58 Anna St · Dayton, OH 45417

$23,000

2 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 110 Days on market

Built 1922 4,622 sqft lot

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Why this score? — see what drove the D 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 +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Calling all investors! 2 bedroom, 1 bathroom 2 story home in westwood needs complete rehab. Being sold as-is to settle estate. cash offers only.

Key facts

• 4,622 sq ft lot
• Built 1922
• Listed 110 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $23k.

Deal economics

• At list price, monthly cash flow is $727 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $23k).
• Recommended offer: $21k (9.0% below list) — sets the bar for market timing.
• Cap rate 44.2% 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); 137 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 37% 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 $159 of loan paydown is wiped out by about $690 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($21k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $7k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $20,930 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 4.97% ✓
• Cap rate: 44.25%
• Cash-on-cash: 135.56%
• DSCR: 7.03
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $49,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
233 Westwood Ave	0.29mi	3/1.0 (+1)	1,236 (-8%)	1mo	$45,000	$36	67
216 Westwood Ave	0.25mi	3/2.0 (+1)	1,436 (+7%)	1mo	$157,000	$109	67
352 Huron Ave	0.41mi	2/1.0	1,240 (-8%)	2mo	$40,000	$32	66
127 N Ardmore Ave	0.12mi	3/1.5 (+1)	1,512 (+12%)	1mo	$29,700	$20	65
32 S Plaza Ave	0.48mi	2/1.0	1,218 (-9%)	3mo	$34,000	$28	60
200 N Orchard Ave	0.43mi	3/1.5 (+1)	1,256 (-6%)	4mo	$35,000	$28	59
467 Groveland Ave	0.65mi	3/1.5 (+1)	1,368 (+2%)	2mo	$50,000	$37	58
621 Kammer Ave	0.42mi	3/1.0 (+1)	1,207 (-10%)	2mo	$55,000	$46	57
1209 Kammer Ave	0.54mi	3/1.0 (+1)	1,248 (-7%)	4mo	$40,000	$32	55
236 S Ardmore Ave	0.46mi	3/1.0 (+1)	1,192 (-11%)	0mo	$45,000	$38	54
552 Evergreen Ave	0.65mi	2/1.0	1,152 (-14%)	2mo	$44,000	$38	44
728 Leland Ave	0.75mi	3/1.0 (+1)	1,210 (-10%)	2mo	$130,900	$108	42

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: —
• Equity multiple: 7.81×
• Total profit: $43,867
• Equity at exit: $3,429

10-year hold

• IRR: —
• Equity multiple: 17.02×
• Total profit: $103,140
• Equity at exit: $1,989

Cash invested: $6,440 (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: 137
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,143 high
• Mortgage (P&I): −$121
• Tax from tax record: −$46 /mo · $546/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $727

Break-even live

Break-even rent $222

Max offer price $23,000

Occupancy floor 31%

Sensitivity live

Price	-10% $741	-5% $734	+0% $727	+5% $721	+10% $714
Rent	-10% $637	-5% $682	+0% $727	+5% $773	+10% $818
Rate	-1.0pp $739	-0.5pp $733	base $727	+0.5pp $722	+1.0pp $715

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: $5,750
• Closing costs: $690
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70 Gramont Ave Dayton, OH	3.0	1.5	966	$1,300	$1.35	3d	1	0.09mi
216 N Ardmore Ave Dayton, OH	3.0	1.0	1500	$1,100	$0.73	4d	1	0.23mi
437 Lorenz Ave Dayton, OH	3.0	1.0	1322	$1,200	$0.91	24d	1	0.46mi
40 S Mathison St Dayton, OH	3.0	1.0	1300	$1,200	$0.92	15d	1	0.47mi
42 S Mathison St Dayton, OH	3.0	1.0	1300	$1,220	$0.94	4d	1	0.47mi
725 Maplehurst Ave Dayton, OH	2.0	1.0	1104	$895	$0.81	45d	1	0.59mi
617 Westwood Ave Dayton, OH	3.0	1.0	1304	$1,050	$0.81	45d	1	0.64mi
652 Dennison Ave Dayton, OH	2.0	2.0	988	$1,095	$1.11	22d	1	0.70mi
623 Clifton Dr Apt A Dayton, OH	2.0	1.0	1200	$1,200	$1.00	3d	1	0.73mi
623 Clifton Dr Apt B Dayton, OH	2.0	1.0	1200	$1,174	$0.98	4d	1	0.73mi
635 Anna St Dayton, OH	3.0	1.0	960	$1,300	$1.35	15d	1	0.75mi
660 Gramont Ave Dayton, OH	3.0	1.0	1142	$1,050	$0.92	4d	1	0.79mi
2240 Lakeview Ave Dayton, OH	3.0	1.0	1056	$1,025	$0.97	45d	1	0.81mi
863 N Upland Ave Dayton, OH	3.0	1.0	1042	$1,200	$1.15	45d	1	0.88mi
2525 Lakeview Ave Unit 9 Dayton, OH	1.0	1.0	920	$700	$0.76	45d	1	0.88mi
920 Huron Ave Dayton, OH	2.0	1.0	950	$995	$1.05	4d	1	0.91mi
47 Leroy St Dayton, OH	3.0	1.0	1456	$1,200	$0.82	45d	1	0.95mi
3925 Hoover Ave Dayton, OH	2.0	1.0	936	$1,100	$1.18	3d	1	0.97mi
1045 Philadelphia Dr Dayton, OH	2.0	1.0	1290	$1,150	$0.89	3d	1	0.98mi
1045 Shakespeare Ave Dayton, OH	3.0	1.0	1435	$1,275	$0.89	45d	1	0.99mi
4109 Midway Ave Dayton, OH	3.0	1.0	971	$1,000	$1.03	4d	1	1.05mi
1816 N James H McGee Blvd Unit C Dayton, OH	3.0	1.0	950	$1,150	$1.21	3d	1	1.11mi
1816 N James H McGee Blvd Apt A Dayton, OH	3.0	1.0	950	$1,200	$1.26	3d	1	1.11mi
1816 N James H McGee Blvd Apt B Dayton, OH	3.0	1.0	950	$1,150	$1.21	45d	1	1.11mi
1119 Superior Ave Unit 1119 Dayton, OH	3.0	1.0	1435	$1,350	$0.94	4d	1	1.14mi
1515 W Stewart St Dayton, OH	2.0	1.0	925	$1,000	$1.08	45d	1	1.17mi
1272 Clement Ave Dayton, OH	3.0	1.0	1025	$1,350	$1.32	3d	1	1.23mi
424 Lexington Ave Dayton, OH	3.0	2.0	1536	$1,025	$0.67	45d	1	1.26mi
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	45d	1	1.31mi
127 Mound St Dayton, OH	3.0	3.0	1726	$1,600	$0.93	15d	1	1.43mi
1011 N Broadway St Dayton, OH	3.0	1.5	1700	$950	$0.56	45d	1	1.43mi

Listing history 5 events

1. 2025-10-23
   status Pending
2. 2025-08-29
   price $23,000
3. 2025-07-05
   listed $29,900 Active
4. 2017-06-30
   historical
5. 2016-07-12
   listed $16,630 Active

ⓘ 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: $546 · $46/mo
• Projected year-2 tax: $546 · $46/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $13,720
• − Mortgage interest: −$1,288
• − Property taxes: −$546
• − Insurance: −$115
• − Repairs & maintenance: −$1,098
• − Management: −$1,098
• − Depreciation: −$669
• Taxable income: $8,906
• Est. tax owed @ 24.0%: −$2,137
• After-tax cash flow: $6,592/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

+38.3% since first listed

5 events — show timeline

• 2025-10-23 Pending — Dayton MLS
• 2025-08-29 Price Changed $23,000 Dayton MLS
• 2025-07-05 Listed $29,900 Dayton MLS
• 2017-06-30 Listing Removed — Dayton MLS
• 2016-07-12 Listed $16,630 Dayton MLS

Property tax history

+7.4%/yr

Latest (2025): $546 · -46.4% YoY. Source: county tax records.