2844 Sage Ave · Dayton, OH 45417

$99,900

3 bd · 1.0 ba · 1,317 sqft · SingleFamily public records · 5 Days on market

Built 1949 6,599 sqft lot $76/sqft · 19% above area Est $84k · 19% over

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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 +27.0/30.0
• DSCR +9.4/10.0
• 1% rule +7.0/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Dayton. Investors or 1st time Home Buyers. Three bedroom, 1317 sq. ft. home, is being sold As Is. Entry is through an enclosed front porch. THe one-car garage is oversized and has enough room for a workshop. There is a full basement. The attractive home has updated plumbing, newer bathroom flooring, a two-year old water heater, hardwood floors (under carpet) on first floor and a refrigerator. AC does not work. Additional TLC could make this property a great family home or nice rental property. One owner home built by family more than 50 years ago.

Key facts

• New flooring
• Spacious lot
• Full basement

Tags

• NEW FLOORING
• UPDATED BATHROOM
• UPDATED KITCHEN
• SPACIOUS LOT
• FULL BASEMENT

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached one-car garage
• Utilities: Natural gas heating; Central air conditioning
• Home design: Two-story home
• Construction: Frame, stone and vinyl siding exterior
• Exterior features: Residential lot (irregular shape)

Interior

• Kitchen: Main-level kitchen (approx. 11 x 8)
• Bedrooms: Second-floor bedroom (approx. 13 x 14); Second-floor bedroom (approx. 16 x 6); Second-floor bedroom (approx. 12 x 11)
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Full, unfinished basement; Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.7% 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 fast (+4.1%/yr); 135 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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 39% of the median local income ($37k/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 $691 of loan paydown is wiped out by about $3k 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 + 4.1% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 16y 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 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1949 — 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: 1.20% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.05%
• DSCR: 1.54
• GRM: 7.0

CMA / ARV

• ARV (median comp): $84,046
• List price: $99,900
• Delta: 18.86%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2844 Sage Ave	0.00mi	3/1.0	1,317 (0%)	1mo	$90,000	$68	99
1126 Glennelle Dr	0.22mi	3/2.0	1,355 (+3%)	5mo	$171,900	$127	77
3032 Germantown St	0.13mi	2/1.0 (-1)	1,225 (-7%)	2mo	$79,500	$65	76
1045 Bunche Dr	0.30mi	3/2.0	1,355 (+3%)	2mo	$171,900	$127	76
467 Groveland Ave	0.54mi	3/1.5	1,368 (+4%)	2mo	$50,000	$37	64
2505 Yolanda Dr	0.35mi	4/2.0 (+1)	1,231 (-6%)	2mo	$190,000	$154	62
1116 Glennelle Dr	0.21mi	3/2.5	1,508 (+14%)	1mo	$180,000	$119	59
1214 Glennelle Dr	0.25mi	3/2.5	1,508 (+14%)	2mo	$178,000	$118	56
1039 Bunche Dr	0.30mi	3/2.5	1,508 (+14%)	1mo	$176,900	$117	55
1051 Bunche Dr	0.30mi	3/2.5	1,508 (+14%)	1mo	$176,900	$117	55
1315 Clement Ave	0.69mi	4/2.0 (+1)	1,344 (+2%)	2mo	$110,000	$82	54
1200 Glennelle Dr	0.24mi	3/2.5	1,508 (+14%)	5mo	$178,000	$118	54

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 · 4.06% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.11×
• Total profit: $2,986
• Equity at exit: $14,895

10-year hold

• IRR: 13.3%
• Equity multiple: 2.11×
• Total profit: $31,042
• Equity at exit: $8,638

Cash invested: $27,972 (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 45417

• Home prices YoY: -32.3%
• Rents YoY: 4.1%
• Active inventory: 135
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,196 high
• Mortgage (P&I): −$524
• Tax from tax record: −$99 /mo · $1,187/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $281

Break-even live

Break-even rent $841

Max offer price $99,900

Occupancy floor 72%

Sensitivity live

Price	-10% $337	-5% $309	+0% $281	+5% $252	+10% $224
Rent	-10% $186	-5% $234	+0% $281	+5% $328	+10% $375
Rate	-1.0pp $331	-0.5pp $306	base $281	+0.5pp $255	+1.0pp $229

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
623 Clifton Dr Apt A Dayton, OH	2.0	1.0	1200	$1,200	$1.00	3d	1	0.58mi
623 Clifton Dr Apt B Dayton, OH	2.0	1.0	1200	$1,174	$0.98	4d	1	0.58mi
2240 Lakeview Ave Dayton, OH	3.0	1.0	1056	$1,025	$0.97	44d	1	0.64mi
3939 Nicholas Rd Dayton, OH	3.0	1.0	912	$1,200	$1.32	44d	1	0.65mi
1272 Clement Ave Dayton, OH	3.0	1.0	1025	$1,350	$1.32	3d	1	0.71mi
3964 Nicholas Rd Dayton, OH	3.0	1.0	912	$1,000	$1.10	4d	1	0.73mi
652 Dennison Ave Dayton, OH	2.0	2.0	988	$1,095	$1.11	22d	1	0.81mi
1515 W Stewart St Dayton, OH	2.0	1.0	925	$1,000	$1.08	44d	1	1.14mi
70 Gramont Ave Dayton, OH	3.0	1.5	966	$1,300	$1.35	3d	1	1.17mi
42 S Mathison St Dayton, OH	3.0	1.0	1300	$1,220	$0.94	4d	1	1.29mi
40 S Mathison St Dayton, OH	3.0	1.0	1300	$1,200	$0.92	15d	1	1.29mi
4109 Midway Ave Dayton, OH	3.0	1.0	971	$1,000	$1.03	4d	1	1.32mi
47 Leroy St Dayton, OH	3.0	1.0	1456	$1,200	$0.82	44d	1	1.40mi
216 N Ardmore Ave Dayton, OH	3.0	1.0	1500	$1,100	$0.73	4d	1	1.43mi

Listing history 12 events

1. 2026-05-08
   status Pending 337-char remark
2. 2026-05-06
   status Active 337-char remark
3. 2026-04-30
   status Pending 337-char remark
4. 2026-04-27
   listed $99,900 Active 337-char remark
5. 2014-01-15
   soldstatus $6,000 Closed 553-char remark

   Show marketing remark (553 chars)

   Dayton. Investors or 1st time Home Buyers. Three bedroom, 1317 sq. ft. home, is being sold As Is. Entry is through an enclosed front porch. THe one-car garage is oversized and has enough room for a workshop. There is a full basement. The attractive home has updated plumbing, newer bathroom flooring, a two-year old water heater, hardwood floors (under carpet) on first floor and a refrigerator. AC does not work. Additional TLC could make this property a great family home or nice rental property. One owner home built by family more than 50 years ago.

6. 2014-01-15
   soldstatus $6,000 553-char remark

   Show marketing remark (553 chars)

   Dayton. Investors or 1st time Home Buyers. Three bedroom, 1317 sq. ft. home, is being sold As Is. Entry is through an enclosed front porch. THe one-car garage is oversized and has enough room for a workshop. There is a full basement. The attractive home has updated plumbing, newer bathroom flooring, a two-year old water heater, hardwood floors (under carpet) on first floor and a refrigerator. AC does not work. Additional TLC could make this property a great family home or nice rental property. One owner home built by family more than 50 years ago.

7. 2013-12-23
   historical 553-char remark

   Show marketing remark (553 chars)

   Dayton. Investors or 1st time Home Buyers. Three bedroom, 1317 sq. ft. home, is being sold As Is. Entry is through an enclosed front porch. THe one-car garage is oversized and has enough room for a workshop. There is a full basement. The attractive home has updated plumbing, newer bathroom flooring, a two-year old water heater, hardwood floors (under carpet) on first floor and a refrigerator. AC does not work. Additional TLC could make this property a great family home or nice rental property. One owner home built by family more than 50 years ago.

8. 2013-11-24
   listed $8,000 553-char remark

   Show marketing remark (553 chars)

   Dayton. Investors or 1st time Home Buyers. Three bedroom, 1317 sq. ft. home, is being sold As Is. Entry is through an enclosed front porch. THe one-car garage is oversized and has enough room for a workshop. There is a full basement. The attractive home has updated plumbing, newer bathroom flooring, a two-year old water heater, hardwood floors (under carpet) on first floor and a refrigerator. AC does not work. Additional TLC could make this property a great family home or nice rental property. One owner home built by family more than 50 years ago.

9. 2013-10-30
   historical
10. 2013-03-18
    listed $10,500
11. 2010-12-31
    historical
12. 2010-03-30
    listed $22,900

ⓘ 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: $1,187 · $99/mo
• Projected year-2 tax: $1,372 · $114/mo
• Expected delta: +$186/yr (+$15/mo · 15.7%)

ⓘ 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 ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,357
• − Mortgage interest: −$5,596
• − Property taxes: −$1,187
• − Insurance: −$500
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$2,906
• Taxable income: $1,872
• Est. tax owed @ 24.0%: −$449
• After-tax cash flow: $2,920/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): 28,186
• Household income: $36,945
• Rent vs Own: 52.1% rent · 47.9% own
• Severe rent burden: 1822.0

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 (71%)
• Race & ethnicity: Black 71% White 20% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Romanian 0%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -92.43%
• Current HPI: 193.4175
• Rent YoY: ▲ 4.06%
• 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

+293.0% since first listed

13 events — show timeline

• 2026-06-01 Sold (MLS) $90,000 Dayton MLS
• 2026-05-08 Pending — Dayton MLS
• 2026-05-06 Relisted — Dayton MLS
• 2026-04-30 Pending — Dayton MLS
• 2026-04-27 Listed $99,900 Dayton MLS
• 2014-01-15 Sold (MLS) $6,000 Dayton MLS
• 2014-01-15 Sold (MLS) $6,000 Dayton MLS
• 2013-12-23 Listing Removed — Dayton MLS
• 2013-11-24 Listed $8,000 Dayton MLS
• 2013-10-30 Listing Removed — Dayton MLS
• 2013-03-18 Listed $10,500 Dayton MLS
• 2010-12-31 Listing Removed — Dayton MLS
• 2010-03-30 Listed $22,900 Dayton MLS

Property tax history

+3.1%/yr

Latest (2025): $1,187 · -0.2% YoY. Source: county tax records.