5063 Santa Fe · Dayton, OH 45414

$29,500

2 bd · 2.0 ba · 980 sqft · Manufactured · 58 Days on market

Built 1989 Good condition Est $35k · 16% under ↓ 1% since listing

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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 +15.0/30.0
• ARV discount +14.9/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• Rent growth +4.4/5.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quality built Schult home on nice corner lot with two storage buildings and covered patio. Open floor plan with cathedral ceilings joining family room and kitchen/dining room. Features two bedrooms and and two full baths. Natural wood cabinetry and trim throughout. Updates included new a/c system and furnace in 2021. Both baths renovated in 2015, along with new hot water heater. Home has been nicely maintained. All windows have built in storm windows. Private financing available.

Key facts

• Open floor plan
• Cathedral ceilings
• Covered patio

Tags

• CORNER LOT
• TWO STORAGE BUILDINGS
• COVERED PATIO
• OPEN FLOOR PLAN
• CATHEDRAL CEILINGS
• NATURAL WOOD CABINETRY

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Security: Smoke detector(s)
• Utilities: Natural gas available; Public water; Sewer available (storm sewer); Cable available
• Home design: Single-story home; Aluminum siding; Mobile zoning
• Construction: Aluminum siding construction; Crawl space foundation; Has home warranty
• Exterior features: Porch; Storage; Shed(s)

Interior

• Kitchen: Range; Refrigerator; Laminate counters
• Bedrooms: Main level bedroom — 11 x 10; Main level bedroom — 14 x 13
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Cathedral ceilings; High-speed internet; Kitchen/family room combo; Laminate countertops; Walk-in closet(s); Aluminum window frames
• Laundry & utility: Utility room on main level — 8 x 5; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $30k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $821 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 39.7% 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.
• Market conditions: Rents rising fast (+7.4%/yr); 51 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $204 of loan paydown is wiped out by about $885 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 + 7.4% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $28,615 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 4.40% ✓
• Cap rate: 39.71%
• Cash-on-cash: 119.34%
• DSCR: 6.31
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $35,280
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5036 Silverdome Dr	0.04mi	2/2.0	960 (-2%)	2mo	$35,000	$36	94
5239 Scotsman	0.21mi	2/1.0	980 (0%)	1mo	$32,500	$33	85
5148 Sierra Cir	0.25mi	2/2.0	910 (-7%)	1mo	$25,000	$27	76
5171 Scotsman Dr	0.20mi	2/2.0	840 (-14%)	11mo	$34,900	$42	58

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 · 7.41% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.49×
• Total profit: $53,572
• Equity at exit: $4,399

10-year hold

• IRR: —
• Equity multiple: 18.09×
• Total profit: $141,134
• Equity at exit: $2,551

Cash invested: $8,260 (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 45414

• Rents YoY: 7.4%
• Active inventory: 51
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,298 high
• Mortgage (P&I): −$155
• Tax est. 1.5%: −$37 /mo · $442/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $821

Break-even live

Break-even rent $258

Max offer price $29,500

Occupancy floor 32%

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: $7,375
• Closing costs: $885
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4502 Waynedale Cir Dayton, OH	2.0	1.0	654	$1,199	$1.83	2d	4	1.33mi
4502 Waynedale Cir Unit 4534B Dayton, OH	2.0	1.0	872	$1,100	$1.26	43d	1	1.33mi
4502 Waynedale Cir Unit 5749F Dayton, OH	2.0	1.0	872	$1,199	$1.38	43d	1	1.33mi
4502 Waynedale Cir Unit 4536B Dayton, OH	2.0	1.0	872	$1,120	$1.28	43d	1	1.33mi
4506 Powell Rd Dayton, OH	3.0	2.0	1080	$1,500	$1.39	43d	1	1.41mi
4630 Bufort Blvd Dayton, OH	1.0	1.0	700	$865	$1.24	23d	1	1.43mi

Listing history 19 events

1. 2026-06-18
   days on market $29,500 Active 58 DOM
2. 2026-06-17
   days on market $29,500 Active 57 DOM
3. 2026-06-16
   days on market $29,500 Active 56 DOM
4. 2026-06-15
   days on market $29,500 Active 55 DOM
5. 2026-06-14
   days on market $29,500 Active 53 DOM
6. 2026-06-13
   days on market $29,500 Active 52 DOM
7. 2026-06-10
   days on market $29,500 Active 50 DOM
8. 2026-06-09
   days on market $29,500 Active 49 DOM
9. 2026-06-08
   days on market $29,500 Active 48 DOM
10. 2026-06-07
    days on market $29,500 Active 47 DOM
11. 2026-06-03
    days on market $29,500 Active 43 DOM
12. 2026-06-02
    days on market $29,500 Active 42 DOM
13. 2026-06-01
    days on market $29,500 Active 41 DOM
14. 2026-05-31
    days on market $29,500 Active 40 DOM
15. 2026-04-21
    price $29,500
16. 2026-04-20
    listed $27,500 Active
17. 2022-09-09
    soldstatus $27,500 Sold 485-char remark

    Show marketing remark (485 chars)

    Quality built Schult home on nice corner lot with two storage buildings and covered patio. Open floor plan with cathedral ceilings joining family room and kitchen/dining room. Features two bedrooms and and two full baths. Natural wood cabinetry and trim throughout. Updates included new a/c system and furnace in 2021. Both baths renovated in 2015, along with new hot water heater. Home has been nicely maintained. All windows have built in storm windows. Private financing available.

18. 2022-09-09
    soldstatus $27,500 Closed 485-char remark

    Show marketing remark (485 chars)

    Quality built Schult home on nice corner lot with two storage buildings and covered patio. Open floor plan with cathedral ceilings joining family room and kitchen/dining room. Features two bedrooms and and two full baths. Natural wood cabinetry and trim throughout. Updates included new a/c system and furnace in 2021. Both baths renovated in 2015, along with new hot water heater. Home has been nicely maintained. All windows have built in storm windows. Private financing available.

19. 2022-08-16
    listed $29,900 Active 485-char remark

    Show marketing remark (485 chars)

    Quality built Schult home on nice corner lot with two storage buildings and covered patio. Open floor plan with cathedral ceilings joining family room and kitchen/dining room. Features two bedrooms and and two full baths. Natural wood cabinetry and trim throughout. Updates included new a/c system and furnace in 2021. Both baths renovated in 2015, along with new hot water heater. Home has been nicely maintained. All windows have built in storm windows. Private financing available.

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

Taxation est. · year 1

• Rental income: $15,574
• − Mortgage interest: −$1,652
• − Property taxes: −$442
• − Insurance: −$148
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$858
• Taxable income: $9,982
• Est. tax owed @ 24.0%: −$2,396
• After-tax cash flow: $7,462/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 · 1 photo

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with a well-maintained exterior and interior. Minor updates to the exterior and landscaping would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Replace storm windows — Improves energy efficiency and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Replace storm windows — Improves energy efficiency and value ↑

ⓘ 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)

No district data.

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): 21,167
• Household income: $54,485
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 801.0

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 (75%)
• Race & ethnicity: White 75% Black 15% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 2% Romanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% Arabic 1% Tagalog/Filipino 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: ▼ -142.46%
• Current HPI: 183.1124
• Rent YoY: ▲ 7.41%
• 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

-1.3% since first listed

5 events — show timeline

• 2026-04-21 Price Changed $29,500 Dayton MLS
• 2026-04-20 Listed $27,500 Dayton MLS
• 2022-09-09 Sold (MLS) $27,500 Dayton MLS
• 2022-09-09 Sold (MLS) $27,500 Dayton MLS
• 2022-08-16 Listed $29,900 Dayton MLS