2219 Chamberlin Ave · Fort McKinley, OH 45406

$87,500

2 bd · 1.0 ba · 884 sqft · SingleFamily public records · 5 Days on market

Built 1957 8,250 sqft lot Est $91k · 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 +20.8/30.0
• ARV discount +9.3/15.0
• DSCR +6.6/10.0
• 1% rule +5.4/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-bedroom, 1-bath home offering 884 sq ft of living space on a spacious double lot in Harrison Township. Built in 1957, this property features a functional layout, attached garage, and a generously sized yard with ample space for parking, gardening, or future improvements. Interior highlights include a comfortable living area, updated kitchen open to the dining space, two well-sized bedrooms, and large closets providing plenty of storage. Additional living space is available in the finished basement. Enjoy outdoor living with a large covered patio, perfect for relaxing or entertaining. Conveniently located with easy access to major roads, shopping, dining, and local amenities. This

Key facts

• Attached garage
• Double lot
• Finished basement

Tags

• DOUBLE LOT
• ATTACHED GARAGE
• GENEROUSLY SIZED YARD
• FINISHED BASEMENT
• LARGE COVERED PATIO
• EASY ACCESS TO MAJOR ROADS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($912 rent vs $88k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $605 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,500

Questions for the listing agent

1. Built in 1957 — 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. 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.
4. 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.
5. 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: 1.04% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.88%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $91,052
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3748 Saint James Ave	0.06mi	3/1.0 (+1)	864 (-2%)	6mo	$92,500	$107	83
4445 Prescott Ave	0.47mi	2/1.0	888 (+0%)	7mo	$40,000	$45	71
4075 Middlehurst Ln	0.16mi	3/1.0 (+1)	979 (+11%)	2mo	$89,900	$92	68
2612 N Gettysburg Ave	0.21mi	2/1.0	780 (-12%)	3mo	$28,200	$36	68
2212 Chamberlin Ave	0.03mi	3/1.0 (+1)	996 (+13%)	6mo	$110,000	$110	67
2660 Grant Ave	0.48mi	3/1.5 (+1)	912 (+3%)	2mo	$78,000	$86	64
2826 W Hillcrest Ave	0.63mi	3/1.0 (+1)	898 (+2%)	5mo	$95,000	$106	59
3816 Lori Sue Ave	0.64mi	3/1.0 (+1)	925 (+5%)	3mo	$152,000	$164	55
1816 Wesleyan Rd	0.62mi	3/1.5 (+1)	920 (+4%)	6mo	$133,000	$145	52
3927 Necco Ave	0.74mi	3/1.0 (+1)	936 (+6%)	1mo	$72,500	$77	50
4715 Greenwich Village Ave	0.70mi	2/1.0	756 (-14%)	6mo	$21,500	$28	38
4625 Saint Johns Ave	0.60mi	3/2.5 (+1)	1,015 (+15%)	6mo	$105,000	$103	31

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: -7.2%
• Equity multiple: 0.73×
• Total profit: $-6,498
• Equity at exit: $13,047

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $4,341
• Equity at exit: $7,565

Cash invested: $24,500 (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: 8.0×

Monthly cashflow live

• Estimated rent: $912 high
• Mortgage (P&I): −$459
• Tax from tax record: −$105 /mo · $1,262/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $120

Break-even live

Break-even rent $760

Max offer price $87,500

Occupancy floor 82%

Sensitivity live

Price	-10% $170	-5% $145	+0% $120	+5% $95	+10% $70
Rent	-10% $48	-5% $84	+0% $120	+5% $156	+10% $192
Rate	-1.0pp $164	-0.5pp $142	base $120	+0.5pp $97	+1.0pp $74

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2414 Hancock Ave Unit 2418 Dayton, OH	1.0	1.0	600	$650	$1.08	44d	1	0.10mi
2408 Falmouth Ave Dayton, OH	2.0	1.0	806	$950	$1.18	24d	1	0.15mi
2501 Fairport Ave Dayton, OH	2.0	1.0	605	$850	$1.40	44d	1	0.19mi
2609 Fairport Ave Dayton, OH	3.0	1.0	1000	$1,025	$1.02	3d	1	0.22mi
2675-2727 N Gettysburg Ave Dayton, OH	1.0	1.0	650	$600	$0.92	15d	22	0.43mi
2675-2727 N Gettysburg Ave Unit 2727-22 Dayton, OH	1.0	1.0	650	$600	$0.92	44d	1	0.43mi
4446 Waymire Ave Dayton, OH	3.0	1.0	1100	$1,100	$1.00	22d	1	0.45mi
1720 Kings Mill Ct Dayton, OH	2.0	1.5	975	$925	$0.95	24d	1	0.57mi
3537 Otterbein Ave Unit d Dayton, OH	2.0	1.0	900	$925	$1.03	44d	1	0.65mi
2257 Hepburn Ave Dayton, OH	1.0	1.0	600	$695	$1.16	44d	1	0.67mi
3311 Otterbein Ave Dayton, OH	3.0	1.5	1004	$1,300	$1.29	12d	1	0.70mi
2109 Victoria Ave Dayton, OH	2.0	1.0	714	$950	$1.33	4d	1	0.70mi
4629 Queens Ave Dayton, OH	2.0	1.0	900	$1,100	$1.22	44d	1	0.73mi
1732 Harold Dr Dayton, OH	2.0	1.0	805	$925	$1.15	44d	1	0.74mi
3650 Otterbein Ave Unit 3650 Dayton, OH	2.0	1.0	900	$800	$0.89	3d	1	0.75mi
3652 Otterbein Ave Unit 3652 Dayton, OH	2.0	1.0	700	$800	$1.14	3d	1	0.75mi
3711 Pittsburg Ave Dayton, OH	2.0	1.0	800	$875	$1.09	44d	1	0.77mi
1934 Tennyson Ave Dayton, OH	1.0	1.0	675	$700	$1.04	44d	1	0.77mi
1330 W Hillcrest Ave Dayton, OH	1.0	1.0	525	$825	$1.57	44d	1	0.78mi
1982 Victoria Ave Dayton, OH	1.0	1.0	675	$700	$1.04	44d	1	0.78mi
4113 Crest Dr Dayton, OH	1.0	1.0	650	$650	$1.00	44d	1	0.81mi
2002 Val Vista Ct Dayton, OH	3.0	1.0	975	$1,095	$1.12	22d	1	0.84mi
2014 Hickorydale Dr Unit 2016 Dayton, OH	2.0	1.0	800	$900	$1.12	44d	1	0.90mi
3552 Stanford Pl Dayton, OH	2.0	1.0	800	$800	$1.00	24d	1	0.91mi
3552 Stanford Pl Unit 3552 Dayton, OH	2.0	1.0	800	$800	$1.00	44d	1	0.91mi
5112 W Hillcrest Ave Unit 1 Dayton, OH	3.0	1.0	972	$700	$0.72	24d	1	0.94mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	4d	1	1.05mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	44d	1	1.05mi
3858 Haney Rd Dayton, OH	2.0	1.0	850	$825	$0.97	3d	1	1.06mi
1203 W Fairview Ave Dayton, OH	1.0	1.0	806	$750	$0.93	44d	1	1.06mi
3007 Cornell Dr Dayton, OH	2.0	1.0	827	$1,000	$1.21	4d	1	1.08mi
829 Uhrig Ave Unit 3 Dayton, OH	2.0	1.0	760	$875	$1.15	15d	1	1.09mi
4132 Natchez Ave Dayton, OH	3.0	1.5	991	$1,250	$1.26	4d	1	1.14mi
1008 W Fairview Ave Unit 2 Dayton, OH	1.0	1.0	1007	$800	$0.79	4d	1	1.17mi
1004 W Fairview Ave Dayton, OH	2.0	1.0	1053	$950	$0.90	24d	1	1.18mi
2010 Auburn Ave Dayton, OH	1.0	1.0	560	$625	$1.12	3d	1	1.19mi
4161 Mapleleaf Dr Dayton, OH	3.0	1.0	960	$1,250	$1.30	3d	1	1.24mi
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	44d	1	1.28mi
2310 Emerson Ave Unit B Dayton, OH	1.0	1.0	750	$600	$0.80	44d	1	1.39mi
2039 Emerson Ave Dayton, OH	1.0	1.0	725	$725	$1.00	4d	1	1.40mi

Listing history 2 events

1. 2026-04-22
   status Pending
2. 2026-04-16
   listed $87,500 Active

ⓘ 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: $1,262 · $105/mo
• Projected year-2 tax: $1,313 · $109/mo
• Expected delta: +$52/yr (+$4/mo · 4.1%)

ⓘ 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: $10,943
• − Mortgage interest: −$4,901
• − Property taxes: −$1,262
• − Insurance: −$438
• − Repairs & maintenance: −$875
• − Management: −$875
• − Depreciation: −$2,545
• Taxable income: $47
• Est. tax owed @ 24.0%: −$11
• After-tax cash flow: $1,429/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 — Fort McKinley

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Fort McKinley, OH
• County: Montgomery County · 459,541 people
• 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

2 events — show timeline

• 2026-04-22 Pending — Dayton MLS
• 2026-04-16 Listed $87,500 Dayton MLS

Property tax history

+1.1%/yr

Latest (2025): $1,262 · -0.0% YoY. Source: county tax records.