1336 Kemper Ave · Dayton, OH 45420

$109,900

2 bd · 1.0 ba · 956 sqft · SingleFamily public records · 1 Days on market

Built 1924 6,500 sqft lot Est $167k · 34% under

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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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.8/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1336 Kemper Ave. ! This is a 2 bed 1 bath ranch with a full basement! The outside features a large private backyard and a 1 car garage. This home does need some TLC but has a lot of potential! Do not miss out on this opportunity. Selling home in "As Is” Condition. Updates Include: Newer roof and water heater in the last 5 years, updated windows, all appliances stay. Sellers are motivated to sell!! Contact us today for a private showing.

Key facts

• Near schools
• Fenced yard
• Full basement

Tags

• FULL BASEMENT
• DETACHED ONE-CAR GARAGE
• FENCED YARD
• BACKYARD SPACE
• NEAR SCHOOLS
• LOCAL PARKS

Property features AI

Finance

• Financial info: Property is for sale

Exterior

• Parking: Detached one-car garage
• Utilities: Natural gas heating; Central air conditioning
• Home design: Single-story home
• Construction: Aluminum siding; Vinyl siding
• Exterior features: 50 x 130 lot; Residential zoning

Interior

• Kitchen: Main level kitchen (12 x 10)
• Bedrooms: Main level bedroom (8 x 5); Main level bedroom (11 x 10); Main level bedroom (12 x 11)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).

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 (+4.8%/yr); 106 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $760 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 + 4.8% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,900

Questions for the listing agent

1. Built in 1924 — 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: 1.08% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.77%
• DSCR: 1.35
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $167,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2817 Kennedy Ave	0.52mi	2/2.0	960 (+0%)	1mo	$125,000	$130	70
2908 Hazel Ave	0.35mi	2/1.0	876 (-8%)	2mo	$170,000	$194	68
1136 Croyden Dr	0.27mi	2/1.0	840 (-12%)	1mo	$170,000	$202	67
2009 Hazel Ave	0.57mi	3/1.0 (+1)	966 (+1%)	0mo	$80,500	$83	66
1804 Culver Ave	0.56mi	2/1.5	928 (-3%)	1mo	$205,000	$221	66
2127 Moreland Ave	0.73mi	2/1.0	960 (+0%)	0mo	$134,000	$140	65
541 Watervliet Ave	0.49mi	2/2.0	1,000 (+5%)	1mo	$175,000	$175	65
2849 Revere Ave	0.50mi	2/1.0	884 (-8%)	1mo	$132,000	$149	64
1004 Chelsea Ave	0.41mi	2/1.0	864 (-10%)	2mo	$165,000	$191	64
2348 Fauver Ave	0.45mi	2/2.0	1,080 (+13%)	1mo	$200,000	$185	53
127 Bellaire Ave	0.70mi	2/2.0	858 (-10%)	1mo	$142,000	$166	45
2113 Pittsfield St	0.70mi	3/1.0 (+1)	1,056 (+10%)	1mo	$185,000	$175	44

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 · 4.82% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.91×
• Total profit: $-2,902
• Equity at exit: $16,386

10-year hold

• IRR: 9.1%
• Equity multiple: 1.76×
• Total profit: $23,270
• Equity at exit: $9,502

Cash invested: $30,772 (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 45420

• Rents YoY: 4.8%
• Active inventory: 106
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,189 high
• Mortgage (P&I): −$576
• Tax from tax record: −$118 /mo · $1,415/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $199

Break-even live

Break-even rent $937

Max offer price $109,900

Occupancy floor 78%

Sensitivity live

Price	-10% $261	-5% $230	+0% $199	+5% $168	+10% $137
Rent	-10% $105	-5% $152	+0% $199	+5% $246	+10% $293
Rate	-1.0pp $254	-0.5pp $227	base $199	+0.5pp $171	+1.0pp $142

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1238 Colwick Dr Dayton, OH	2.0	1.0	786	$1,250	$1.59	12d	1	0.17mi
3311 S Smithville Rd Dayton, OH	3.0	1.0	1019	$1,295	$1.27	44d	1	0.27mi
2850 Hazel Ave Unit 1496064P Dayton, OH	3.0	2.0	850	$6,259	$7.36	19d	1	0.33mi
1828 Hazel Ave Dayton, OH	2.0	1.0	960	$1,435	$1.49	3d	1	0.40mi
2112 Patterson Rd Dayton, OH	3.0	1.0	1008	$1,425	$1.41	3d	1	0.50mi
3603 S Smithville Rd Kettering, OH	2.0	1.0	950	$1,100	$1.16	24d	1	0.56mi
511 Haskins Ave Dayton, OH	1.0	1.0	600	$775	$1.29	44d	1	0.62mi
1059 Wilmington Ave Unit 1059 1 Dayton, OH	3.0	1.5	1100	$1,495	$1.36	44d	1	0.66mi
1053 Wilmington Ave Dayton, OH	2.0–3.0	1.0–1.5	1025	$1,295	$1.26	3d	5	0.66mi
2416 Brookline Ave Dayton, OH	2.0	1.0	806	$895	$1.11	3d	1	0.68mi
809 Patterson Rd Dayton, OH	2.0	1.0–1.5	895	$1,075	$1.20	3d	7	0.76mi
922 Wilmington Ave Dayton, OH	2.0	1.0	720	$1,200	$1.67	24d	1	0.79mi
933 Wilmington Ave Dayton, OH	1.0–2.0	1.0–1.5	802	$980	$1.22	4d	8	0.80mi
41 Patterson Village Dr Dayton, OH	1.0–2.0	1.0	553	$920	$1.66	4d	14	0.89mi
2029 Brookline Ave Dayton, OH	2.0	1.0	990	$1,270	$1.28	15d	1	0.90mi
737 Wilmington Ave Dayton, OH	2.0	1.0	1000	$950	$0.95	24d	1	0.91mi
1905 Coventry Rd Dayton, OH	2.0	1.0	1000	$1,250	$1.25	24d	1	0.93mi
426 Kling Dr Unit B Dayton, OH	1.0	1.0	600	$1,500	$2.50	4d	1	1.05mi
719 Wiltshire Blvd Unit 1 Dayton, OH	1.0	1.0	600	$895	$1.49	22d	1	1.10mi
719 Wiltshire Blvd Apt 2 Dayton, OH	1.0	1.0	600	$895	$1.49	3d	1	1.10mi
2212 Farmside Dr Dayton, OH	3.0	1.0	1008	$1,395	$1.38	44d	1	1.14mi
344 Firwood Dr Dayton, OH	1.0–3.0	1.0–1.5	739	$1,122	$1.52	3d	15	1.16mi
1410 Phillips Ave Unit 1 Dayton, OH	2.0	1.0	1000	$950	$0.95	44d	1	1.22mi
440 Lonsdale Ave #1 Dayton, OH	2.0	1.0	1050	$1,450	$1.38	12d	1	1.23mi
1934 Farmside Dr Dayton, OH	3.0	1.0	1008	$1,395	$1.38	44d	1	1.26mi
1570 Woodman Dr Unit 1610-A05 Dayton, OH	1.0	1.0	690	$700	$1.01	24d	1	1.26mi
1570 Woodman Dr Dayton, OH	1.0	1.0	690	$700	$1.01	44d	1	1.28mi
2306 Alice St Dayton, OH	3.0	1.0	918	$1,200	$1.31	4d	1	1.31mi
539 Corona Ave Unit A Dayton, OH	1.0	1.0	700	$900	$1.29	44d	1	1.32mi
1659 Hearthstone Dr Dayton, OH	3.0	1.0	1102	$1,195	$1.08	3d	1	1.33mi
1274 Highland Ave Unit A Dayton, OH	1.0	1.0	900	$795	$0.88	24d	1	1.41mi
1430 Coventry Rd Dayton, OH	2.0	1.0	1106	$1,125	$1.02	15d	1	1.47mi
2308 Wayne Ave Dayton, OH	2.0	1.0	800	$895	$1.12	44d	1	1.48mi
854 Santa Cruz Ave Dayton, OH	3.0	1.0	1060	$1,300	$1.23	44d	1	1.49mi
2820 Harvey Ave Dayton, OH	2.0	1.0	900	$1,350	$1.50	44d	1	1.49mi

Listing history 2 events

1. 2026-06-19
   remarks 693-char remark
2. 2026-06-19
   listed $109,900 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: $1,415 · $118/mo
• Projected year-2 tax: $1,565 · $130/mo
• Expected delta: +$149/yr (+$12/mo · 10.6%)

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

Taxation est. · year 1

• Rental income: $14,267
• − Mortgage interest: −$6,156
• − Property taxes: −$1,415
• − Insurance: −$550
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − Depreciation: −$3,197
• Taxable income: $666
• Est. tax owed @ 24.0%: −$160
• After-tax cash flow: $2,230/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): 24,411
• Household income: $60,588
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 856.0

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 (83%)
• Race & ethnicity: White 83% Black 7% Two or more races 6% Hispanic / Latino 3% Asian 3%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 2% Chinese 0%

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: ▼ -192.56%
• Current HPI: 241.6543
• Rent YoY: ▲ 4.82%
• 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

+175.4% since first listed

10 events — show timeline

• 2026-06-18 Listed $109,900 Dayton MLS
• 2024-01-02 Sold (Public Records) $25,157,500 Public Records
• 2018-12-28 Sold (Public Records) $47,000 Public Records
• 2018-12-28 Sold (MLS) $47,000 Dayton MLS
• 2018-12-28 Sold (MLS) $47,000 Dayton MLS
• 2018-12-10 Pending — Dayton MLS
• 2018-10-19 Price Changed $60,000 Dayton MLS
• 2018-10-02 Listed $65,000 Dayton MLS
• 1993-10-26 Sold (Public Records) $56,000 Public Records
• 1993-06-28 Sold (Public Records) $39,900 Public Records

Property tax history

-0.8%/yr

Latest (2025): $1,415 · -0.2% YoY. Source: county tax records.