96 Notre Dame Ave · Dayton, OH 45404

$74,900

3 bd · 1.0 ba · 1,393 sqft · SingleFamily public records · 45 Days on market

Built 1905 3,240 sqft lot Est $148k · 49% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3 bedroom, 1.5 bath North Dayton home. Inside this 1500+ sq ft like New Construction home relax and enjoy elegant living. New kitchen features chandeliers and french doors accessing family room. New baths, 1/2 bath on main level. Lovely rod iron spinals on stairwell with wide banister. First floor laundry room off kitchen. New windows, doors, light fixtures, hardware. New Laminate flooring throughout upstairs and down. Much, much more. Vinyl fence around entire lot. Total renovation 2018. New insulation and drywall throughout. Full Basement. Quality craftsmanship, Must see. Schedule your showing today

Key facts

• Major routes
• Convenient half bath
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• GENEROUS LIVING SPACE
• CONVENIENT HALF BATH
• LOCAL AMENITIES
• MAJOR ROUTES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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: 66 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 34% of the median local income ($39k/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 $518 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 + 3.0% rent growth), your $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $40k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1905 — 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: 1.48% ✓
• Cap rate: 11.93%
• Cash-on-cash: 20.13%
• DSCR: 1.90
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $147,658
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
77 Baltimore St	0.05mi	3/1.0	1,319 (-5%)	2mo	$111,900	$85	87
1815 Warner Ave	0.09mi	3/2.0	1,458 (+5%)	4mo	$43,000	$29	81
129 Rita St	0.24mi	3/1.5	1,355 (-3%)	2mo	$165,000	$122	81
165 Rita St	0.26mi	3/1.0	1,360 (-2%)	5mo	$60,000	$44	80
1322 Schaeffer St	0.32mi	3/2.0	1,384 (-1%)	4mo	$40,000	$29	76
310 Brandt St	0.58mi	3/1.0	1,389 (-0%)	0mo	$147,000	$106	72
1044 Dodgson Ct	0.36mi	3/2.5	1,432 (+3%)	2mo	$150,000	$105	71
70 Baltimore St	0.07mi	3/2.5	1,540 (+11%)	3mo	$170,000	$110	71
1030 Dodgson Ct	0.34mi	3/2.0	1,472 (+6%)	2mo	$165,500	$112	69
905 Troy St	0.25mi	3/3.0	1,342 (-4%)	8mo	$186,200	$139	68
718 Taylor St	0.61mi	3/1.5	1,404 (+1%)	4mo	$156,500	$111	64
1531 Chapel St	0.22mi	3/2.5	1,216 (-13%)	6mo	$126,500	$104	58

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.3%
• Equity multiple: 1.49×
• Total profit: $10,291
• Equity at exit: $11,168

10-year hold

• IRR: 21.3%
• Equity multiple: 2.81×
• Total profit: $37,902
• Equity at exit: $6,476

Cash invested: $20,972 (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 45404

• Home prices YoY: -24.2%
• Active inventory: 66
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,111 high
• Mortgage (P&I): −$393
• Tax from tax record: −$102 /mo · $1,226/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $352

Break-even live

Break-even rent $666

Max offer price $74,900

Occupancy floor 63%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
78 Notre Dame Ave Unit A Dayton, OH	3.0	1.0	1015	$1,025	$1.01	43d	1	0.03mi
163 Grove Ave Unit 163 Dayton, OH	3.0	1.0	1000	$950	$0.95	43d	1	0.09mi
155 Grove Ave Unit 155 Dayton, OH	3.0	1.0	1150	$950	$0.83	43d	1	0.10mi
1517 Chapel St Unit 1521 Dayton, OH	2.0	1.0	1239	$1,000	$0.81	3d	1	0.23mi
200 Hart St Dayton, OH	3.0	1.0	1304	$1,250	$0.96	23d	1	0.31mi
321 Deeds Ave Unit 319 Dayton, OH	4.0	2.0	1794	$1,100	$0.61	43d	1	0.32mi
224 Deeds Ave Dayton, OH	2.0	1.0	1124	$950	$0.85	23d	1	0.37mi
2034 Leo St Dayton, OH	2.0	1.0	888	$1,100	$1.24	21d	1	0.44mi
2119 Bellefontaine Ave Dayton, OH	3.0	1.5	1500	$1,400	$0.93	2d	1	0.64mi
451 Hunter Ave Dayton, OH	2.0	1.0	974	$800	$0.82	23d	1	0.69mi
821 Herman Ave Dayton, OH	3.0	1.0	1456	$1,100	$0.76	21d	1	0.73mi
29 N Garfield St Dayton, OH	3.0	1.0	1092	$1,000	$0.92	23d	1	1.05mi
204 Sears St Dayton, OH	3.0	1.0–2.5	1124	$2,793	$2.48	2d	10	1.13mi
112 Webster St Dayton, OH	2.0	1.0–2.0	802	$2,198	$2.74	2d	63	1.15mi
101 N Irwin St Dayton, OH	2.0	1.0	900	$1,100	$1.22	3d	1	1.29mi
2200 E 5th St Dayton, OH	2.0	1.0	1000	$825	$0.82	23d	1	1.31mi
15 John St Unit 15 Dayton, OH	2.0	1.0	1200	$800	$0.67	23d	1	1.35mi
140 E Monument Ave Dayton, OH	3.0	1.0–2.0	1048	$2,344	$2.24	2d	11	1.36mi
500 E 3rd St Dayton, OH	1.0–2.0	1.0–2.0	935	$1,660	$1.78	3d	16	1.40mi
120 S Monmouth St Dayton, OH	2.0	1.0	1000	$950	$0.95	43d	1	1.42mi
100 N Jefferson St Dayton, OH	1.0–2.0	1.0–2.0	800	$1,532	$1.92	3d	11	1.49mi

Listing history 15 events

1. 2026-03-27
   status Pending
2. 2026-03-06
   price $74,900
3. 2026-02-24
   price $89,900
4. 2026-02-12
   price $94,900
5. 2026-02-10
   listed $114,900 Active
6. 2025-12-15
   price $94,900
7. 2025-11-17
   price $104,900
8. 2025-09-17
   price $114,900
9. 2019-03-26
   soldstatus $53,500
10. 2019-02-27
    soldstatus $53,500 Closed 618-char remark

    Show marketing remark (618 chars)

    Beautiful 3 bedroom, 1.5 bath North Dayton home. Inside this 1500+ sq ft like New Construction home relax and enjoy elegant living. New kitchen features chandeliers and french doors accessing family room. New baths, 1/2 bath on main level. Lovely rod iron spinals on stairwell with wide banister. First floor laundry room off kitchen. New windows, doors, light fixtures, hardware. New Laminate flooring throughout upstairs and down. Much, much more. Vinyl fence around entire lot. Total renovation 2018. New insulation and drywall throughout. Full Basement. Quality craftsmanship, Must see. Schedule your showing today

11. 2019-02-27
    soldstatus $53,500 Sold 618-char remark

    Show marketing remark (618 chars)

    Beautiful 3 bedroom, 1.5 bath North Dayton home. Inside this 1500+ sq ft like New Construction home relax and enjoy elegant living. New kitchen features chandeliers and french doors accessing family room. New baths, 1/2 bath on main level. Lovely rod iron spinals on stairwell with wide banister. First floor laundry room off kitchen. New windows, doors, light fixtures, hardware. New Laminate flooring throughout upstairs and down. Much, much more. Vinyl fence around entire lot. Total renovation 2018. New insulation and drywall throughout. Full Basement. Quality craftsmanship, Must see. Schedule your showing today

12. 2019-02-19
    historical Active/Pending 618-char remark

    Show marketing remark (618 chars)

    Beautiful 3 bedroom, 1.5 bath North Dayton home. Inside this 1500+ sq ft like New Construction home relax and enjoy elegant living. New kitchen features chandeliers and french doors accessing family room. New baths, 1/2 bath on main level. Lovely rod iron spinals on stairwell with wide banister. First floor laundry room off kitchen. New windows, doors, light fixtures, hardware. New Laminate flooring throughout upstairs and down. Much, much more. Vinyl fence around entire lot. Total renovation 2018. New insulation and drywall throughout. Full Basement. Quality craftsmanship, Must see. Schedule your showing today

13. 2019-02-13
    listed $59,900 Active 618-char remark

    Show marketing remark (618 chars)

    Beautiful 3 bedroom, 1.5 bath North Dayton home. Inside this 1500+ sq ft like New Construction home relax and enjoy elegant living. New kitchen features chandeliers and french doors accessing family room. New baths, 1/2 bath on main level. Lovely rod iron spinals on stairwell with wide banister. First floor laundry room off kitchen. New windows, doors, light fixtures, hardware. New Laminate flooring throughout upstairs and down. Much, much more. Vinyl fence around entire lot. Total renovation 2018. New insulation and drywall throughout. Full Basement. Quality craftsmanship, Must see. Schedule your showing today

14. 2016-05-04
    historical
15. 2016-05-03
    listed $12,000 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: $1,226 · $102/mo
• Projected year-2 tax: $1,226 · $102/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°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: $13,336
• − Mortgage interest: −$4,196
• − Property taxes: −$1,226
• − Insurance: −$374
• − Repairs & maintenance: −$1,067
• − Management: −$1,067
• − Depreciation: −$2,179
• Taxable income: $3,227
• Est. tax owed @ 24.0%: −$775
• After-tax cash flow: $3,447/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): 9,826
• Household income: $38,874
• Rent vs Own: 55.9% rent · 44.1% own
• Severe rent burden: 702.0

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 (70%)
• Race & ethnicity: White 70% Black 19% Two or more races 7% Hispanic / Latino 4% Asian 1%
• Common ancestry: Iranian 3% Slovak 2% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 4% Arabic 4% Other Asian/Pacific 3%

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: ▼ -67.48%
• Current HPI: 210.9571
• Rent YoY: —
• 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

+524.2% since first listed

15 events — show timeline

• 2026-03-27 Pending — Dayton MLS
• 2026-03-06 Price Changed $74,900 Dayton MLS
• 2026-02-24 Price Changed $89,900 Dayton MLS
• 2026-02-12 Price Changed $94,900 Dayton MLS
• 2026-02-10 Listed $114,900 Dayton MLS
• 2025-12-15 Price Changed $94,900 Dayton MLS
• 2025-11-17 Price Changed $104,900 Dayton MLS
• 2025-09-17 Price Changed $114,900 Dayton MLS
• 2019-03-26 Sold (Public Records) $53,500 Public Records
• 2019-02-27 Sold (MLS) $53,500 Dayton MLS
• 2019-02-27 Sold (MLS) $53,500 Dayton MLS
• 2019-02-19 Contingent — Dayton MLS
• 2019-02-13 Listed $59,900 Dayton MLS
• 2016-05-04 Listing Removed — Dayton MLS
• 2016-05-03 Listed $12,000 Dayton MLS

Property tax history

+8.5%/yr

Latest (2025): $1,226 · -0.2% YoY. Source: county tax records.