108 Big Pine Rd · Dayton, OH 45431

$69,900

1 bd · 1.0 ba · 630 sqft · Manufactured · 91 Days on market

Built 1980 Good condition

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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 +27.9/30.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This mobile home is full of warmth and character, making you feel right at home from the moment you step inside! Extensively remodeled inside and out, with colorful stucco trim and accents. Step inside to discover an exceptionally efficient layout. Eat-in kitchen open to the main living area, cozy bedroom has walk-in closet, contemporary bathroom with tiled-surround shower, laundry room, and tons of outdoor living space too! Covered porch, and summer kitchen with its own electric range, mini-fridge, counter space, two-chair bar and dining area open to a lovely little courtyard at the home's entrance. Tool shed, grilling area, and poured concrete driveway are a bonus. 2019 electric HVAV system. Corner lot in a great mobile home community. This little house is packed with charm! Schedule a showing today!

Key facts

• Walk-in closet
• Laundry room
• Eat-in kitchen

Tags

• REMODELED INSIDE AND OUT
• EAT-IN KITCHEN
• WALK-IN CLOSET
• TILED-SURROUND SHOWER
• LAUNDRY ROOM
• OUTDOOR LIVING SPACE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($883 rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 (+5.8%/yr); 124 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent is only 13% of the median local income ($83k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 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 + 5.8% rent growth), your $20k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Recommended offer $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.26% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.14%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.79% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.25×
• Total profit: $4,883
• Equity at exit: $10,422

10-year hold

• IRR: 18.0%
• Equity multiple: 2.68×
• Total profit: $32,950
• Equity at exit: $6,044

Cash invested: $19,572 (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 45431

• Home prices YoY: -35.0%
• Rents YoY: 5.8%
• Active inventory: 124
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $883 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $214

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 71%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4644 Burkhardt Ave Dayton, OH	1.0–2.0	1.0	725	$700	$0.97	2d	9	0.22mi
4403 Burkhardt Ave Dayton, OH	3.0	1.0–2.0	800	$767	$0.96	2d	1	0.23mi
1818 Suman Ave Unit B Dayton, OH	1.0	1.0	552	$750	$1.36	14d	1	0.47mi
1671 Gummer Ave Dayton, OH	2.0	1.0	704	$1,100	$1.56	2d	1	0.52mi
3605 E 5th St Unit D Dayton, OH	1.0	1.0	600	$725	$1.21	14d	1	0.62mi
504 S Garland Ave Dayton, OH	1.0	1.0	606	$725	$1.20	43d	1	0.77mi
11 S Sperling Ave Dayton, OH	1.0	1.0	650	$725	$1.12	23d	1	0.78mi
423 Briarwood Ave Apt 8 Dayton, OH	1.0	1.0	650	$700	$1.08	3d	1	0.78mi
423 Briarwood Ave #2 Dayton, OH	1.0	1.0	650	$700	$1.08	43d	1	0.79mi
222 Klee Ave Unit 222B Dayton, OH	2.0	1.0	650	$750	$1.15	43d	1	1.03mi
1351 Ohmer St Dayton, OH	1.0	1.0	600	$725	$1.21	3d	1	1.05mi
1355 Ohmer St Unit 15 Dayton, OH	1.0	1.0	600	$725	$1.21	14d	1	1.06mi
4843 Northcliff Dr Unit 4857-3 Dayton, OH	1.0	1.0	750	$550	$0.73	23d	1	1.22mi
4880 Springfield St Dayton, OH	1.0	1.0	775	$550	$0.71	43d	2	1.26mi
4880 Springfield St Unit 4860-1 Dayton, OH	1.0	1.0	600	$700	$1.17	23d	1	1.26mi

Listing history 17 events

1. 2026-06-18
   days on market $69,900 Active 91 DOM
2. 2026-06-17
   days on market $69,900 Active 90 DOM
3. 2026-06-16
   days on market $69,900 Active 89 DOM
4. 2026-06-15
   days on market $69,900 Active 88 DOM
5. 2026-06-14
   days on market $69,900 Active 86 DOM
6. 2026-06-13
   days on market $69,900 Active 85 DOM
7. 2026-06-10
   days on market $69,900 Active 83 DOM
8. 2026-06-09
   days on market $69,900 Active 82 DOM
9. 2026-06-08
   days on market $69,900 Active 81 DOM
10. 2026-06-07
    days on market $69,900 Active 80 DOM
11. 2026-06-05
    days on market $69,900 Active 77 DOM
12. 2026-06-03
    days on market $69,900 Active 76 DOM
13. 2026-06-02
    days on market $69,900 Active 75 DOM
14. 2026-06-01
    days on market $69,900 Active 74 DOM
15. 2026-05-31
    days on market $69,900 Active 73 DOM
16. 2026-03-19
    listed $69,900 Active 813-char remark

    Show marketing remark (813 chars)

    This mobile home is full of warmth and character, making you feel right at home from the moment you step inside! Extensively remodeled inside and out, with colorful stucco trim and accents. Step inside to discover an exceptionally efficient layout. Eat-in kitchen open to the main living area, cozy bedroom has walk-in closet, contemporary bathroom with tiled-surround shower, laundry room, and tons of outdoor living space too! Covered porch, and summer kitchen with its own electric range, mini-fridge, counter space, two-chair bar and dining area open to a lovely little courtyard at the home's entrance. Tool shed, grilling area, and poured concrete driveway are a bonus. 2019 electric HVAV system. Corner lot in a great mobile home community. This little house is packed with charm! Schedule a showing today!

17. 2025-10-29
    price $69,900

ⓘ 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: $10,593
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$847
• − Management: −$847
• − Depreciation: −$2,033
• Taxable income: $1,551
• Est. tax owed @ 24.0%: −$372
• After-tax cash flow: $2,199/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 · 13 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with recent updates, offering a cozy and well-maintained living space.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpet with hardwood — Improves aesthetics and value
• Both Upgrade HVAC system — Enhances comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood — Improves aesthetics and value ↑
• Both Upgrade HVAC system — Enhances comfort and energy efficiency ↑

ⓘ 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: Greene County · 132,120 people
• City population: 164,387
• Metro: Dayton-Kettering, OH
• Population (ZIP): 27,951
• Household income: $83,175
• Rent vs Own: 49.6% rent · 50.4% own
• Severe rent burden: 622.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 8% Hispanic / Latino 6% Asian 5% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 6% · South Korea, Canada, Jamaica
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2% Korean 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: ▼ -148.58%
• Current HPI: 276.444
• Rent YoY: ▲ 5.79%
• 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

2 events — show timeline

• 2026-03-19 Listed $69,900 Dayton MLS
• 2025-10-29 Price Changed $69,900 Dayton MLS