2110 Catalpa Dr · Dayton, OH 45406

$40,000

3 bd · 1.0 ba · 1,816 sqft · SingleFamily public records · 26 Days on market

Built 1914 6,299 sqft lot $22/sqft · 51% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.3/5.0
• 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 tape measure and your best offer to this KING-SIZED value perfect for those looking to roll up their sleeves and roll up to the BANK! Built to last, this home dates back to 1914 where quality was key and character mattered. Original hardwood floors, bullseye trim, unique built ins, an ornamental fireplace & oversized rooms give this home that “Special Something” worth saving. Renovations will be needed but a newer furnace, water heater, dimensional roofing and vinyl replacement windows springboard the process. Another key feature is having 2 bedrooms on the main level & an oversized 3rd bedroom with a huge unfinished attic space on the 2nd floor for a future 2nd bath or home office. Premium pricing creates the perfect opportunity to explore options for fix and flip or add to your existing rental portfolio. A large basement, off street parking and a bonus storage shed complete the package. Property is occupied and utilities are on. Seller will require 30 days post close occupancy. Property is in need of renovations, is to be sold strictly as is and is priced accordingly. Be first or be envious as this one is priced to move.

Key facts

• Newer furnace
• Oversized rooms
• Unique built ins

Tags

• ORIGINAL HARDWOOD FLOORS
• BULLSEYE TRIM
• UNIQUE BUILT INS
• ORNAMENTAL FIREPLACE
• OVERSIZED ROOMS
• NEWER FURNACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $734 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.
• Cap rate 28.3% vs local median 7.3% 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: amenities C-, crime F, commute 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.
• Zoned schools: River'S Edge Montessori Elementary School (math 22% / reading 32%, grade F, #1,193 of 1,584 statewide, top 76%, 494 students, 0% FRL); Belmont High School (math 5% / reading 20%, grade F, #720 of 781 statewide, top 93%, 1,100 students, 0% FRL) — zoned schools average 0% FRL vs 74% district-wide (74 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.0%/yr); 156 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 35% of the median local income ($42k/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 $277 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,400 (1.5% below list)

Questions for the listing agent

1. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.09% ✓
• Cap rate: 28.31%
• Cash-on-cash: 78.64%
• DSCR: 4.50
• GRM: 2.7

CMA / ARV

• ARV (median comp): $80,973
• List price: $40,000
• Delta: -50.60%
• 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
1936 Burroughs Dr	0.37mi	3/1.5	1,682 (-7%)	0mo	$135,000	$80	68
520 Alameda Pl	0.54mi	4/1.0 (+1)	1,816 (0%)	3mo	$95,000	$52	68
1984 Burroughs Dr	0.34mi	3/1.5	1,912 (+5%)	7mo	$255,000	$133	68
427 Sandalwood Dr	0.54mi	3/1.0	1,958 (+8%)	0mo	$125,000	$64	62
1104 Sunnyview Ave	0.54mi	4/2.0 (+1)	1,836 (+1%)	5mo	$155,000	$84	60
633 Ridgedale Rd	0.45mi	3/2.0	1,660 (-9%)	5mo	$175,000	$105	57
1549 Cory Dr	0.69mi	3/1.5	1,922 (+6%)	2mo	$195,000	$101	54
349 Cherry Dr	0.46mi	3/2.0	1,623 (-11%)	5mo	$114,900	$71	52
25 Laura Ave	0.74mi	3/1.5	1,710 (-6%)	2mo	$143,000	$84	52
2439 Mayfair Rd	0.50mi	2/3.0 (-1)	1,689 (-7%)	1mo	$200,000	$118	51
1628 Philadelphia Dr	0.72mi	4/3.5 (+1)	1,888 (+4%)	1mo	$270,000	$143	44
80 W Norman Ave	0.69mi	3/1.5	1,604 (-12%)	6mo	$168,000	$105	41

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 · 3.03% rent growth · sell at horizon

5-year hold

• IRR: 78.8%
• Equity multiple: 4.60×
• Total profit: $40,302
• Equity at exit: $5,964

10-year hold

• IRR: 82.3%
• Equity multiple: 9.52×
• Total profit: $95,433
• Equity at exit: $3,458

Cash invested: $11,200 (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 45406

• Rents YoY: 3.0%
• Active inventory: 156
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,235 high
• Mortgage (P&I): −$210
• Tax from tax record: −$15 /mo · $180/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $734

Break-even live

Break-even rent $306

Max offer price $40,000

Occupancy floor 36%

Sensitivity live

Price	-10% $757	-5% $745	+0% $734	+5% $723	+10% $711
Rent	-10% $636	-5% $685	+0% $734	+5% $783	+10% $832
Rate	-1.0pp $754	-0.5pp $744	base $734	+0.5pp $724	+1.0pp $713

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2247 Salem Ave Unit 2249 Dayton, OH	3.0	1.5	1300	$1,400	$1.08	46d	1	0.22mi
2247 Salem Ave Unit 2247 Dayton, OH	3.0	1.5	1300	$1,350	$1.04	5d	1	0.22mi
2232 Salem Ave Dayton, OH	3.0	1.0	1250	$1,200	$0.96	5d	1	0.23mi
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	46d	1	0.27mi
1743 Radcliffe Rd Dayton, OH	3.0	1.5	1729	$1,200	$0.69	46d	1	0.40mi
1927 Burroughs Dr Dayton, OH	3.0	2.0	1409	$1,245	$0.88	16d	1	0.42mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	46d	1	0.47mi
181 W Norman Ave Dayton, OH	3.0	2.0	1228	$1,150	$0.94	46d	1	0.49mi
167 W Hudson Ave Dayton, OH	3.0	1.5	1344	$1,185	$0.88	46d	1	0.54mi
2141 Philadelphia Dr Dayton, OH	3.0	1.0	1736	$1,395	$0.80	46d	1	0.54mi
26 W Beechwood Ave Dayton, OH	3.0	1.5	1468	$1,050	$0.72	46d	1	0.61mi
101 W Norman Ave Unit 101 Dayton, OH	3.0	1.0	1600	$945	$0.59	46d	1	0.64mi
234 Santa Clara Ave Dayton, OH	3.0	1.0	1368	$1,125	$0.82	46d	1	0.67mi
41 W Fairview Ave Unit 2 Dayton, OH	3.0	1.0	1452	$1,200	$0.83	16d	1	0.70mi
39 E Maplewood Ave Dayton, OH	4.0	1.5	1560	$1,050	$0.67	5d	1	0.76mi
42 Pointview Ave Unit 42 Dayton, OH	3.0	2.0	1240	$1,200	$0.97	5d	1	0.77mi
52 Fernwood Ave Dayton, OH	2.0	1.0	1926	$925	$0.48	46d	1	0.81mi
518 Delaware Ave Dayton, OH	2.0	1.0	1500	$750	$0.50	46d	1	0.81mi
101 E Bruce Ave Dayton, OH	3.0	1.0	1455	$1,150	$0.79	5d	1	0.89mi
1378 Cory Dr Dayton, OH	2.0	1.0	1300	$975	$0.75	46d	1	0.89mi
1225 Amherst Pl Dayton, OH	3.0	1.0	1548	$1,300	$0.84	16d	1	0.90mi
202 E Bruce Ave Apt 2 Dayton, OH	2.0	1.0	1250	$800	$0.64	25d	1	0.96mi
253 E Hillcrest Ave Dayton, OH	3.0	2.5	2569	$1,800	$0.70	5d	1	1.04mi
317 Fernwood Ave Dayton, OH	3.0	1.0	1320	$1,100	$0.83	13d	1	1.08mi
244 E Siebenthaler Ave Dayton, OH	2.0	1.5	1273	$1,175	$0.92	5d	1	1.08mi
942 Harvard Blvd Dayton, OH	3.0	2.0	1596	$1,200	$0.75	5d	1	1.13mi
338 Kenwood Ave Dayton, OH	3.0	1.5	1512	$1,195	$0.79	46d	1	1.13mi
1501 Viola Ave Dayton, OH	3.0	1.0	1952	$1,175	$0.60	16d	1	1.21mi
3668 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	25d	1	1.26mi
3672 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	46d	1	1.27mi
424 Lexington Ave Dayton, OH	3.0	2.0	1536	$1,025	$0.67	46d	1	1.28mi
3031 Garvin Rd Unit C Dayton, OH	2.0	2.0	1269	$1,150	$0.91	46d	1	1.29mi
132 Wroe Ave Unit 132 Dayton, OH	3.0	2.5	1934	$1,297	$0.67	46d	1	1.30mi
1045 Philadelphia Dr Dayton, OH	2.0	1.0	1290	$1,150	$0.89	5d	1	1.33mi
1045 Shakespeare Ave Dayton, OH	3.0	1.0	1435	$1,275	$0.89	46d	1	1.34mi
1011 N Broadway St Dayton, OH	3.0	1.5	1700	$950	$0.56	46d	1	1.38mi
138 Rockwood Ave Dayton, OH	3.0	1.5	1439	$1,200	$0.83	25d	1	1.41mi
136 Rockwood Ave Dayton, OH	3.0	1.5	1439	$1,200	$0.83	46d	1	1.41mi
1119 Superior Ave Unit 1119 Dayton, OH	3.0	1.0	1435	$1,350	$0.94	5d	1	1.42mi

Listing history 5 events

1. 2026-05-04
   status Pending 1175-char remark

   Show marketing remark (1175 chars)

   Bring your tape measure and your best offer to this KING-SIZED value perfect for those looking to roll up their sleeves and roll up to the BANK! Built to last, this home dates back to 1914 where quality was key and character mattered. Original hardwood floors, bullseye trim, unique built ins, an ornamental fireplace & oversized rooms give this home that “Special Something” worth saving. Renovations will be needed but a newer furnace, water heater, dimensional roofing and vinyl replacement windows springboard the process. Another key feature is having 2 bedrooms on the main level & an oversized 3rd bedroom with a huge unfinished attic space on the 2nd floor for a future 2nd bath or home office. Premium pricing creates the perfect opportunity to explore options for fix and flip or add to your existing rental portfolio. A large basement, off street parking and a bonus storage shed complete the package. Property is occupied and utilities are on. Seller will require 30 days post close occupancy. Property is in need of renovations, is to be sold strictly as is and is priced accordingly. Be first or be envious as this one is priced to move.

2. 2026-04-25
   price $40,000 1175-char remark

   Show marketing remark (1175 chars)

   Bring your tape measure and your best offer to this KING-SIZED value perfect for those looking to roll up their sleeves and roll up to the BANK! Built to last, this home dates back to 1914 where quality was key and character mattered. Original hardwood floors, bullseye trim, unique built ins, an ornamental fireplace & oversized rooms give this home that “Special Something” worth saving. Renovations will be needed but a newer furnace, water heater, dimensional roofing and vinyl replacement windows springboard the process. Another key feature is having 2 bedrooms on the main level & an oversized 3rd bedroom with a huge unfinished attic space on the 2nd floor for a future 2nd bath or home office. Premium pricing creates the perfect opportunity to explore options for fix and flip or add to your existing rental portfolio. A large basement, off street parking and a bonus storage shed complete the package. Property is occupied and utilities are on. Seller will require 30 days post close occupancy. Property is in need of renovations, is to be sold strictly as is and is priced accordingly. Be first or be envious as this one is priced to move.

3. 2026-04-14
   price $44,900 1175-char remark

   Show marketing remark (1175 chars)

   Bring your tape measure and your best offer to this KING-SIZED value perfect for those looking to roll up their sleeves and roll up to the BANK! Built to last, this home dates back to 1914 where quality was key and character mattered. Original hardwood floors, bullseye trim, unique built ins, an ornamental fireplace & oversized rooms give this home that “Special Something” worth saving. Renovations will be needed but a newer furnace, water heater, dimensional roofing and vinyl replacement windows springboard the process. Another key feature is having 2 bedrooms on the main level & an oversized 3rd bedroom with a huge unfinished attic space on the 2nd floor for a future 2nd bath or home office. Premium pricing creates the perfect opportunity to explore options for fix and flip or add to your existing rental portfolio. A large basement, off street parking and a bonus storage shed complete the package. Property is occupied and utilities are on. Seller will require 30 days post close occupancy. Property is in need of renovations, is to be sold strictly as is and is priced accordingly. Be first or be envious as this one is priced to move.

4. 2026-04-08
   listed $49,900 Active 1175-char remark

   Show marketing remark (1175 chars)

   Bring your tape measure and your best offer to this KING-SIZED value perfect for those looking to roll up their sleeves and roll up to the BANK! Built to last, this home dates back to 1914 where quality was key and character mattered. Original hardwood floors, bullseye trim, unique built ins, an ornamental fireplace & oversized rooms give this home that “Special Something” worth saving. Renovations will be needed but a newer furnace, water heater, dimensional roofing and vinyl replacement windows springboard the process. Another key feature is having 2 bedrooms on the main level & an oversized 3rd bedroom with a huge unfinished attic space on the 2nd floor for a future 2nd bath or home office. Premium pricing creates the perfect opportunity to explore options for fix and flip or add to your existing rental portfolio. A large basement, off street parking and a bonus storage shed complete the package. Property is occupied and utilities are on. Seller will require 30 days post close occupancy. Property is in need of renovations, is to be sold strictly as is and is priced accordingly. Be first or be envious as this one is priced to move.

5. 1979-12-28
   soldstatus $29,900

ⓘ 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: $180 · $15/mo
• Projected year-2 tax: $402 · $34/mo
• Expected delta: +$222/yr (+$18/mo · 122.9%)

ⓘ 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: $14,817
• − Mortgage interest: −$2,241
• − Property taxes: −$180
• − Insurance: −$200
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$1,164
• Taxable income: $8,662
• Est. tax owed @ 24.0%: −$2,079
• After-tax cash flow: $6,729/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): 19,991
• Household income: $41,796
• Rent vs Own: 52.9% rent · 47.1% own
• Severe rent burden: 1504.0

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 (75%)
• Race & ethnicity: Black 75% White 16% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -113.75%
• Current HPI: 197.1302
• Rent YoY: ▲ 3.03%
• 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

+33.8% since first listed

5 events — show timeline

• 2026-05-04 Pending — Dayton MLS
• 2026-04-25 Price Changed $40,000 Dayton MLS
• 2026-04-14 Price Changed $44,900 Dayton MLS
• 2026-04-08 Listed $49,900 Dayton MLS
• 1979-12-28 Sold (Public Records) $29,900 Public Records

Property tax history

-11.8%/yr

Latest (2025): $180 · -10.1% YoY. Source: county tax records.