164 Oaklawn Ave · Dayton, OH 45410

$122,000

4 bd · 1.0 ba · 932 sqft · SingleFamily public records · 3 Days on market

Built 1927 3,589 sqft lot Est $122k · at est.

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Rent growth +5.0/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This home has been an income producing house since it was purchased. However it's potential as someone's home is huge. New paint, new flooring, new carpet in the bedrooms. Roof is probably 10 years old. New cedar fence around the back yard. This home is ready to move into!

Key facts

• Newer furnace
• New carpet
• Newer roof

Tags

• INCOME PRODUCING HOUSE
• NEW PAINT
• NEW FLOORING
• NEW CARPET
• NEWER ROOF
• NEWER FURNACE

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Home design: Frame construction with wood siding
• Construction: Below-grade unfinished area approximately 924 (basement area)
• Exterior features: Residential lot (approximately 0.08 acre)

Interior

• Kitchen: Kitchen on main level about 10 x 10
• Bedrooms: Second-floor bedroom about 14 x 10; Second-floor bedroom about 14 x 13; Main-level bedroom about 11 x 10; Main-level bedroom about 11 x 11
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Decorative fireplace; Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $122k).
• Cap rate 9.1% vs local median 7.4% in Dayton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+11.4%/yr); 92 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 36% of the median local income ($47k/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 $843 of loan paydown is wiped out by about $4k 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 + 8.0% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,000

Questions for the listing agent

1. Built in 1927 — 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: 1.16% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.07%
• DSCR: 1.45
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $122,092
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
502 Santa Cruz Ave	0.05mi	3/1.0 (-1)	960 (+3%)	12mo	$118,000	$123	77
1000 Haviland Ave	0.37mi	3/1.0 (-1)	970 (+4%)	11mo	$109,900	$113	62
40 Klee Ave	0.33mi	3/1.0 (-1)	1,015 (+9%)	6mo	$159,000	$157	59
2735 Argella Ave	0.55mi	3/2.0 (-1)	962 (+3%)	2mo	$165,000	$172	58
2002 Deanwood Ave	0.40mi	3/1.0 (-1)	967 (+4%)	15mo	$33,880	$35	58
507 Sheridan Ave	0.53mi	3/1.0 (-1)	1,008 (+8%)	1mo	$115,500	$115	56
79 Seminary Ave	0.27mi	3/1.0 (-1)	835 (-10%)	13mo	$107,200	$128	54
1105 Pritz Ave	0.74mi	3/1.5 (-1)	872 (-6%)	2mo	$181,900	$209	46
425 Sheridan Ave	0.53mi	3/1.0 (-1)	1,038 (+11%)	13mo	$60,000	$58	40
1205 Pursell Ave	0.63mi	3/2.0 (-1)	1,036 (+11%)	8mo	$165,000	$159	36
1653 Rosemont Blvd	0.72mi	3/1.0 (-1)	1,003 (+8%)	15mo	$169,000	$168	36
1606 Rosemont Blvd	0.66mi	3/1.0 (-1)	1,071 (+15%)	13mo	$140,000	$131	29

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.18×
• Total profit: $5,987
• Equity at exit: $18,191

10-year hold

• IRR: 18.0%
• Equity multiple: 2.84×
• Total profit: $62,824
• Equity at exit: $10,548

Cash invested: $34,160 (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 45410

• Home prices YoY: -21.4%
• Rents YoY: 11.4%
• Active inventory: 92
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,415 high
• Mortgage (P&I): −$640
• Tax from tax record: −$140 /mo · $1,685/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $287

Break-even live

Break-even rent $1,052

Max offer price $122,000

Occupancy floor 75%

Sensitivity live

Price	-10% $356	-5% $321	+0% $287	+5% $252	+10% $218
Rent	-10% $175	-5% $231	+0% $287	+5% $343	+10% $399
Rate	-1.0pp $348	-0.5pp $318	base $287	+0.5pp $255	+1.0pp $223

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: $30,500
• Closing costs: $3,660
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
854 Santa Cruz Ave Dayton, OH	3.0	1.0	1060	$1,300	$1.23	44d	1	0.41mi
2306 Alice St Dayton, OH	3.0	1.0	918	$1,200	$1.31	4d	1	0.66mi
1029 Blakley Dr Dayton, OH	3.0	1.0	947	$1,300	$1.37	3d	1	0.81mi
1143 Blakley Dr Dayton, OH	3.0	1.0	947	$1,195	$1.26	15d	1	0.81mi
4403 Burkhardt Ave Dayton, OH	3.0	1.0–2.0	800	$1,100	$1.38	3d	1	0.87mi
3719 E 3rd St Unit 3717 Dayton, OH	3.0	1.0	1092	$1,100	$1.01	3d	1	1.00mi
1659 Hearthstone Dr Dayton, OH	3.0	1.0	1102	$1,195	$1.08	3d	1	1.02mi
29 N Garfield St Dayton, OH	3.0	1.0	1092	$1,000	$0.92	24d	1	1.07mi
144 N Quentin Ave Dayton, OH	3.0	1.0	1038	$1,600	$1.54	44d	1	1.23mi

Listing history 4 events

1. 2026-06-18
   days on market $122,000 Active 3 DOM
2. 2026-06-17
   days on market $122,000 Active 2 DOM
3. 2026-06-15
   remarks 273-char remark
4. 2026-06-15
   listed $122,000 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: $1,685 · $140/mo
• Projected year-2 tax: $1,794 · $150/mo
• Expected delta: +$109/yr (+$9/mo · 6.5%)

ⓘ 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 4/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,980
• − Mortgage interest: −$6,834
• − Property taxes: −$1,685
• − Insurance: −$610
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$3,549
• Taxable income: $1,585
• Est. tax owed @ 24.0%: −$380
• After-tax cash flow: $3,061/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): 14,694
• Household income: $46,651
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 961.0

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 (71%)
• Race & ethnicity: White 71% Black 15% Hispanic / Latino 7% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 2% Iranian 2% Slovak 2%
• Foreign-born: 5% · Canada, United Kingdom
• Languages at home: 91% English-only · Spanish 6% Tagalog/Filipino 1% 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: ▼ -100.61%
• Current HPI: 369.3938
• Rent YoY: ▲ 11.37%
• 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

• 2026-06-15 Listed $122,000 Dayton MLS

Property tax history

+3.2%/yr

Latest (2025): $1,685 · -0.2% YoY. Source: county tax records.