2315 Rector Ave · Dayton, OH 45414

$172,500

4 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 57 Days on market

Built 1958 9,779 sqft lot Est $206k · 16% under ↓ 14% 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 +20.8/30.0
• ARV discount +14.8/15.0
• DSCR +6.6/10.0
• 1% rule +5.2/10.0
• Schools +5.0/10.0
• Rent growth +4.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

1,536 sq ft of comfortable living space. Nestled on a generous lot, the spacious yard provides ample room for outdoor enjoyment, gardening, or play. Step inside to discover a large country kitchen adorned with stunning cabinetry—perfect for hosting family gatherings and holiday feasts. Beautiful wood laminate flooring and fresh paint throughout. Recent upgrades include a new furnace, new roof, and updated fascia and soffits, ensuring peace of mind for years to come. Outside, the freshly resealed driveway leads to a large 2+ car garage, ideal for vehicles, storage, or a workshop. Whether you're a growing family or simply seeking single-level living with room to spread out, this home ch

Key facts

• New furnace
• Generous lot
• Stunning cabinetry

Tags

• LARGE COUNTRY KITCHEN
• STUNNING CABINETRY
• FRESHLY RESEALED DRIVEWAY
• GENEROUS LOT
• NEW FURNACE
• NEW ROOF

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached two-car garage
• Utilities: Public water; Sewer available
• Home design: Single-story ranch-style home
• Construction: Slab foundation
• Exterior features: Irregular-shaped residential lot (~0.2245 acres); Public water and sewer available

Interior

• Kitchen: Main-level kitchen (approx. 16x12)
• Bedrooms: Four main-level bedrooms (sizes approx. 11x11, 12x15, 12x11, 14x12)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Laminate counters

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $172k).
• Recommended offer: $167k (3.0% below list) — sets the bar for market timing.

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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 39% of the median local income ($54k/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 $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 + 7.4% rent growth), your $48k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $167,325 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.02% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.88%
• DSCR: 1.26
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $205,824
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2129 Rector Ave	0.18mi	3/2.0 (-1)	1,451 (-6%)	4mo	$194,000	$134	70
2304 Homesite Dr	0.35mi	3/2.0 (-1)	1,610 (+5%)	7mo	$185,000	$115	61
2200 Titus Ave	0.14mi	3/1.0 (-1)	1,323 (-14%)	12mo	$157,000	$119	55
2005 Coronette Ave N	0.61mi	3/2.0 (-1)	1,530 (-0%)	17mo	$227,500	$149	48
2005 N Coronette Ave	0.61mi	3/2.0 (-1)	1,530 (-0%)	17mo	$227,500	$149	48
2130 Cadie Ave	0.74mi	4/1.0	1,476 (-4%)	16mo	$189,900	$129	46
2108 Ottello Ave	0.52mi	3/2.0 (-1)	1,418 (-8%)	11mo	$199,900	$141	44
2010 Gipsy Dr	0.62mi	3/1.0 (-1)	1,373 (-11%)	6mo	$122,499	$89	44
2142 Coronette Ave	0.57mi	3/2.0 (-1)	1,431 (-7%)	12mo	$70,000	$49	43
4648 Frederick Pike	0.53mi	4/3.0	1,340 (-13%)	9mo	$210,000	$157	38
2632 Ashcraft Rd	0.71mi	3/1.5 (-1)	1,329 (-14%)	3mo	$350,000	$263	35
1741 Eric Dr	0.62mi	3/2.5 (-1)	1,740 (+13%)	24mo	$222,900	$128	18

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: -2.5%
• Equity multiple: 0.90×
• Total profit: $-4,690
• Equity at exit: $25,720

10-year hold

• IRR: 11.5%
• Equity multiple: 2.08×
• Total profit: $52,131
• Equity at exit: $14,915

Cash invested: $48,300 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,766 medium
• Mortgage (P&I): −$905
• Tax from tax record: −$182 /mo · $2,181/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $237

Break-even live

Break-even rent $1,466

Max offer price $172,500

Occupancy floor 82%

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: $43,125
• Closing costs: $5,175
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2322 Koehler Ave Dayton, OH	4.0	1.0	1155	$1,350	$1.17	2d	1	0.63mi
5208 Brookmill Ct Dayton, OH	3.0	2.0	1800	$2,000	$1.11	2d	1	1.26mi
4339 Riverside Dr Dayton, OH	1.0–3.0	1.0–2.0	936	$1,399	$1.49	2d	12	1.35mi
1108 Rydale Rd Dayton, OH	3.0	1.0	1281	$1,245	$0.97	19d	1	1.43mi

Listing history 19 events

1. 2026-06-18
   days on market $172,500 Active 57 DOM
2. 2026-06-17
   days on market $172,500 Active 56 DOM
3. 2026-06-16
   days on market $172,500 Active 55 DOM
4. 2026-06-15
   days on market $172,500 Active 54 DOM
5. 2026-06-14
   days on market $172,500 Active 52 DOM
6. 2026-06-13
   days on market $172,500 Active 51 DOM
7. 2026-06-10
   days on market $172,500 Active 49 DOM
8. 2026-06-09
   days on market $172,500 Active 48 DOM
9. 2026-06-08
   days on market $172,500 Active 47 DOM
10. 2026-06-07
    days on market $172,500 Active 46 DOM
11. 2026-06-03
    days on market $172,500 Active 42 DOM
12. 2026-06-02
    days on market $172,500 Active 41 DOM
13. 2026-06-01
    days on market $172,500 Active 40 DOM
14. 2026-05-31
    days on market $172,500 Active 39 DOM
15. 2026-05-15
    price $172,500
16. 2026-04-22
    listed $181,500 Active
17. 2026-03-19
    historical
18. 2025-11-26
    price $183,900
19. 2025-10-18
    listed $199,900 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: $2,181 · $182/mo
• Projected year-2 tax: $2,436 · $203/mo
• Expected delta: +$255/yr (+$21/mo · 11.7%)

ⓘ 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 3/10 Moderate 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,189
• − Mortgage interest: −$9,663
• − Property taxes: −$2,181
• − Insurance: −$862
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − Depreciation: −$5,018
• Taxable income: $74
• Est. tax owed @ 24.0%: −$18
• After-tax cash flow: $2,822/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)

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

• 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

-13.7% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $172,500 Dayton MLS
• 2026-04-22 Listed $181,500 Dayton MLS
• 2026-03-19 Listing Removed — Dayton MLS
• 2025-11-26 Price Changed $183,900 Dayton MLS
• 2025-10-18 Listed $199,900 Dayton MLS

Property tax history

+2.2%/yr

Latest (2025): $2,181 · -2.3% YoY. Source: county tax records.