1528-1530 Mclain St · Dayton, OH 45403

$99,900

4 bd · 2.0 ba · 2,079 sqft · MultiFamily · 31 Days on market

Built 1919 Fair condition 4,556 sqft lot Est $154k · 35% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Condition / age +2.2/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Welcome to 1528-1530 Mclain! This investment opportunity featuring a 2-unit building offering a total of 2,079 square feet of living space. Each unit includes 2 bedrooms, 1 full bath, a large kitchen, dining room, and a spacious living room highlighted by a charming fireplace -adding both character and tenant appeal. The property also features a full, unfinished basement equipped with mechanical systems providing additional convenience and potential value-add opportunities. Tenants will appreciate the private parking located behind the building, offering ease and accessibility. Whether you're looking to expand your portfolio or step into multi-family investing, this property offers strong rental potential with desirable unit layouts and functional amenities.

Key facts

• 2 unit building
• Charming fireplace
• Large kitchen

Tags

• 2 UNIT BUILDING
• LARGE KITCHEN
• DINING ROOM
• SPACIOUS LIVING ROOM
• CHARMING FIREPLACE
• FULL UNFINISHED BASEMENT

Property features AI

Finance

• Financial info: For sale

Exterior

• Parking: No garage; Parking lot; On-street parking
• Utilities: Natural gas available; Public water; Septic available; Septic tank; Storm sewer
• Home design: Frame construction with vinyl siding; 2 stories; Residential zoning
• Construction: Frame with vinyl siding
• Exterior features: Front porch; Outdoor storage; Shed(s)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Two-bedroom unit
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Storm door(s); Unfinished basement
• Laundry & utility: Gas water heater

🏷️ Possibly a rental listed for sale. The $99,900 price doesn't fit this home's estimated sale value (~$153,846) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $870 ($10k/yr) — positive. Per door: $435/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.7% vs local median 7.4% in Dayton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 (+3.7%/yr); 77 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• At $1,975/mo this rent would consume 62% of the median local household income ($38k/yr) (locally 1071% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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 + 3.7% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.98% ✓
• Cap rate: 16.74%
• Cash-on-cash: 37.32%
• DSCR: 2.66
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $153,846
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 Huffman Ave #309	0.14mi	4/2.0	2,184 (+5%)	23mo	$55,000	$25	66
423 Hulbert St #421	0.27mi	4/2.0	2,012 (-3%)	20mo	$159,900	$79	65
27 Huffman Ave #29	0.41mi	4/2.0	2,143 (+3%)	16mo	$109,000	$51	62
1609 E 5th St	0.44mi	4/2.5	1,896 (-9%)	1mo	$225,000	$119	62
2821 E 5th St #2819	0.60mi	4/2.0	2,128 (+2%)	7mo	$157,000	$74	62
1012 Lorain Ave #1010	0.66mi	4/2.0	2,112 (+2%)	16mo	$157,500	$75	53
438 Clover St	0.52mi	4/4.0	2,156 (+4%)	16mo	$155,000	$72	48
533 Saint Joseph Ave	0.46mi	4/4.0	2,160 (+4%)	19mo	$250,000	$116	48
424-426 Boltin St	0.26mi	5/— (+1)	1,806 (-13%)	19mo	$120,000	$66	45
635 Pritz Ave #633	0.56mi	4/2.0	2,356 (+13%)	14mo	$125,000	$53	40
24-26 S Philadelphia St	0.67mi	4/2.0	2,340 (+13%)	12mo	$176,500	$75	38
26 N Philadelphia St #24	0.67mi	4/2.0	2,340 (+13%)	18mo	$173,500	$74	33

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 · 3.71% rent growth · sell at horizon

5-year hold

• IRR: 34.1%
• Equity multiple: 2.45×
• Total profit: $40,665
• Equity at exit: $14,895

10-year hold

• IRR: 41.3%
• Equity multiple: 5.03×
• Total profit: $112,785
• Equity at exit: $8,638

Cash invested: $27,972 (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 45403

• Home prices YoY: -3.7%
• Rents YoY: 3.7%
• Active inventory: 77
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,975 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $870

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 51%

Sensitivity live

Price	-10% $939	-5% $904	+0% $870	+5% $835	+10% $801
Rent	-10% $714	-5% $792	+0% $870	+5% $948	+10% $1,026
Rate	-1.0pp $920	-0.5pp $895	base $870	+0.5pp $844	+1.0pp $818

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,976
Total (2 units)			$1,975

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
511 Parrot St Dayton, OH	3.0	1.5	1618	$1,100	$0.68	15d	1	0.38mi
438 Clover St Dayton, OH	3.0	2.0	2156	$1,025	$0.48	44d	1	0.49mi
244 Quitman St Unit A Dayton, OH	3.0	1.0	1987	$1,325	$0.67	24d	1	0.66mi
1515 Wyoming St Dayton, OH	3.0	1.0	1400	$1,000	$0.71	44d	1	0.73mi
115 Livingston Ave Dayton, OH	3.0	1.0	1624	$1,450	$0.89	45d	1	0.80mi
228 James St Dayton, OH	3.0	1.0	1700	$1,200	$0.71	44d	1	0.85mi
227 James St Unit 1 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	4d	1	0.87mi
229 James St Unit 228 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	24d	1	0.87mi
320 Park Dr Dayton, OH	4.0	3.0	2100	$2,400	$1.14	15d	1	0.87mi
32 Gebhart St Dayton, OH	4.0	1.0	1800	$1,400	$0.78	15d	1	0.90mi
1603 Manette Pl Dayton, OH	4.0	2.0	2000	$1,695	$0.85	15d	1	0.90mi
836 Wellmeier Ave Dayton, OH	4.0	1.0	2148	$1,500	$0.70	4d	1	1.01mi
2114 Wayne Ave Dayton, OH	4.0	2.0	1723	$1,595	$0.93	44d	1	1.08mi
2132 Wayne Ave Dayton, OH	3.0	2.0	1484	$1,350	$0.91	3d	1	1.10mi
218 Brown St Unit 218 Dayton, OH	3.0	2.5	1789	$2,200	$1.23	44d	1	1.12mi
218 Brown St Dayton, OH	3.0	2.5	1800	$3,200	$1.78	44d	1	1.12mi
216 Brown St Dayton, OH	3.0	1.5	1563	$2,500	$1.60	44d	1	1.12mi
319 Wyoming St Dayton, OH	4.0	2.5	2064	$2,000	$0.97	3d	1	1.15mi
204 Sears St Dayton, OH	3.0	1.0–2.5	1124	$2,793	$2.48	3d	10	1.15mi
534 Beckman St Dayton, OH	3.0	2.0	1452	$1,400	$0.96	3d	1	1.26mi
3707 E 3rd St Unit 3705 Dayton, OH	3.0	1.0	1410	$1,045	$0.74	24d	1	1.26mi
821 Herman Ave Dayton, OH	3.0	1.0	1456	$1,100	$0.76	22d	1	1.41mi
321 Deeds Ave Unit 319 Dayton, OH	4.0	2.0	1794	$1,100	$0.61	44d	1	1.45mi
140 E Monument Ave Dayton, OH	3.0	1.0–2.0	1048	$2,344	$2.24	3d	11	1.47mi

Listing history 19 events

1. 2026-06-18
   days on market $99,900 Active 31 DOM
2. 2026-06-17
   days on market $99,900 Active 30 DOM
3. 2026-06-16
   days on market $99,900 Active 29 DOM
4. 2026-06-15
   days on market $99,900 Active 28 DOM
5. 2026-06-14
   days on market $99,900 Active 26 DOM
6. 2026-06-13
   days on market $99,900 Active 25 DOM
7. 2026-06-10
   days on market $99,900 Active 23 DOM
8. 2026-06-09
   days on market $99,900 Active 22 DOM
9. 2026-06-08
   days on market $99,900 Active 21 DOM
10. 2026-06-07
    days on market $99,900 Active 20 DOM
11. 2026-06-05
    days on market $99,900 Active 17 DOM
12. 2026-06-03
    days on market $99,900 Active 16 DOM
13. 2026-06-02
    days on market $99,900 Active 15 DOM
14. 2026-06-01
    days on market $99,900 Active 14 DOM
15. 2026-05-31
    days on market $99,900 Active 13 DOM
16. 2026-05-18
    listed $99,900 Active

    Show marketing remark (768 chars)

    Welcome to 1528-1530 Mclain! This investment opportunity featuring a 2-unit building offering a total of 2,079 square feet of living space. Each unit includes 2 bedrooms, 1 full bath, a large kitchen, dining room, and a spacious living room highlighted by a charming fireplace -adding both character and tenant appeal. The property also features a full, unfinished basement equipped with mechanical systems providing additional convenience and potential value-add opportunities. Tenants will appreciate the private parking located behind the building, offering ease and accessibility. Whether you're looking to expand your portfolio or step into multi-family investing, this property offers strong rental potential with desirable unit layouts and functional amenities.

17. 2026-05-18
    listed $99,900 Active 768-char remark

    Show marketing remark (768 chars)

    Welcome to 1528-1530 Mclain! This investment opportunity featuring a 2-unit building offering a total of 2,079 square feet of living space. Each unit includes 2 bedrooms, 1 full bath, a large kitchen, dining room, and a spacious living room highlighted by a charming fireplace -adding both character and tenant appeal. The property also features a full, unfinished basement equipped with mechanical systems providing additional convenience and potential value-add opportunities. Tenants will appreciate the private parking located behind the building, offering ease and accessibility. Whether you're looking to expand your portfolio or step into multi-family investing, this property offers strong rental potential with desirable unit layouts and functional amenities.

18. 2022-11-30
    historical
19. 2022-11-30
    listed $900 Active

ⓘ 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 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
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,700
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − Depreciation: −$2,906
• Taxable income: $9,408
• Est. tax owed @ 24.0%: −$2,258
• After-tax cash flow: $8,180/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathrooms, and flooring. Fresh paint and updated fixtures will significantly enhance the property's curb appeal and interior aesthetics.

Repairs flagged

• Major Kitchen countertops — Dirty and in need of replacement.
• Major Kitchen cabinets — Worn and in need of replacement.
• Major Bathroom fixtures — Dirty and outdated, in need of replacement.
• Major Bathroom tiles — Missing tiles, in need of replacement.
• Major Flooring — Worn and dirty, in need of replacement or refinishing.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replace kitchen countertops and cabinets — Modern countertops and cabinets improve functionality and appeal.
• Both Replace bathroom fixtures and tiles — Upgraded fixtures and tiles enhance functionality and appeal.
• Both Refinish or replace flooring — Fresh flooring improves functionality and aesthetics, making the space more inviting.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Dirty and in need of replacement.	Major	$15,000–50,000
Kitchen cabinets · Worn and in need of replacement.	Major	$15,000–50,000
Bathroom fixtures · Dirty and outdated, in need of replacement.	Major	$15,000–50,000
Bathroom tiles · Missing tiles, in need of replacement.	Major	$15,000–50,000
Flooring · Worn and dirty, in need of replacement or refinishing.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace kitchen countertops and cabinets — Modern countertops and cabinets improve functionality and appeal. ↑
• Both Replace bathroom fixtures and tiles — Upgraded fixtures and tiles enhance functionality and appeal. ↑
• Both Refinish or replace flooring — Fresh flooring improves functionality and aesthetics, making the space more inviting. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 13,608
• Household income: $38,323
• Rent vs Own: 60.0% rent · 40.0% own
• Severe rent burden: 1071.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 15% Black 14% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 84% English-only · Spanish 13% 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: ▼ -17.40%
• Current HPI: 447.4034
• Rent YoY: ▲ 3.71%
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-18 Listed $99,900 WRIST
• 2026-05-18 Listed $99,900 Dayton MLS
• 2022-11-30 Listing Removed — Dayton MLS
• 2022-11-30 Listed $900 Dayton MLS