3307 Otterbein Ave · Dayton, OH 45406

$77,800

3 bd · 2.0 ba · 2,130 sqft · SingleFamily public records · 9 Days on market

Built 1920 5,998 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This beautiful home built in 1920 offers a lot of features not normally found in homes in the area. 3-4 bedrooms, 2 full baths, large living area, finished room over the garage, 2 car attached garage with some back yard with dog pound. Roof is new after 2019 Tornado, Boiler/steam heating system was functional when owner lived there a year ago. Great College Hill neighborhood in West Dayton. Owner is in long term medical care, the person with Power of Attorney handling the sale. Cash offers only, sold in as is condition, seller will not make any repairs. All but one windows upstairs are newer. Lower level windows boarded up for security reasons. Electric is on but light bulbs may not be oper

Key facts

• New roof
• 5,998 sq ft lot
• 2 garage spots

Tags

• FINISHED ROOM OVER GARAGE
• NEW ROOF
• BOILER STEAM HEATING SYSTEM
• NEWER WINDOWS UPSTAIRS

Property features AI

Finance

• Other: Approximately 2 blocks to bus service
• Financial info: Offered for sale

Exterior

• Parking: Attached two-car garage
• Utilities: Public water/sewer (assumed based on residential setting)
• Home design: Two-story home
• Construction: Aluminum siding and brick exterior
• Exterior features: 50 x 120 lot; Residential zoning

Interior

• Kitchen: Kitchen (main level, 14 x 10)
• Bedrooms: Second-level bedroom (20 x 13); Second-level bedroom (18 x 13); Main-level bedroom (16 x 12); Main-level bedroom (14 x 12)
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Hot water heating; Steam heating; Wall cooling units
• Interior features: Florida room
• Laundry & utility: Main-level utility room (15 x 15)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Cap rate 11.8% vs local median 7.3% 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 (+3.0%/yr); 156 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 34% of the median local income ($42k/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 $538 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 + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,800

Questions for the listing agent

1. Built in 1920 — 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: 1.53% ✓
• Cap rate: 11.75%
• Cash-on-cash: 19.51%
• DSCR: 1.87
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $181,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1615 Parkhill Dr	0.23mi	3/2.0	2,258 (+6%)	4mo	$165,000	$73	76
1719 Shaftesbury Rd	0.09mi	4/2.0 (+1)	1,882 (-12%)	8mo	$238,000	$126	64
1935 Philadelphia Dr	0.37mi	3/2.0	2,378 (+12%)	2mo	$185,000	$78	62
1676 Tennyson Ave	0.26mi	4/3.0 (+1)	2,330 (+9%)	5mo	$250,000	$107	59
1643 Earlham Dr	0.60mi	4/2.0 (+1)	2,216 (+4%)	4mo	$180,000	$81	56
1430 Tennyson Ave	0.58mi	3/2.0	1,943 (-9%)	2mo	$207,500	$107	56
2209 Fairport Ave	0.63mi	3/2.5	2,052 (-4%)	9mo	$129,900	$63	55
1628 Philadelphia Dr	0.46mi	4/3.5 (+1)	1,888 (-11%)	1mo	$270,000	$143	48
2429 Ulrich Ave	0.74mi	4/3.0 (+1)	2,200 (+3%)	4mo	$186,000	$85	48
1984 Burroughs Dr	0.59mi	3/1.5	1,912 (-10%)	7mo	$255,000	$133	48
520 Alameda Pl	0.55mi	4/1.0 (+1)	1,816 (-15%)	3mo	$95,000	$52	39
409 Otterbein Ave	0.66mi	4/1.5 (+1)	1,901 (-11%)	8mo	$80,000	$42	38

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: 11.6%
• Equity multiple: 1.46×
• Total profit: $10,031
• Equity at exit: $11,600

10-year hold

• IRR: 20.6%
• Equity multiple: 2.75×
• Total profit: $38,123
• Equity at exit: $6,727

Cash invested: $21,784 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,193 high
• Mortgage (P&I): −$408
• Tax from tax record: −$148 /mo · $1,772/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $354

Break-even live

Break-even rent $744

Max offer price $77,800

Occupancy floor 65%

Sensitivity live

Price	-10% $398	-5% $376	+0% $354	+5% $332	+10% $310
Rent	-10% $260	-5% $307	+0% $354	+5% $401	+10% $448
Rate	-1.0pp $393	-0.5pp $374	base $354	+0.5pp $334	+1.0pp $313

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: $19,450
• Closing costs: $2,334
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3668 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	24d	1	0.31mi
3672 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	45d	1	0.32mi
2141 Philadelphia Dr Dayton, OH	3.0	1.0	1736	$1,395	$0.80	45d	1	0.52mi
1927 Burroughs Dr Dayton, OH	3.0	2.0	1409	$1,245	$0.88	15d	1	0.56mi
1743 Radcliffe Rd Dayton, OH	3.0	1.5	1729	$1,200	$0.69	45d	1	0.93mi
1045 Shakespeare Ave Dayton, OH	3.0	1.0	1435	$1,275	$0.89	45d	1	0.94mi
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	45d	1	1.22mi
1225 Amherst Pl Dayton, OH	3.0	1.0	1548	$1,300	$0.84	15d	1	1.37mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	45d	1	1.37mi
518 Delaware Ave Dayton, OH	2.0	1.0	1500	$750	$0.50	45d	1	1.44mi
424 Lexington Ave Dayton, OH	3.0	2.0	1536	$1,025	$0.67	45d	1	1.47mi
4916 Copeland Ave Dayton, OH	3.0	1.5	1515	$1,125	$0.74	12d	1	1.48mi

Listing history 8 events

1. 2026-06-18
   days on market $77,800 Active 9 DOM
2. 2026-06-17
   days on market $77,800 Active 8 DOM
3. 2026-06-16
   days on market $77,800 Active 7 DOM
4. 2026-06-15
   days on market $77,800 Active 6 DOM
5. 2026-06-14
   days on market $77,800 Active 4 DOM
6. 2026-06-13
   days on market $77,800 Active 3 DOM
7. 2026-06-09
   remarks 699-char remark
8. 2026-06-09
   listed $77,800 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: $1,772 · $148/mo
• Projected year-2 tax: $1,772 · $148/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,311
• − Mortgage interest: −$4,358
• − Property taxes: −$1,772
• − Insurance: −$389
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − Depreciation: −$2,263
• Taxable income: $3,239
• Est. tax owed @ 24.0%: −$777
• After-tax cash flow: $3,472/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

1 event — show timeline

• 2026-06-08 Listed $77,800 Dayton MLS

Property tax history

+5.2%/yr

Latest (2025): $1,772 · -0.2% YoY. Source: county tax records.