333 Westwood Ave · Dayton, OH 45417

$49,999

3 bd · 1.0 ba · 1,604 sqft · SingleFamily public records · 3 Days on market

Built 1920 4,456 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR SPECIAL! Opportunity awaits at 333 Westwood Avenue. This spacious two-story home offers 3 bedrooms with an attic, basement, sunroom, deck, and private backyard. The property is in need of a complete renovation and is being sold as-is, making it an excellent opportunity for investors, rehabbers, or owner-occupants looking to build equity through improvements. The existing floor plan provides flexibility for redesign and modernization while preserving the home's generous living space. Located in an established neighborhood with convenient access to shopping, schools, parks, and major highways. Whether you're looking for your next renovation project, a future rental property, or a hom

Key facts

• Attic
• Private backyard
• Basement

Tags

• TWO STORY HOME
• ATTIC
• BASEMENT
• SUNROOM
• DECK
• PRIVATE BACKYARD

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Utilities: Natural gas available
• Home design: Two-story frame house
• Construction: Frame construction
• Exterior features: Residential zoning

Interior

• Bedrooms: Three bedrooms on the second floor (approx. 10 x 12; 12 x 14; 12 x 16)
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Natural gas heating
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 19.9% 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 fast (+4.1%/yr); 135 active listings in the ZIP; 18 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).
• This rent runs 38% of the median local income ($37k/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 $345 of loan paydown is wiped out by about $2k 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 + 4.1% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $40k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,999

Questions for the listing agent

1. Built in 1920 — 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: 2.33% ✓
• Cap rate: 19.89%
• Cash-on-cash: 48.54%
• DSCR: 3.16
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $120,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2515 Hoover Ave	0.47mi	3/2.5	1,608 (+0%)	1mo	$120,000	$75	71
216 Westwood Ave	0.18mi	3/2.0	1,436 (-10%)	1mo	$157,000	$109	69
127 N Ardmore Ave	0.41mi	3/1.5	1,512 (-6%)	1mo	$29,700	$20	68
816 Kammer Ave	0.24mi	3/1.0	1,464 (-9%)	11mo	$100,700	$69	65
3805 Hoover Ave	0.53mi	3/2.0	1,513 (-6%)	6mo	$66,400	$44	57
2942 Melbourne Ave	0.56mi	2/1.5 (-1)	1,660 (+4%)	5mo	$67,500	$41	57
736 Westwood Ave	0.45mi	3/2.0	1,494 (-7%)	10mo	$166,000	$111	55
104 N Upland Ave	0.42mi	3/1.0	1,420 (-12%)	11mo	$145,000	$102	52
1412 Oakridge Dr	0.62mi	3/1.5	1,492 (-7%)	7mo	$73,000	$49	52
369 N Mathison St	0.69mi	4/2.0 (+1)	1,516 (-6%)	8mo	$123,000	$81	43
58 Hallwood Ave	0.56mi	3/1.0	1,392 (-13%)	12mo	$70,000	$50	42
140 S Kilmer St	0.71mi	4/2.0 (+1)	1,452 (-10%)	3mo	$137,500	$95	40

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 · 4.06% rent growth · sell at horizon

5-year hold

• IRR: 47.3%
• Equity multiple: 3.09×
• Total profit: $29,249
• Equity at exit: $7,455

10-year hold

• IRR: 53.5%
• Equity multiple: 6.52×
• Total profit: $77,283
• Equity at exit: $4,323

Cash invested: $14,000 (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 45417

• Home prices YoY: -32.3%
• Rents YoY: 4.1%
• Active inventory: 135
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,167 high
• Mortgage (P&I): −$262
• Tax from tax record: −$72 /mo · $866/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $566

Break-even live

Break-even rent $450

Max offer price $49,999

Occupancy floor 46%

Sensitivity live

Price	-10% $595	-5% $580	+0% $566	+5% $552	+10% $538
Rent	-10% $474	-5% $520	+0% $566	+5% $612	+10% $658
Rate	-1.0pp $592	-0.5pp $579	base $566	+0.5pp $553	+1.0pp $540

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
617 Westwood Ave Dayton, OH	3.0	1.0	1304	$1,050	$0.81	44d	1	0.36mi
216 N Ardmore Ave Dayton, OH	3.0	1.0	1500	$1,100	$0.73	4d	1	0.42mi
437 Lorenz Ave Dayton, OH	3.0	1.0	1322	$1,200	$0.91	24d	1	0.43mi
725 Maplehurst Ave Dayton, OH	2.0	1.0	1104	$895	$0.81	44d	1	0.58mi
660 Gramont Ave Dayton, OH	3.0	1.0	1142	$1,050	$0.92	4d	1	0.63mi
40 S Mathison St Dayton, OH	3.0	1.0	1300	$1,200	$0.92	15d	1	0.83mi
42 S Mathison St Dayton, OH	3.0	1.0	1300	$1,220	$0.94	4d	1	0.84mi
1045 Shakespeare Ave Dayton, OH	3.0	1.0	1435	$1,275	$0.89	44d	1	0.85mi
1045 Philadelphia Dr Dayton, OH	2.0	1.0	1290	$1,150	$0.89	3d	1	0.86mi
623 Clifton Dr Apt B Dayton, OH	2.0	1.0	1200	$1,174	$0.98	4d	1	1.03mi
623 Clifton Dr Apt A Dayton, OH	2.0	1.0	1200	$1,200	$1.00	3d	1	1.03mi
2240 Lakeview Ave Dayton, OH	3.0	1.0	1056	$1,025	$0.97	44d	1	1.13mi
1119 Superior Ave Unit 1119 Dayton, OH	3.0	1.0	1435	$1,350	$0.94	4d	1	1.27mi
47 Leroy St Dayton, OH	3.0	1.0	1456	$1,200	$0.82	44d	1	1.33mi
3207 Cornell Dr Dayton, OH	3.0	1.0	1168	$1,000	$0.86	4d	1	1.35mi
424 Lexington Ave Dayton, OH	3.0	2.0	1536	$1,025	$0.67	44d	1	1.36mi
3672 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	44d	1	1.44mi
3668 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	24d	1	1.45mi

Listing history 5 events

1. 2026-06-18
   price $49,999 Active 3 DOM
2. 2026-06-18
   days on market $55,555 Active 3 DOM
3. 2026-06-17
   days on market $55,555 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $55,555 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: $866 · $72/mo
• Projected year-2 tax: $866 · $72/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 4/10 Moderate 7 d/yr ≥104°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: $13,998
• − Mortgage interest: −$2,801
• − Property taxes: −$866
• − Insurance: −$250
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$1,455
• Taxable income: $6,387
• Est. tax owed @ 24.0%: −$1,533
• After-tax cash flow: $5,263/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): 28,186
• Household income: $36,945
• Rent vs Own: 52.1% rent · 47.9% own
• Severe rent burden: 1822.0

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 (71%)
• Race & ethnicity: Black 71% White 20% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Romanian 0%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -92.43%
• Current HPI: 193.4175
• Rent YoY: ▲ 4.06%
• 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

+39.2% since first listed

2 events — show timeline

• 2026-06-15 Listed $55,555 Dayton MLS
• 1997-06-03 Sold (Public Records) $39,900 Public Records

Property tax history

+0.5%/yr

Latest (2025): $866 · +11.0% YoY. Source: county tax records.