533 Lexington Ave · Dayton, OH 45402

$1

4 bd · 2.0 ba · 1,864 sqft · SingleFamily public records · 2 Days on market

Built 1912 4,800 sqft lot

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Why this score? — see what drove the D- 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 +11.6/30.0
• ARV discount +7.5/15.0
• Rent growth +3.5/5.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Court Ordered Sale by Private Selling Officer. Auction ends on June 25, 2026. All information we have on the property is included. We have no additional information, property condition is unknown. NO SHOWINGS, NO trespassing for any reason. Information is thought to be correct but not guaranteed. 10% Buyer Premium added to the high bid, $5,000 deposit is due within 24 hours of bidding end.

Key facts

• 4,800 sq ft lot
• Built 1912
• Listed 2 days

Property features AI

Finance

• Other: Property listed at auction
• HOA & community: No HOA

Exterior

• Utilities: Public water; Public sewer; Natural gas; Forced air heating; Other type of water heating
• Home design: Traditional single-family home; Two levels
• Construction: Wood siding; Block foundation; Shingle roof; Built with traditional construction materials
• Exterior features: Wood windows

Interior

• Kitchen: Kitchen about 10 x 10
• Bedrooms: 4 bedrooms total; Primary bedroom on level 1 (approx. 10 x 10); Three additional bedrooms on level 2 (each approx. 10 x 10)
• Bathrooms: 2 full bathrooms; Primary bathroom includes a shower; One full bath on level 1 and one full bath on level 2
• Interior features: 8 total rooms; Partial basement

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $165,896 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $-51 ($-609/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

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 (+4.0%/yr); 83 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 34% of the median local income ($48k/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 $1k of loan paydown is wiped out by about $5k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 248844.0% of price; built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.31%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $165,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 Lexington Ave	0.13mi	4/1.5	1,976 (+6%)	5mo	$35,000	$18	78
1133 Vernon Dr	0.39mi	4/1.5	1,680 (-10%)	1mo	$125,000	$74	63
1725 W Grand Ave	0.19mi	3/1.5 (-1)	1,629 (-13%)	2mo	$144,900	$89	62
1556 N Euclid Ave	0.49mi	3/1.0 (-1)	1,792 (-4%)	2mo	$120,000	$67	60
1439 Kumler Ave	0.44mi	3/1.5 (-1)	1,768 (-5%)	5mo	$165,000	$93	60
1549 Cory Dr	0.56mi	3/1.5 (-1)	1,922 (+3%)	2mo	$195,000	$101	60
549 Kenwood Ave	0.68mi	3/1.5 (-1)	1,840 (-1%)	5mo	$80,000	$43	55
1466 Catalpa Dr	0.54mi	5/3.0 (+1)	1,954 (+5%)	4mo	$230,000	$118	54
445 Dakota St	0.71mi	4/1.5	1,700 (-9%)	5mo	$38,200	$22	46
601 Kenwood Ave	0.65mi	4/2.5	1,626 (-13%)	8mo	$235,000	$145	40
1215 Cumberland Ave	0.66mi	3/2.5 (-1)	2,108 (+13%)	0mo	$215,000	$102	40
601 Kenilworth Ave	0.74mi	3/2.0 (-1)	1,686 (-10%)	8mo	$134,900	$80	38

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 · 3.98% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.38×
• Total profit: $-28,712
• Equity at exit: $24,736

10-year hold

• IRR: -7.6%
• Equity multiple: 0.50×
• Total profit: $-23,297
• Equity at exit: $14,344

Cash invested: $46,451 (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 45402

• Rents YoY: 4.0%
• Active inventory: 83

Monthly cashflow live

• Estimated rent: $1,387 high
• Mortgage (P&I): −$870
• Tax est. 1.5%: −$207 /mo · $2,488/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $-51

Break-even live

Break-even rent $1,451

Max offer price $158,554

Occupancy floor 99%

Sensitivity live

Price	-10% $64	-5% $7	+0% $-51	+5% $-108	+10% $-165
Rent	-10% $-160	-5% $-106	+0% $-51	+5% $4	+10% $59
Rate	-1.0pp $33	-0.5pp $-9	base $-51	+0.5pp $-94	+1.0pp $-137

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: $41,474
• Closing costs: $4,977
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
424 Lexington Ave Dayton, OH	3.0	2.0	1536	$1,025	$0.67	44d	1	0.08mi
1119 Superior Ave Unit 1119 Dayton, OH	3.0	1.0	1435	$1,350	$0.94	4d	1	0.17mi
1011 N Broadway St Dayton, OH	3.0	1.5	1700	$950	$0.56	44d	1	0.35mi
1225 Amherst Pl Dayton, OH	3.0	1.0	1548	$1,300	$0.84	15d	1	0.48mi
942 Harvard Blvd Dayton, OH	3.0	2.0	1596	$1,200	$0.75	4d	1	0.56mi
932 Harvard Blvd Dayton, OH	5.0	2.0	1986	$1,500	$0.76	44d	1	0.58mi
1045 Shakespeare Ave Dayton, OH	3.0	1.0	1435	$1,275	$0.89	44d	1	0.73mi
132 Wroe Ave Unit 132 Dayton, OH	3.0	2.5	1934	$1,297	$0.67	44d	1	0.75mi
338 Kenwood Ave Dayton, OH	3.0	1.5	1512	$1,195	$0.79	44d	1	0.85mi
1743 Radcliffe Rd Dayton, OH	3.0	1.5	1729	$1,200	$0.69	44d	1	0.86mi
437 Lorenz Ave Dayton, OH	3.0	1.0	1322	$1,200	$0.91	24d	1	0.87mi
136 Rockwood Ave Dayton, OH	3.0	1.5	1439	$1,200	$0.83	44d	1	0.91mi
138 Rockwood Ave Dayton, OH	3.0	1.5	1439	$1,200	$0.83	24d	1	0.91mi
18 Holt St Unit 24 Dayton, OH	3.0	2.5	1350	$1,450	$1.07	15d	1	0.93mi
234 Santa Clara Ave Dayton, OH	3.0	1.0	1368	$1,125	$0.82	44d	1	0.97mi
216 N Ardmore Ave Dayton, OH	3.0	1.0	1500	$1,100	$0.73	4d	1	0.99mi
1501 Viola Ave Dayton, OH	3.0	1.0	1952	$1,175	$0.60	15d	1	1.09mi
167 W Hudson Ave Dayton, OH	3.0	1.5	1344	$1,185	$0.88	44d	1	1.10mi
40 S Mathison St Dayton, OH	3.0	1.0	1300	$1,200	$0.92	15d	1	1.11mi
42 S Mathison St Dayton, OH	3.0	1.0	1300	$1,220	$0.94	4d	1	1.11mi
617 Westwood Ave Dayton, OH	3.0	1.0	1304	$1,050	$0.81	44d	1	1.12mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	44d	1	1.14mi
181 W Norman Ave Dayton, OH	3.0	2.0	1228	$1,150	$0.94	44d	1	1.15mi
1927 Burroughs Dr Dayton, OH	3.0	2.0	1409	$1,245	$0.88	15d	1	1.15mi
2232 Salem Ave Dayton, OH	3.0	1.0	1250	$1,200	$0.96	4d	1	1.16mi
127 Mound St Dayton, OH	3.0	3.0	1726	$1,600	$0.93	15d	1	1.18mi
2247 Salem Ave Unit 2247 Dayton, OH	3.0	1.5	1300	$1,350	$1.04	4d	1	1.20mi
2247 Salem Ave Unit 2249 Dayton, OH	3.0	1.5	1300	$1,400	$1.08	44d	1	1.20mi
101 W Norman Ave Unit 101 Dayton, OH	3.0	1.0	1600	$945	$0.59	44d	1	1.20mi
534 Geyer St Dayton, OH	4.0	1.0	1640	$1,530	$0.93	24d	1	1.21mi
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	44d	1	1.23mi
41 W Fairview Ave Unit 2 Dayton, OH	3.0	1.0	1452	$1,200	$0.83	15d	1	1.29mi
47 Leroy St Dayton, OH	3.0	1.0	1456	$1,200	$0.82	44d	1	1.34mi
2141 Philadelphia Dr Dayton, OH	3.0	1.0	1736	$1,395	$0.80	44d	1	1.45mi
2327 Eastview Ave Dayton, OH	5.0	1.0	1290	$1,300	$1.01	44d	1	1.49mi

Listing history 3 events

1. 2026-06-18
   days on market $1 Active 2 DOM
2. 2026-06-16
   remarks 392-char remark
3. 2026-06-16
   listed $1 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,644
• − Mortgage interest: −$9,293
• − Property taxes: −$2,488
• − Insurance: −$829
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$4,826
• Taxable loss: −$3,456
• Est. tax savings @ 24.0%: +$829
• After-tax cash flow: $221/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): 9,407
• Household income: $48,401
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 404.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 57% White 32% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Italian 2% Serbian 2% Slovak 1%
• Foreign-born: 5% · Canada, Vietnam, Jamaica
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1% Arabic 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: ▼ -81.89%
• Current HPI: 149.7909
• Rent YoY: ▲ 3.98%
• 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

Property tax history

-2.9%/yr

Latest (2025): $747 · -0.2% YoY. Source: county tax records.