2100 S Smithville Rd · Dayton, OH 45420

$114,900

2 bd · 1.5 ba · 960 sqft · SingleFamily public records · 60 Days on market

Built 1929 5,602 sqft lot $120/sqft · 26% below area Est $155k · 26% 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 +15.3/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.6/10.0
• 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

This charming single-family residence, nestled in the heart of the Belmont neighborhood, offers a perfect blend of classic character and modern convenience. Built in 1929, the home features a well-distributed 960 square feet of living space, including two spacious bedrooms and 1.5 bathrooms. The interior boasts a functional layout with a formal dining room, a cozy living area complete with a fireplace, and a kitchen equipped with essential appliances. Additional highlights include a clean, unfinished basement providing ample storage or workshop potential, and a welcoming covered front porch perfect for morning coffee. The exterior of the property is equally impressive, situated on a manageable 5,602 square foot lot that is fully fenced, making it an ideal space for pets or outdoor gatherings. A standout feature is the detached two-car garage, which is conveniently accessed via Reading Road at the rear, allowing residents to bypass the main traffic on South Smithville Road. Located just minutes from local favorites like The Flight Line and local parks, and within easy reach of the US-35 interchange, this home offers a quiet residential feel with suburban accessibility.

Key facts

• Formal dining room
• Cozy living area
• Fully fenced lot

Tags

• FORMAL DINING ROOM
• COZY LIVING AREA
• CLEAN UNFINISHED BASEMENT
• WELCOMING COVERED FRONT PORCH
• FULLY FENCED LOT
• DETACHED TWO-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $42 ($508/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (4.0% below list).
• Recommended offer: $110k (4.0% below list) — sets the bar for 1% rule.

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: amenities C-, crime F, commute 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.
• Zoned schools: River'S Edge Montessori Elementary School (math 22% / reading 32%, grade F, #1,193 of 1,584 statewide, top 76%, 494 students, 0% FRL); Belmont High School (math 5% / reading 20%, grade F, #720 of 781 statewide, top 93%, 1,100 students, 0% FRL) — zoned schools average 0% FRL vs 74% district-wide (74 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.8%/yr); 106 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $794 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

• It's been on market 60 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $115k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,361 (4.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.58%
• DSCR: 1.07
• GRM: 8.7

CMA / ARV

• ARV (median comp): $155,211
• List price: $114,900
• Delta: -25.97%
• 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
2127 Moreland Ave	0.06mi	2/1.0	960 (0%)	0mo	$134,000	$140	95
4404 Woodcliffe Ave	0.38mi	2/1.0	990 (+3%)	1mo	$127,500	$129	74
541 Watervliet Ave	0.36mi	2/2.0	1,000 (+4%)	1mo	$175,000	$175	74
3312 Wayne Ave	0.41mi	3/2.0 (+1)	948 (-1%)	2mo	$130,000	$137	70
1821 S Smithville Rd	0.21mi	2/1.0	1,060 (+10%)	2mo	$135,000	$127	69
2348 Fauver Ave	0.33mi	2/2.0	1,080 (+12%)	1mo	$200,000	$185	61
2735 Argella Ave	0.66mi	3/2.0 (+1)	962 (+0%)	2mo	$165,000	$172	60
1710 Fauver	0.37mi	2/1.0	1,086 (+13%)	1mo	$159,000	$146	58
2105 King Ave	0.39mi	2/1.0	836 (-13%)	1mo	$125,000	$150	57
1004 Chelsea Ave	0.51mi	2/1.0	864 (-10%)	2mo	$165,000	$191	56
1035 Chelsea Ave	0.51mi	2/1.0	864 (-10%)	2mo	$150,000	$174	56
4620 Farnham Ave	0.55mi	3/1.0 (+1)	900 (-6%)	1mo	$25,286	$28	56

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: -11.6%
• Equity multiple: 0.57×
• Total profit: $-13,826
• Equity at exit: $17,132

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $353
• Equity at exit: $9,934

Cash invested: $32,172 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,104 high
• Mortgage (P&I): −$603
• Tax from tax record: −$179 /mo · $2,149/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $42

Break-even live

Break-even rent $1,050

Max offer price $114,900

Occupancy floor 91%

Sensitivity live

Price	-10% $107	-5% $75	+0% $42	+5% $10	+10% $-23
Rent	-10% $-45	-5% $-1	+0% $42	+5% $86	+10% $130
Rate	-1.0pp $100	-0.5pp $72	base $42	+0.5pp $13	+1.0pp $-18

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1905 Coventry Rd Dayton, OH	2.0	1.0	1000	$1,250	$1.25	25d	1	0.28mi
2029 Brookline Ave Dayton, OH	2.0	1.0	990	$1,270	$1.28	15d	1	0.47mi
511 Haskins Ave Dayton, OH	1.0	1.0	600	$775	$1.29	45d	1	0.52mi
2416 Brookline Ave Dayton, OH	2.0	1.0	806	$895	$1.11	4d	1	0.56mi
1659 Hearthstone Dr Dayton, OH	3.0	1.0	1102	$1,195	$1.08	4d	1	0.60mi
1430 Coventry Rd Dayton, OH	2.0	1.0	1106	$1,125	$1.02	15d	1	0.73mi
3100 Linden Ave Unit 3102 Dayton, OH	2.0	1.0	1035	$995	$0.96	45d	1	0.75mi
2306 Alice St Dayton, OH	3.0	1.0	918	$1,200	$1.31	4d	1	0.75mi
854 Santa Cruz Ave Dayton, OH	3.0	1.0	1060	$1,300	$1.23	45d	1	0.82mi
2850 Hazel Ave Unit 1496064P Dayton, OH	3.0	2.0	850	$6,259	$7.36	20d	1	0.84mi
1410 Phillips Ave Unit 1 Dayton, OH	2.0	1.0	1000	$950	$0.95	45d	1	0.87mi
1238 Colwick Dr Dayton, OH	2.0	1.0	786	$1,250	$1.59	12d	1	0.89mi
1354 Ohmer St Unit 1354C Dayton, OH	2.0	1.0	900	$700	$0.78	45d	1	0.97mi
1354 Ohmer St Unit 1354A Dayton, OH	2.0	1.0	900	$675	$0.75	25d	1	0.97mi
1570 Woodman Dr Unit 1610-A05 Dayton, OH	1.0	1.0	690	$700	$1.01	25d	1	1.00mi
922 Wilmington Ave Dayton, OH	2.0	1.0	720	$1,200	$1.67	25d	1	1.00mi
1355 Ohmer St Unit 15 Dayton, OH	1.0	1.0	600	$725	$1.21	15d	1	1.01mi
1570 Woodman Dr Dayton, OH	1.0	1.0	690	$700	$1.01	45d	1	1.01mi
1351 Ohmer St Dayton, OH	1.0	1.0	600	$725	$1.21	4d	1	1.01mi
2012 Saint Charles Ave Dayton, OH	2.0	1.0	945	$1,250	$1.32	45d	1	1.03mi
2112 Patterson Rd Dayton, OH	3.0	1.0	1008	$1,425	$1.41	4d	1	1.03mi
3311 S Smithville Rd Dayton, OH	3.0	1.0	1019	$1,295	$1.27	45d	1	1.03mi
1828 Hazel Ave Dayton, OH	2.0	1.0	960	$1,435	$1.49	4d	1	1.03mi
1143 Blakley Dr Dayton, OH	3.0	1.0	947	$1,195	$1.26	15d	1	1.04mi
933 Wilmington Ave Dayton, OH	1.0–2.0	1.0–1.5	802	$980	$1.22	4d	8	1.04mi
737 Wilmington Ave Dayton, OH	2.0	1.0	1000	$950	$0.95	25d	1	1.06mi
1053 Wilmington Ave Dayton, OH	2.0–3.0	1.0–1.5	1025	$1,295	$1.26	4d	5	1.06mi
1274 Highland Ave Unit A Dayton, OH	1.0	1.0	900	$795	$0.88	25d	1	1.06mi
1059 Wilmington Ave Unit 1059 1 Dayton, OH	3.0	1.5	1100	$1,495	$1.36	45d	1	1.07mi
1029 Blakley Dr Dayton, OH	3.0	1.0	947	$1,300	$1.37	4d	1	1.16mi
809 Patterson Rd Dayton, OH	2.0	1.0–1.5	895	$1,075	$1.20	4d	7	1.21mi
1517 Rausch Ave Apt 4 Dayton, OH	2.0	1.0	950	$950	$1.00	4d	1	1.22mi
1517 Rausch Ave Dayton, OH	2.0	1.0	950	$950	$1.00	45d	1	1.22mi
1501 Rausch Ave Dayton, OH	2.0	1.0	865	$800	$0.92	25d	1	1.22mi
2308 Wayne Ave Dayton, OH	2.0	1.0	800	$895	$1.12	45d	1	1.24mi
426 Kling Dr Unit B Dayton, OH	1.0	1.0	600	$1,500	$2.50	4d	1	1.25mi
1620 Gummer Ave Dayton, OH	2.0	1.0	875	$950	$1.09	4d	1	1.29mi
344 Firwood Dr Dayton, OH	1.0–3.0	1.0–1.5	739	$1,122	$1.52	4d	15	1.29mi
41 Patterson Village Dr Dayton, OH	1.0–2.0	1.0	553	$920	$1.66	4d	14	1.31mi
1671 Gummer Ave Dayton, OH	2.0	1.0	704	$1,100	$1.56	4d	1	1.32mi

Listing history 12 events

1. 2026-06-18
   price $114,900 Active 60 DOM
2. 2026-06-18
   days on market $124,900 Active 60 DOM
3. 2026-06-17
   status $124,900 Active 59 DOM
4. 2026-06-02
   status $124,900 Pending 59 DOM
5. 2026-06-01
   days on market $124,900 Active 59 DOM
6. 2026-05-31
   days on market $124,900 Active 58 DOM
7. 2026-05-14
   price $124,900 1186-char remark

   Show marketing remark (1186 chars)

   This charming single-family residence, nestled in the heart of the Belmont neighborhood, offers a perfect blend of classic character and modern convenience. Built in 1929, the home features a well-distributed 960 square feet of living space, including two spacious bedrooms and 1.5 bathrooms. The interior boasts a functional layout with a formal dining room, a cozy living area complete with a fireplace, and a kitchen equipped with essential appliances. Additional highlights include a clean, unfinished basement providing ample storage or workshop potential, and a welcoming covered front porch perfect for morning coffee. The exterior of the property is equally impressive, situated on a manageable 5,602 square foot lot that is fully fenced, making it an ideal space for pets or outdoor gatherings. A standout feature is the detached two-car garage, which is conveniently accessed via Reading Road at the rear, allowing residents to bypass the main traffic on South Smithville Road. Located just minutes from local favorites like The Flight Line and local parks, and within easy reach of the US-35 interchange, this home offers a quiet residential feel with suburban accessibility.

8. 2026-04-24
   price $134,900 1186-char remark

   Show marketing remark (1186 chars)

   This charming single-family residence, nestled in the heart of the Belmont neighborhood, offers a perfect blend of classic character and modern convenience. Built in 1929, the home features a well-distributed 960 square feet of living space, including two spacious bedrooms and 1.5 bathrooms. The interior boasts a functional layout with a formal dining room, a cozy living area complete with a fireplace, and a kitchen equipped with essential appliances. Additional highlights include a clean, unfinished basement providing ample storage or workshop potential, and a welcoming covered front porch perfect for morning coffee. The exterior of the property is equally impressive, situated on a manageable 5,602 square foot lot that is fully fenced, making it an ideal space for pets or outdoor gatherings. A standout feature is the detached two-car garage, which is conveniently accessed via Reading Road at the rear, allowing residents to bypass the main traffic on South Smithville Road. Located just minutes from local favorites like The Flight Line and local parks, and within easy reach of the US-35 interchange, this home offers a quiet residential feel with suburban accessibility.

9. 2026-04-03
   listed $139,900 Active 1186-char remark

   Show marketing remark (1186 chars)

   This charming single-family residence, nestled in the heart of the Belmont neighborhood, offers a perfect blend of classic character and modern convenience. Built in 1929, the home features a well-distributed 960 square feet of living space, including two spacious bedrooms and 1.5 bathrooms. The interior boasts a functional layout with a formal dining room, a cozy living area complete with a fireplace, and a kitchen equipped with essential appliances. Additional highlights include a clean, unfinished basement providing ample storage or workshop potential, and a welcoming covered front porch perfect for morning coffee. The exterior of the property is equally impressive, situated on a manageable 5,602 square foot lot that is fully fenced, making it an ideal space for pets or outdoor gatherings. A standout feature is the detached two-car garage, which is conveniently accessed via Reading Road at the rear, allowing residents to bypass the main traffic on South Smithville Road. Located just minutes from local favorites like The Flight Line and local parks, and within easy reach of the US-35 interchange, this home offers a quiet residential feel with suburban accessibility.

10. 2020-02-13
    soldstatus $50,000
11. 1999-11-04
    soldstatus $57,500
12. 1993-12-01
    soldstatus $40,000

ⓘ 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: $2,149 · $179/mo
• Projected year-2 tax: $2,149 · $179/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥101°F today · 18 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,243
• − Mortgage interest: −$6,436
• − Property taxes: −$2,149
• − Insurance: −$574
• − Repairs & maintenance: −$1,059
• − Management: −$1,059
• − Depreciation: −$3,343
• Taxable loss: −$1,378
• Est. tax savings @ 24.0%: +$331
• After-tax cash flow: $839/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

+212.2% since first listed

6 events — show timeline

• 2026-05-14 Price Changed $124,900 Dayton MLS
• 2026-04-24 Price Changed $134,900 Dayton MLS
• 2026-04-03 Listed $139,900 Dayton MLS
• 2020-02-13 Sold (Public Records) $50,000 Public Records
• 1999-11-04 Sold (Public Records) $57,500 Public Records
• 1993-12-01 Sold (Public Records) $40,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $2,149 · -0.2% YoY. Source: county tax records.