%, grade F, #1,193 of 1,584 statewide, top 76%, 494 students, 0% FRL); Belmont High School (math 5% / reading 20%, grade F, #720 of 781 statewide, top 93%, 1,100 students, 0% FRL) — zoned schools average 0% FRL vs 74% district-wide (74 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.8%/yr); 106 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1k of loan paydown is wiped out by about $5k 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 13y 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 $68k; list at $155k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,384 (12.0% below list)

Questions for the listing agent

1. Built in 1944 — 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. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.34%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $178,464
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1525 Patterson Rd	0.14mi	3/1.0 (+1)	1,142 (+8%)	0mo	$183,000	$160	75
2113 Pittsfield St	0.51mi	3/1.0 (+1)	1,056 (0%)	1mo	$185,000	$175	71
2151 S Smithville Rd	0.43mi	3/1.5 (+1)	1,114 (+6%)	2mo	$160,000	$144	63
2009 Hazel Ave	0.39mi	3/1.0 (+1)	966 (-8%)	0mo	$80,500	$83	62
2348 Fauver Ave	0.68mi	2/2.0	1,080 (+2%)	1mo	$200,000	$185	60
2817 Kennedy Ave	0.54mi	2/2.0	960 (-9%)	1mo	$125,000	$130	55
1804 Culver Ave	0.50mi	2/1.5	928 (-12%)	1mo	$205,000	$221	54
541 Watervliet Ave	0.71mi	2/2.0	1,000 (-5%)	1mo	$175,000	$175	53
1040 Highridge Ave	0.68mi	3/2.0 (+1)	1,108 (+5%)	0mo	$182,000	$164	51
1015 Croyden Dr	0.50mi	3/2.0 (+1)	1,184 (+12%)	1mo	$200,000	$169	47
606 Morse Ave	0.65mi	3/2.5 (+1)	1,152 (+9%)	1mo	$182,000	$158	43
925 Croyden Dr	0.64mi	3/1.0 (+1)	1,209 (+14%)	1mo	$205,000	$170	40

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 · 4.82% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.50×
• Total profit: $-21,767
• Equity at exit: $23,096

10-year hold

• IRR: -2.2%
• Equity multiple: 0.84×
• Total profit: $-7,058
• Equity at exit: $13,393

Cash invested: $43,372 (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 45420

• Rents YoY: 4.8%
• Active inventory: 106
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,364 high
• Mortgage (P&I): −$812
• Tax from tax record: −$188 /mo · $2,261/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $12

Break-even live

Break-even rent $1,348

Max offer price $154,900

Occupancy floor 94%

Sensitivity live

Price	-10% $100	-5% $56	+0% $12	+5% $-32	+10% $-76
Rent	-10% $-96	-5% $-42	+0% $12	+5% $66	+10% $120
Rate	-1.0pp $90	-0.5pp $52	base $12	+0.5pp $-28	+1.0pp $-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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3311 S Smithville Rd Dayton, OH	3.0	1.0	1019	$1,295	$1.27	45d	1	0.06mi
1238 Colwick Dr Dayton, OH	2.0	1.0	786	$1,250	$1.59	13d	1	0.19mi
1828 Hazel Ave Dayton, OH	2.0	1.0	960	$1,435	$1.49	4d	1	0.31mi
1121 Colwick Dr Dayton, OH	3.0	2.0	1272	$1,875	$1.47	23d	1	0.33mi
3603 S Smithville Rd Kettering, OH	2.0	1.0	950	$1,100	$1.16	25d	1	0.36mi
2850 Hazel Ave Unit 1496064P Dayton, OH	3.0	2.0	850	$6,259	$7.36	21d	1	0.36mi
2112 Patterson Rd Dayton, OH	3.0	1.0	1008	$1,425	$1.41	4d	1	0.46mi
906 Nordale Ave Dayton, OH	3.0	2.0	1262	$2,200	$1.74	45d	1	0.48mi
1059 Wilmington Ave Unit 1059 1 Dayton, OH	3.0	1.5	1100	$1,495	$1.36	45d	1	0.70mi
1053 Wilmington Ave Dayton, OH	2.0–3.0	1.0–1.5	1025	$1,295	$1.26	4d	5	0.70mi
2526 Kennedy Ave Dayton, OH	3.0	1.0	1232	$1,300	$1.06	45d	1	0.71mi
809 Patterson Rd Dayton, OH	2.0	1.0–1.5	895	$1,075	$1.20	4d	7	0.77mi
2274 Broadmoor Dr Dayton, OH	3.0	1.5	1188	$2,145	$1.81	4d	1	0.79mi
2416 Brookline Ave Dayton, OH	2.0	1.0	806	$895	$1.11	4d	1	0.86mi
2212 Fauver Ave Dayton, OH	3.0	1.0	1300	$1,795	$1.38	45d	1	0.86mi
933 Wilmington Ave Dayton, OH	1.0–2.0	1.0–1.5	802	$980	$1.22	5d	8	0.87mi
922 Wilmington Ave Dayton, OH	2.0	1.0	720	$1,200	$1.67	25d	1	0.88mi
737 Wilmington Ave Dayton, OH	2.0	1.0	1000	$950	$0.95	25d	1	1.01mi
2029 Brookline Ave Dayton, OH	2.0	1.0	990	$1,270	$1.28	16d	1	1.09mi
2212 Farmside Dr Dayton, OH	3.0	1.0	1008	$1,395	$1.38	45d	1	1.10mi
4253 Pleasant View Ave Dayton, OH	3.0	2.0	1440	$1,695	$1.18	45d	1	1.13mi
4249 Pleasant View Ave Dayton, OH	3.0	2.0	1440	$1,695	$1.18	45d	1	1.13mi
1905 Coventry Rd Dayton, OH	2.0	1.0	1000	$1,250	$1.25	25d	1	1.14mi
440 Lonsdale Ave #1 Dayton, OH	2.0	1.0	1050	$1,450	$1.38	13d	1	1.14mi
539 Corona Ave Unit A Dayton, OH	1.0	1.0	700	$900	$1.29	45d	1	1.19mi
1934 Farmside Dr Dayton, OH	3.0	1.0	1008	$1,395	$1.38	45d	1	1.21mi
344 Firwood Dr Dayton, OH	1.0–3.0	1.0–1.5	739	$1,122	$1.52	4d	15	1.23mi
1901 Shroyer Rd Oakwood, OH	2.0	2.0	1262	$2,000	$1.58	4d	1	1.25mi
2820 Harvey Ave Dayton, OH	2.0	1.0	900	$1,350	$1.50	45d	1	1.30mi
2105 Shroyer Rd Oakwood, OH	3.0	2.0	1453	$2,150	$1.48	4d	1	1.33mi
1410 Phillips Ave Unit 1 Dayton, OH	2.0	1.0	1000	$950	$0.95	45d	1	1.39mi
563 Broad Blvd Dayton, OH	3.0	2.0	1410	$2,100	$1.49	13d	1	1.47mi
4500 Elliot Ave Dayton, OH	2.0	1.5	1283	$1,250	$0.97	4d	1	1.48mi

Listing history 3 events

1. 2026-06-22
   days on market $154,900 Active 3 DOM
2. 2026-06-19
   remarks 643-char remark
3. 2026-06-19
   listed $154,900 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: $2,261 · $188/mo
• Projected year-2 tax: $2,339 · $195/mo
• Expected delta: +$78/yr (+$6/mo · 3.4%)

ⓘ 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 3/10 Moderate 7 d/yr ≥100°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,366
• − Mortgage interest: −$8,677
• − Property taxes: −$2,261
• − Insurance: −$774
• − Repairs & maintenance: −$1,309
• − Management: −$1,309
• − Depreciation: −$4,506
• Taxable loss: −$2,471
• Est. tax savings @ 24.0%: +$593
• After-tax cash flow: $739/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): 24,411
• Household income: $60,588
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 856.0

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 (83%)
• Race & ethnicity: White 83% Black 7% Two or more races 6% Hispanic / Latino 3% Asian 3%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 2% Chinese 0%

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: ▼ -192.56%
• Current HPI: 241.6543
• Rent YoY: ▲ 4.82%
• 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

+126.8% since first listed

12 events — show timeline

• 2026-06-18 Listed $154,900 Dayton MLS
• 2015-09-08 Sold (Public Records) $67,900 Public Records
• 2014-07-24 Listing Removed — Dayton MLS
• 2014-01-24 Listed $74,900 Dayton MLS
• 2013-12-18 Listing Removed — Dayton MLS
• 2013-06-07 Listed $66,900 Dayton MLS
• 2013-04-26 Sold (MLS) $43,500 Dayton MLS
• 2013-04-26 Sold (MLS) $43,500 Dayton MLS
• 2013-04-04 Listing Removed — Dayton MLS
• 2013-01-24 Listed $54,900 Dayton MLS
• 2006-06-05 Sold (Public Records) $93,900 Public Records
• 1999-09-03 Sold (Public Records) $68,300 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,261 · -0.2% YoY. Source: county tax records.