945 N Broadway St · Dayton, OH 45402

$151,998

4 bd · 2.5 ba · 3,320 sqft · SingleFamily public records · 316 Days on market

Built 1922 8,756 sqft lot $46/sqft · 42% above area Est $107k · 42% over

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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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention all investors! Come explore this hidden gem offering over 3,300 sq. ft. of living space, including 4 bedrooms and 3 bathrooms. Located just minutes from downtown Dayton and Grandview Hospital. Bursting with potential and featuring original woodwork throughout, this property is ready for a full rehab to restore its former charm. Sold strictly as-is. Please submit all offers with Proof of Funds. Bring your vision and make it shine!

Key facts

• 8,756 sq ft lot
• Built 1922
• Listed 316 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $152k).
• Recommended offer: $134k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 (+4.0%/yr); 83 active listings in the ZIP; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• At $1,903/mo this rent would consume 47% of the median local household income ($48k/yr) (locally 404% 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 $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.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $43k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 316 days — a 12% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $28k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $152k implies a 204% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $133,758 (12.0% below list)

Questions for the listing agent

1. It's been on market 316 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.25% ✓
• Cap rate: 10.49%
• Cash-on-cash: 14.99%
• DSCR: 1.67
• GRM: 6.7

CMA / ARV

• ARV (median comp): $106,889
• List price: $151,998
• Delta: 42.20%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
724 Salem Ave	0.30mi	4/1.5	3,232 (-3%)	9mo	$28,000	$9	70
300 Central Ave	0.43mi	4/2.5	3,387 (+2%)	15mo	$475,000	$140	64
416 N Conover St	0.49mi	4/2.5	3,033 (-9%)	10mo	$40,000	$13	54
735 Kenilworth Ave	0.67mi	4/1.5	3,100 (-7%)	1mo	$212,670	$69	53
141 Squirrel Rd	0.73mi	5/2.5 (+1)	3,365 (+1%)	18mo	$294,900	$88	44

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: 6.6%
• Equity multiple: 1.26×
• Total profit: $11,112
• Equity at exit: $22,663

10-year hold

• IRR: 16.8%
• Equity multiple: 2.44×
• Total profit: $61,138
• Equity at exit: $13,142

Cash invested: $42,559 (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
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,903 medium
• Mortgage (P&I): −$797
• Tax from tax record: −$111 /mo · $1,337/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $532

Break-even live

Break-even rent $1,230

Max offer price $151,998

Occupancy floor 67%

Sensitivity live

Price	-10% $618	-5% $575	+0% $532	+5% $489	+10% $446
Rent	-10% $381	-5% $457	+0% $532	+5% $607	+10% $682
Rate	-1.0pp $608	-0.5pp $570	base $532	+0.5pp $492	+1.0pp $452

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $151,998 Active 316 DOM
2. 2026-06-17
   days on market $151,998 Active 315 DOM
3. 2026-06-16
   days on market $151,998 Active 314 DOM
4. 2026-06-15
   days on market $151,998 Active 313 DOM
5. 2026-06-14
   days on market $151,998 Active 311 DOM
6. 2026-06-13
   days on market $151,998 Active 310 DOM
7. 2026-06-10
   days on market $151,998 Active 308 DOM
8. 2026-06-09
   days on market $151,998 Active 307 DOM
9. 2026-06-08
   days on market $151,998 Active 306 DOM
10. 2026-06-07
    days on market $151,998 Active 305 DOM
11. 2026-06-05
    days on market $151,998 Active 302 DOM
12. 2026-06-03
    days on market $151,998 Active 301 DOM
13. 2026-06-02
    days on market $151,998 Active 300 DOM
14. 2026-06-01
    days on market $151,998 Active 299 DOM
15. 2026-05-31
    days on market $151,998 Active 298 DOM
16. 2026-04-29
    price $151,998 443-char remark

    Show marketing remark (443 chars)

    Attention all investors! Come explore this hidden gem offering over 3,300 sq. ft. of living space, including 4 bedrooms and 3 bathrooms. Located just minutes from downtown Dayton and Grandview Hospital. Bursting with potential and featuring original woodwork throughout, this property is ready for a full rehab to restore its former charm. Sold strictly as-is. Please submit all offers with Proof of Funds. Bring your vision and make it shine!

17. 2026-03-17
    price $159,998 443-char remark

    Show marketing remark (443 chars)

    Attention all investors! Come explore this hidden gem offering over 3,300 sq. ft. of living space, including 4 bedrooms and 3 bathrooms. Located just minutes from downtown Dayton and Grandview Hospital. Bursting with potential and featuring original woodwork throughout, this property is ready for a full rehab to restore its former charm. Sold strictly as-is. Please submit all offers with Proof of Funds. Bring your vision and make it shine!

18. 2026-02-21
    status Active 443-char remark

    Show marketing remark (443 chars)

    Attention all investors! Come explore this hidden gem offering over 3,300 sq. ft. of living space, including 4 bedrooms and 3 bathrooms. Located just minutes from downtown Dayton and Grandview Hospital. Bursting with potential and featuring original woodwork throughout, this property is ready for a full rehab to restore its former charm. Sold strictly as-is. Please submit all offers with Proof of Funds. Bring your vision and make it shine!

19. 2026-02-20
    historical ActiveUnderContract 443-char remark

    Show marketing remark (443 chars)

    Attention all investors! Come explore this hidden gem offering over 3,300 sq. ft. of living space, including 4 bedrooms and 3 bathrooms. Located just minutes from downtown Dayton and Grandview Hospital. Bursting with potential and featuring original woodwork throughout, this property is ready for a full rehab to restore its former charm. Sold strictly as-is. Please submit all offers with Proof of Funds. Bring your vision and make it shine!

20. 2026-02-16
    price $169,998 443-char remark

    Show marketing remark (443 chars)

    Attention all investors! Come explore this hidden gem offering over 3,300 sq. ft. of living space, including 4 bedrooms and 3 bathrooms. Located just minutes from downtown Dayton and Grandview Hospital. Bursting with potential and featuring original woodwork throughout, this property is ready for a full rehab to restore its former charm. Sold strictly as-is. Please submit all offers with Proof of Funds. Bring your vision and make it shine!

21. 2025-08-06
    listed $179,998 Active 443-char remark

    Show marketing remark (443 chars)

    Attention all investors! Come explore this hidden gem offering over 3,300 sq. ft. of living space, including 4 bedrooms and 3 bathrooms. Located just minutes from downtown Dayton and Grandview Hospital. Bursting with potential and featuring original woodwork throughout, this property is ready for a full rehab to restore its former charm. Sold strictly as-is. Please submit all offers with Proof of Funds. Bring your vision and make it shine!

22. 2020-09-17
    soldstatus $50,000
23. 2020-08-06
    soldstatus $50,000 Sold 442-char remark

    Show marketing remark (442 chars)

    Older elegant well constructed home in need of many repairs sits on double lot. Make your own inspections, Property being sold as is. This is a bank short sale so all offers will be subject to bank approval. Proof of funds required with all offers. This one is a diamond in the rough, lots of space, wow factor is visable when you first step through the front door. If you've always wanted a home with that wealthy estate feeling, this is it!

24. 2020-08-06
    soldstatus $50,000 Closed 442-char remark

    Show marketing remark (442 chars)

    Older elegant well constructed home in need of many repairs sits on double lot. Make your own inspections, Property being sold as is. This is a bank short sale so all offers will be subject to bank approval. Proof of funds required with all offers. This one is a diamond in the rough, lots of space, wow factor is visable when you first step through the front door. If you've always wanted a home with that wealthy estate feeling, this is it!

25. 2020-02-13
    status Pending 442-char remark

    Show marketing remark (442 chars)

    Older elegant well constructed home in need of many repairs sits on double lot. Make your own inspections, Property being sold as is. This is a bank short sale so all offers will be subject to bank approval. Proof of funds required with all offers. This one is a diamond in the rough, lots of space, wow factor is visable when you first step through the front door. If you've always wanted a home with that wealthy estate feeling, this is it!

26. 2020-01-31
    status Active 442-char remark

    Show marketing remark (442 chars)

    Older elegant well constructed home in need of many repairs sits on double lot. Make your own inspections, Property being sold as is. This is a bank short sale so all offers will be subject to bank approval. Proof of funds required with all offers. This one is a diamond in the rough, lots of space, wow factor is visable when you first step through the front door. If you've always wanted a home with that wealthy estate feeling, this is it!

27. 2020-01-21
    status Pending 442-char remark

    Show marketing remark (442 chars)

    Older elegant well constructed home in need of many repairs sits on double lot. Make your own inspections, Property being sold as is. This is a bank short sale so all offers will be subject to bank approval. Proof of funds required with all offers. This one is a diamond in the rough, lots of space, wow factor is visable when you first step through the front door. If you've always wanted a home with that wealthy estate feeling, this is it!

28. 2019-11-05
    status Active 442-char remark

    Show marketing remark (442 chars)

    Older elegant well constructed home in need of many repairs sits on double lot. Make your own inspections, Property being sold as is. This is a bank short sale so all offers will be subject to bank approval. Proof of funds required with all offers. This one is a diamond in the rough, lots of space, wow factor is visable when you first step through the front door. If you've always wanted a home with that wealthy estate feeling, this is it!

29. 2019-10-14
    status Pending 442-char remark

    Show marketing remark (442 chars)

    Older elegant well constructed home in need of many repairs sits on double lot. Make your own inspections, Property being sold as is. This is a bank short sale so all offers will be subject to bank approval. Proof of funds required with all offers. This one is a diamond in the rough, lots of space, wow factor is visable when you first step through the front door. If you've always wanted a home with that wealthy estate feeling, this is it!

30. 2019-09-25
    price $55,000 442-char remark

    Show marketing remark (442 chars)

    Older elegant well constructed home in need of many repairs sits on double lot. Make your own inspections, Property being sold as is. This is a bank short sale so all offers will be subject to bank approval. Proof of funds required with all offers. This one is a diamond in the rough, lots of space, wow factor is visable when you first step through the front door. If you've always wanted a home with that wealthy estate feeling, this is it!

31. 2019-08-19
    listed $59,900 Active 442-char remark

    Show marketing remark (442 chars)

    Older elegant well constructed home in need of many repairs sits on double lot. Make your own inspections, Property being sold as is. This is a bank short sale so all offers will be subject to bank approval. Proof of funds required with all offers. This one is a diamond in the rough, lots of space, wow factor is visable when you first step through the front door. If you've always wanted a home with that wealthy estate feeling, this is it!

32. 1991-10-22
    soldstatus $36,000

ⓘ 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: $1,337 · $111/mo
• Projected year-2 tax: $1,854 · $154/mo
• Expected delta: +$517/yr (+$43/mo · 38.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,839
• − Mortgage interest: −$8,514
• − Property taxes: −$1,337
• − Insurance: −$760
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − Depreciation: −$4,422
• Taxable income: $4,152
• Est. tax owed @ 24.0%: −$996
• After-tax cash flow: $5,384/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

Price history

+322.2% since first listed

17 events — show timeline

• 2026-04-29 Price Changed $151,998 Dayton MLS
• 2026-03-17 Price Changed $159,998 Dayton MLS
• 2026-02-21 Relisted — Dayton MLS
• 2026-02-20 Contingent — Dayton MLS
• 2026-02-16 Price Changed $169,998 Dayton MLS
• 2025-08-06 Listed $179,998 Dayton MLS
• 2020-09-17 Sold (Public Records) $50,000 Public Records
• 2020-08-06 Sold (MLS) $50,000 Dayton MLS
• 2020-08-06 Sold (MLS) $50,000 Dayton MLS
• 2020-02-13 Pending — Dayton MLS
• 2020-01-31 Relisted — Dayton MLS
• 2020-01-21 Pending — Dayton MLS
• 2019-11-05 Relisted — Dayton MLS
• 2019-10-14 Pending — Dayton MLS
• 2019-09-25 Price Changed $55,000 Dayton MLS
• 2019-08-19 Listed $59,900 Dayton MLS
• 1991-10-22 Sold (Public Records) $36,000 Public Records

Property tax history

-4.9%/yr

Latest (2025): $1,337 · +4.4% YoY. Source: county tax records.