62 Brenner Ave · Dayton, OH 45403

$75,000

3 bd · 2.0 ba · 1,404 sqft · SingleFamily public records · 242 Days on market

Built 1908 2,945 sqft lot $53/sqft · 21% below area Est $94k · 21% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Single family home located on the corner of Brenner Ave. Currently rented. Also being offered with a commercial residential portfolio. This house can be sold separately or included in the portfolio sale that includes the vacant storage lot next door, the vacant house and commercial warehouse across the street. Call agent for more info

Key facts

• 2,945 sq ft lot
• Built 1908
• Listed 242 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 36% 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 $519 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 + 3.7% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 242 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 1908 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 242 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.52% ✓
• Cap rate: 13.31%
• Cash-on-cash: 25.08%
• DSCR: 2.12
• GRM: 5.5

CMA / ARV

• ARV (median comp): $94,468
• List price: $75,000
• Delta: -20.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44 Bell St	0.25mi	2/1.5 (-1)	1,404 (0%)	2mo	$125,000	$89	79
42 S Monmouth St	0.57mi	3/2.0	1,332 (-5%)	3mo	$109,900	$83	63
1820 E 4th St	0.43mi	2/1.5 (-1)	1,351 (-4%)	7mo	$70,000	$52	61
45 S Monmouth St	0.55mi	3/1.5	1,367 (-3%)	10mo	$135,000	$99	60
107 Sherman St	0.70mi	3/1.5	1,446 (+3%)	2mo	$73,000	$50	59
60 Bell St	0.28mi	2/1.5 (-1)	1,225 (-13%)	3mo	$64,500	$53	56
425 Huffman Ave	0.55mi	3/2.0	1,248 (-11%)	1mo	$80,000	$64	55
109 Ringgold St	0.46mi	2/2.0 (-1)	1,554 (+11%)	10mo	$212,900	$137	47
2808 E 4th St	0.67mi	3/1.0	1,574 (+12%)	6mo	$65,000	$41	40
720 Springfield St	0.58mi	3/1.0	1,200 (-14%)	8mo	$62,000	$52	38
1531 Chapel St	0.69mi	3/2.5	1,216 (-13%)	6mo	$126,500	$104	38
27 Henry St	0.66mi	2/1.0 (-1)	1,262 (-10%)	9mo	$215,000	$170	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: 19.3%
• Equity multiple: 1.79×
• Total profit: $16,598
• Equity at exit: $11,183

10-year hold

• IRR: 28.0%
• Equity multiple: 3.56×
• Total profit: $53,776
• Equity at exit: $6,485

Cash invested: $21,000 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,137 high
• Mortgage (P&I): −$393
• Tax from tax record: −$35 /mo · $422/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $439

Break-even live

Break-even rent $582

Max offer price $75,000

Occupancy floor 56%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29 N Garfield St Dayton, OH	3.0	1.0	1092	$1,000	$0.92	23d	1	0.19mi
2200 E 5th St Dayton, OH	2.0	1.0	1000	$825	$0.82	23d	1	0.49mi
15 John St Unit 15 Dayton, OH	2.0	1.0	1200	$800	$0.67	23d	1	0.49mi
120 S Monmouth St Dayton, OH	2.0	1.0	1000	$950	$0.95	43d	1	0.61mi
101 N Irwin St Dayton, OH	2.0	1.0	900	$1,100	$1.22	3d	1	0.65mi
1517 Chapel St Unit 1521 Dayton, OH	2.0	1.0	1239	$1,000	$0.81	3d	1	0.70mi
424 Bantz Ct Dayton, OH	3.0	1.0	1192	$1,050	$0.88	3d	1	0.81mi
224 S Irwin St Unit 226 Dayton, OH	2.0	1.0	992	$900	$0.91	3d	1	0.84mi
78 Notre Dame Ave Unit A Dayton, OH	3.0	1.0	1015	$1,025	$1.01	43d	1	0.84mi
224 Deeds Ave Dayton, OH	2.0	1.0	1124	$950	$0.85	23d	1	0.85mi
314 Sheridan Ave Dayton, OH	3.0	1.0	1258	$1,150	$0.91	3d	1	0.85mi
155 Grove Ave Unit 155 Dayton, OH	3.0	1.0	1150	$950	$0.83	43d	1	0.86mi
163 Grove Ave Unit 163 Dayton, OH	3.0	1.0	1000	$950	$0.95	43d	1	0.87mi
200 Hart St Dayton, OH	3.0	1.0	1304	$1,250	$0.96	23d	1	0.90mi
321 Deeds Ave Unit 319 Dayton, OH	4.0	2.0	1794	$1,100	$0.61	43d	1	0.91mi
210 S Hedges St Dayton, OH	2.0	1.5	1048	$1,045	$1.00	21d	1	0.94mi
201 Pleasant Ave Unit 203 Dayton, OH	2.0	1.0	1250	$975	$0.78	23d	1	0.96mi
112 Webster St Dayton, OH	2.0	1.0–2.0	802	$2,198	$2.74	2d	63	0.99mi
2034 Leo St Dayton, OH	2.0	1.0	888	$1,100	$1.24	21d	1	1.00mi
821 Herman Ave Dayton, OH	3.0	1.0	1456	$1,100	$0.76	21d	1	1.04mi
511 Parrot St Dayton, OH	3.0	1.5	1618	$1,100	$0.68	14d	1	1.05mi
3707 E 3rd St Unit 3705 Dayton, OH	3.0	1.0	1410	$1,045	$0.74	23d	1	1.06mi
204 Sears St Dayton, OH	3.0	1.0–2.5	1124	$2,793	$2.48	2d	10	1.06mi
425 Dayton Towers Dr Dayton, OH	2.0	1.0–2.0	852	$1,799	$2.11	2d	30	1.06mi
2119 Bellefontaine Ave Dayton, OH	3.0	1.5	1500	$1,400	$0.93	2d	1	1.07mi
3719 E 3rd St Unit 3717 Dayton, OH	3.0	1.0	1092	$1,100	$1.01	2d	1	1.08mi
115 Livingston Ave Dayton, OH	3.0	1.0	1624	$1,450	$0.89	44d	1	1.08mi
3817 E 5th St Dayton, OH	2.0	1.0	1178	$1,295	$1.10	2d	1	1.21mi
500 E 3rd St Dayton, OH	1.0–2.0	1.0–2.0	935	$1,660	$1.78	3d	16	1.21mi
1300 Chardon Ct Dayton, OH	2.0	1.0	970	$1,200	$1.24	2d	1	1.21mi
637 Creighton Ave Dayton, OH	3.0	1.0	1144	$1,350	$1.18	14d	1	1.24mi
451 Hunter Ave Dayton, OH	2.0	1.0	974	$800	$0.82	23d	1	1.24mi
4013 E 3rd St Dayton, OH	2.0	1.5	1144	$1,095	$0.96	14d	1	1.25mi
144 N Quentin Ave Dayton, OH	3.0	1.0	1038	$1,600	$1.54	43d	1	1.26mi
117 Clay St Unit 117 Dayton, OH	2.0	1.5	1632	$1,950	$1.19	23d	1	1.26mi
31 Bidleman St Dayton, OH	2.0	1.5	1568	$1,100	$0.70	43d	1	1.26mi
211 N Cherrywood Ave Unit 2 Dayton, OH	2.0	1.0	950	$795	$0.84	3d	1	1.30mi
228 James St Dayton, OH	3.0	1.0	1700	$1,200	$0.71	43d	1	1.34mi
227 James St Unit 1 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	3d	1	1.37mi
229 James St Unit 228 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	23d	1	1.37mi

Listing history 20 events

1. 2026-06-18
   days on market $75,000 Active 242 DOM
2. 2026-06-17
   days on market $75,000 Active 241 DOM
3. 2026-06-16
   days on market $75,000 Active 240 DOM
4. 2026-06-15
   days on market $75,000 Active 239 DOM
5. 2026-06-14
   days on market $75,000 Active 237 DOM
6. 2026-06-13
   days on market $75,000 Active 236 DOM
7. 2026-06-10
   days on market $75,000 Active 234 DOM
8. 2026-06-09
   days on market $75,000 Active 233 DOM
9. 2026-06-08
   days on market $75,000 Active 232 DOM
10. 2026-06-07
    days on market $75,000 Active 231 DOM
11. 2026-06-05
    days on market $75,000 Active 228 DOM
12. 2026-06-03
    days on market $75,000 Active 227 DOM
13. 2026-06-02
    days on market $75,000 Active 226 DOM
14. 2026-06-01
    days on market $75,000 Active 225 DOM
15. 2026-05-31
    days on market $75,000 Active 224 DOM
16. 2026-04-29
    status Active 336-char remark

    Show marketing remark (336 chars)

    Single family home located on the corner of Brenner Ave. Currently rented. Also being offered with a commercial residential portfolio. This house can be sold separately or included in the portfolio sale that includes the vacant storage lot next door, the vacant house and commercial warehouse across the street. Call agent for more info

17. 2025-11-19
    historical ActiveUnderContract 336-char remark

    Show marketing remark (336 chars)

    Single family home located on the corner of Brenner Ave. Currently rented. Also being offered with a commercial residential portfolio. This house can be sold separately or included in the portfolio sale that includes the vacant storage lot next door, the vacant house and commercial warehouse across the street. Call agent for more info

18. 2025-10-18
    listed $75,000 Active 336-char remark

    Show marketing remark (336 chars)

    Single family home located on the corner of Brenner Ave. Currently rented. Also being offered with a commercial residential portfolio. This house can be sold separately or included in the portfolio sale that includes the vacant storage lot next door, the vacant house and commercial warehouse across the street. Call agent for more info

19. 2011-04-28
    historical
20. 2011-03-23
    listed

ⓘ 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: $422 · $35/mo
• Projected year-2 tax: $796 · $66/mo
• Expected delta: +$374/yr (+$31/mo · 88.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% 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
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,649
• − Mortgage interest: −$4,201
• − Property taxes: −$422
• − Insurance: −$375
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$2,182
• Taxable income: $4,286
• Est. tax owed @ 24.0%: −$1,029
• After-tax cash flow: $4,238/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

5 events — show timeline

• 2026-04-29 Relisted — Dayton MLS
• 2025-11-19 Contingent — Dayton MLS
• 2025-10-18 Listed $75,000 Dayton MLS
• 2011-04-28 Listing Removed — Dayton MLS
• 2011-03-23 Listed — Dayton MLS

Property tax history

-4.1%/yr

Latest (2025): $422 · -0.2% YoY. Source: county tax records.