636 Westwood Ave · Dayton, OH 45402

$65,000

2 bd · 1.0 ba · 1,375 sqft · SingleFamily public records · 122 Days on market

Built 1940 4,931 sqft lot $47/sqft · 13% below area Est $75k · 13% under

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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 +30.0/30.0
• ARV discount +13.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Bring your imagination and personal touch to this charming 3 bedroom, 2 bath home full of character and opportunity! From the spacious layout to the large basement, this property offers plenty of room to make it your own. Whether you are looking for your next home or an investment opportunity, a little vision and creativity could truly make this place shine. Conveniently located and packed with potential, this is one you do not want to miss. Schedule your showing today and come see all the possibilities waiting.

Key facts

• Updates in kitchen
• Open layout
• Updates in bathroom

Tags

• OPEN LAYOUT
• SEMIFINISHED BASEMENT
• UPDATES IN KITCHEN
• UPDATES IN BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $449 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 + 4.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $20k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $65k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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 1940 — 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: 1.79% ✓
• Cap rate: 15.09%
• Cash-on-cash: 31.42%
• DSCR: 2.40
• GRM: 4.6

CMA / ARV

• ARV (median comp): $75,091
• List price: $65,000
• Delta: -13.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1209 Kammer Ave	0.22mi	3/1.0 (+1)	1,248 (-9%)	4mo	$40,000	$32	66
352 Huron Ave	0.35mi	2/1.0	1,240 (-10%)	2mo	$40,000	$32	66
728 Leland Ave	0.19mi	3/1.0 (+1)	1,210 (-12%)	2mo	$130,900	$108	64
1029 Shakespeare Ave	0.47mi	3/1.0 (+1)	1,436 (+4%)	4mo	$71,000	$49	62
113 Anna St	0.60mi	3/1.0 (+1)	1,344 (-2%)	5mo	$88,000	$65	58
216 Westwood Ave	0.55mi	3/2.0 (+1)	1,436 (+4%)	1mo	$157,000	$109	57
621 Kammer Ave	0.34mi	3/1.0 (+1)	1,207 (-12%)	2mo	$55,000	$46	57
233 Westwood Ave	0.53mi	3/1.0 (+1)	1,236 (-10%)	1mo	$45,000	$36	53
3100 Princeton Dr	0.68mi	3/1.0 (+1)	1,448 (+5%)	6mo	$65,000	$45	49
3805 Hoover Ave	0.45mi	3/2.0 (+1)	1,513 (+10%)	6mo	$66,400	$44	49
3717 Dandridge Ave	0.50mi	3/1.5 (+1)	1,200 (-13%)	2mo	$132,000	$110	47
127 N Ardmore Ave	0.64mi	3/1.5 (+1)	1,512 (+10%)	1mo	$29,700	$20	45

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: 27.4%
• Equity multiple: 2.15×
• Total profit: $20,995
• Equity at exit: $9,692

10-year hold

• IRR: 35.5%
• Equity multiple: 4.42×
• Total profit: $62,288
• Equity at exit: $5,620

Cash invested: $18,200 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,167 high
• Mortgage (P&I): −$341
• Tax from tax record: −$77 /mo · $927/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $477

Break-even live

Break-even rent $564

Max offer price $65,000

Occupancy floor 54%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
617 Westwood Ave Dayton, OH	3.0	1.0	1304	$1,050	$0.81	44d	1	0.07mi
920 Huron Ave Dayton, OH	2.0	1.0	950	$995	$1.05	3d	1	0.23mi
660 Gramont Ave Dayton, OH	3.0	1.0	1142	$1,050	$0.92	3d	1	0.26mi
635 Anna St Dayton, OH	3.0	1.0	960	$1,300	$1.35	14d	1	0.26mi
863 N Upland Ave Dayton, OH	3.0	1.0	1042	$1,200	$1.15	44d	1	0.34mi
437 Lorenz Ave Dayton, OH	3.0	1.0	1322	$1,200	$0.91	23d	1	0.35mi
725 Maplehurst Ave Dayton, OH	2.0	1.0	1104	$895	$0.81	44d	1	0.40mi
1816 N James H McGee Blvd Apt B Dayton, OH	3.0	1.0	950	$1,150	$1.21	44d	1	0.43mi
1816 N James H McGee Blvd Apt A Dayton, OH	3.0	1.0	950	$1,200	$1.26	2d	1	0.43mi
1816 N James H McGee Blvd Unit C Dayton, OH	3.0	1.0	950	$1,150	$1.21	2d	1	0.43mi
1045 Shakespeare Ave Dayton, OH	3.0	1.0	1435	$1,275	$0.89	44d	1	0.46mi
1045 Philadelphia Dr Dayton, OH	2.0	1.0	1290	$1,150	$0.89	2d	1	0.49mi
3925 Hoover Ave Dayton, OH	2.0	1.0	936	$1,100	$1.18	2d	1	0.55mi
216 N Ardmore Ave Dayton, OH	3.0	1.0	1500	$1,100	$0.73	3d	1	0.56mi
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	44d	1	0.66mi
70 Gramont Ave Dayton, OH	3.0	1.5	966	$1,300	$1.35	2d	1	0.67mi
3207 Cornell Dr Dayton, OH	3.0	1.0	1168	$1,000	$0.86	3d	1	0.93mi
40 S Mathison St Dayton, OH	3.0	1.0	1300	$1,200	$0.92	14d	1	1.02mi
42 S Mathison St Dayton, OH	3.0	1.0	1300	$1,220	$0.94	3d	1	1.02mi
3672 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	44d	1	1.05mi
3668 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	23d	1	1.05mi
4109 Midway Ave Dayton, OH	3.0	1.0	971	$1,000	$1.03	3d	1	1.07mi
1119 Superior Ave Unit 1119 Dayton, OH	3.0	1.0	1435	$1,350	$0.94	3d	1	1.09mi
424 Lexington Ave Dayton, OH	3.0	2.0	1536	$1,025	$0.67	44d	1	1.14mi
3650 Otterbein Ave Unit 3650 Dayton, OH	2.0	1.0	900	$800	$0.89	2d	1	1.16mi
1378 Cory Dr Dayton, OH	2.0	1.0	1300	$975	$0.75	44d	1	1.22mi
3311 Otterbein Ave Dayton, OH	3.0	1.5	1004	$1,300	$1.29	11d	1	1.27mi
3537 Otterbein Ave Unit d Dayton, OH	2.0	1.0	900	$925	$1.03	44d	1	1.27mi
1720 Kings Mill Ct Dayton, OH	2.0	1.5	975	$925	$0.95	23d	1	1.35mi
652 Dennison Ave Dayton, OH	2.0	2.0	988	$1,095	$1.11	21d	1	1.37mi
1011 N Broadway St Dayton, OH	3.0	1.5	1700	$950	$0.56	44d	1	1.39mi
623 Clifton Dr Apt A Dayton, OH	2.0	1.0	1200	$1,200	$1.00	2d	1	1.40mi
623 Clifton Dr Apt B Dayton, OH	2.0	1.0	1200	$1,174	$0.98	3d	1	1.40mi
1225 Amherst Pl Dayton, OH	3.0	1.0	1548	$1,300	$0.84	14d	1	1.45mi
1927 Burroughs Dr Dayton, OH	3.0	2.0	1409	$1,245	$0.88	14d	1	1.46mi
1743 Radcliffe Rd Dayton, OH	3.0	1.5	1729	$1,200	$0.69	44d	1	1.47mi
2240 Lakeview Ave Dayton, OH	3.0	1.0	1056	$1,025	$0.97	44d	1	1.49mi

Listing history 29 events

1. 2026-06-18
   days on market $65,000 Active 122 DOM
2. 2026-06-17
   days on market $65,000 Active 121 DOM
3. 2026-06-16
   days on market $65,000 Active 120 DOM
4. 2026-06-15
   days on market $65,000 Active 119 DOM
5. 2026-06-14
   days on market $65,000 Active 117 DOM
6. 2026-06-13
   days on market $65,000 Active 116 DOM
7. 2026-06-10
   days on market $65,000 Active 114 DOM
8. 2026-06-09
   days on market $65,000 Active 113 DOM
9. 2026-06-08
   days on market $65,000 Active 112 DOM
10. 2026-06-07
    days on market $65,000 Active 111 DOM
11. 2026-06-05
    days on market $65,000 Active 108 DOM
12. 2026-06-03
    days on market $65,000 Active 107 DOM
13. 2026-06-02
    days on market $65,000 Active 106 DOM
14. 2026-06-01
    days on market $65,000 Active 105 DOM
15. 2026-05-31
    days on market $65,000 Active 104 DOM
16. 2026-04-12
    price $65,000 517-char remark

    Show marketing remark (517 chars)

    Bring your imagination and personal touch to this charming 3 bedroom, 2 bath home full of character and opportunity! From the spacious layout to the large basement, this property offers plenty of room to make it your own. Whether you are looking for your next home or an investment opportunity, a little vision and creativity could truly make this place shine. Conveniently located and packed with potential, this is one you do not want to miss. Schedule your showing today and come see all the possibilities waiting.

17. 2026-02-15
    listed $85,000 Active 517-char remark

    Show marketing remark (517 chars)

    Bring your imagination and personal touch to this charming 3 bedroom, 2 bath home full of character and opportunity! From the spacious layout to the large basement, this property offers plenty of room to make it your own. Whether you are looking for your next home or an investment opportunity, a little vision and creativity could truly make this place shine. Conveniently located and packed with potential, this is one you do not want to miss. Schedule your showing today and come see all the possibilities waiting.

18. 2025-09-25
    historical
19. 2025-09-10
    price $85,000
20. 2025-09-04
    price $89,000
21. 2025-07-22
    price $91,000
22. 2025-07-16
    listed $100,000 Active
23. 2011-02-18
    historical
24. 2010-08-18
    historical
25. 2010-08-18
    listed $21,900
26. 2010-05-19
    listed $50,000
27. 1998-09-15
    soldstatus $32,000
28. 1997-05-16
    soldstatus $32,000
29. 1997-04-14
    soldstatus $14,009

ⓘ 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: $927 · $77/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$44/yr (+$4/mo · 4.7%)

ⓘ 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 ≥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: $14,001
• − Mortgage interest: −$3,641
• − Property taxes: −$927
• − Insurance: −$325
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$1,891
• Taxable income: $4,977
• Est. tax owed @ 24.0%: −$1,194
• After-tax cash flow: $4,524/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

+364.0% since first listed

14 events — show timeline

• 2026-04-12 Price Changed $65,000 Dayton MLS
• 2026-02-15 Listed $85,000 Dayton MLS
• 2025-09-25 Listing Removed — Dayton MLS
• 2025-09-10 Price Changed $85,000 Dayton MLS
• 2025-09-04 Price Changed $89,000 Dayton MLS
• 2025-07-22 Price Changed $91,000 Dayton MLS
• 2025-07-16 Listed $100,000 Dayton MLS
• 2011-02-18 Listing Removed — Dayton MLS
• 2010-08-18 Listed $21,900 Dayton MLS
• 2010-08-18 Listing Removed — Dayton MLS
• 2010-05-19 Listed $50,000 Dayton MLS
• 1998-09-15 Sold (Public Records) $32,000 Public Records
• 1997-05-16 Sold (Public Records) $32,000 Public Records
• 1997-04-14 Sold (Public Records) $14,009 Public Records

Property tax history

-0.7%/yr

Latest (2025): $927 · -42.4% YoY. Source: county tax records.