141 Fillmore St · Dayton, OH 45410

$169,900

9 bd · 9.0 ba · 1,882 sqft · MultiFamily · 112 Days on market

Built 1919 9,043 sqft lot $90/sqft · 14% above area Est $149k · 14% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Great opportunity to own this well maintained 3 unit building in Dayton. Each unit has 1 bedroom and 1 bath. Owner pays all utilities. Rents are 141-$695, 143-$725, 143.5-$725. Curb offers only! Seller has opted out of showings. Please do not disturb tenants.

Key facts

• 9,043 sq ft lot
• Built 1919
• Listed 112 days

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/1-bath units multifamily listed at $170k.

Deal economics

• At list price, monthly cash flow is $911 ($11k/yr) — positive. Per door: $304/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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 (+11.4%/yr); 92 active listings in the ZIP; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• At $2,639/mo this rent would consume 68% of the median local household income ($47k/yr) (locally 961% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 + 8.0% rent growth), your $48k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago 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.
• Current owner paid $14k; list at $170k implies a 1072% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.55% ✓
• Cap rate: 12.72%
• Cash-on-cash: 22.97%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

• ARV (median comp): $148,761
• List price: $169,900
• Delta: 14.21%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 21.5%
• Equity multiple: 1.93×
• Total profit: $44,456
• Equity at exit: $25,333

10-year hold

• IRR: 32.7%
• Equity multiple: 4.72×
• Total profit: $177,035
• Equity at exit: $14,690

Cash invested: $47,572 (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 45410

• Home prices YoY: -21.4%
• Rents YoY: 11.4%
• Active inventory: 92
• Price-to-rent: 16.1×

Monthly cashflow live

• Estimated rent: $2,639 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $911

Break-even live

Break-even rent $1,486

Max offer price $169,900

Occupancy floor 60%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$2,640
Total (3 units)			$2,639

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $169,900 Active 112 DOM
2. 2026-06-17
   days on market $169,900 Active 111 DOM
3. 2026-06-16
   days on market $169,900 Active 110 DOM
4. 2026-06-15
   days on market $169,900 Active 109 DOM
5. 2026-06-14
   days on market $169,900 Active 107 DOM
6. 2026-06-13
   days on market $169,900 Active 106 DOM
7. 2026-06-10
   days on market $169,900 Active 104 DOM
8. 2026-06-09
   days on market $169,900 Active 103 DOM
9. 2026-06-08
   days on market $169,900 Active 102 DOM
10. 2026-06-07
    days on market $169,900 Active 101 DOM
11. 2026-06-05
    days on market $169,900 Active 98 DOM
12. 2026-06-03
    days on market $169,900 Active 97 DOM
13. 2026-06-02
    days on market $169,900 Active 96 DOM
14. 2026-06-01
    days on market $169,900 Active 95 DOM
15. 2026-05-31
    days on market $169,900 Active 94 DOM
16. 2026-02-26
    listed $169,900 Active 259-char remark

    Show marketing remark (259 chars)

    Great opportunity to own this well maintained 3 unit building in Dayton. Each unit has 1 bedroom and 1 bath. Owner pays all utilities. Rents are 141-$695, 143-$725, 143.5-$725. Curb offers only! Seller has opted out of showings. Please do not disturb tenants.

17. 2013-12-13
    soldstatus $14,500 545-char remark

    Show marketing remark (545 chars)

    The rainbow ends here, with a pot full of opportunity! This great 3-unit property provides you with the chance to live in one of the 1-bedroom units and rent the other two. Great hardwood flooring, several appliances, 3-car detached garage. Close to the University of Dayton, the Historic Oregon District, shopping, golf and several area metroparks. Easy access to US-35, OH-4 and I-75. Priced to MOVE - call today! Purchase this Fannie Mae property for as little as 5% down! This property is approved for HomePath Renovation Mortgage Financing.

18. 2013-12-13
    soldstatus $14,500 Closed 545-char remark

    Show marketing remark (545 chars)

    The rainbow ends here, with a pot full of opportunity! This great 3-unit property provides you with the chance to live in one of the 1-bedroom units and rent the other two. Great hardwood flooring, several appliances, 3-car detached garage. Close to the University of Dayton, the Historic Oregon District, shopping, golf and several area metroparks. Easy access to US-35, OH-4 and I-75. Priced to MOVE - call today! Purchase this Fannie Mae property for as little as 5% down! This property is approved for HomePath Renovation Mortgage Financing.

19. 2013-11-25
    historical 545-char remark

    Show marketing remark (545 chars)

    The rainbow ends here, with a pot full of opportunity! This great 3-unit property provides you with the chance to live in one of the 1-bedroom units and rent the other two. Great hardwood flooring, several appliances, 3-car detached garage. Close to the University of Dayton, the Historic Oregon District, shopping, golf and several area metroparks. Easy access to US-35, OH-4 and I-75. Priced to MOVE - call today! Purchase this Fannie Mae property for as little as 5% down! This property is approved for HomePath Renovation Mortgage Financing.

20. 2013-08-27
    listed $15,000 545-char remark

    Show marketing remark (545 chars)

    The rainbow ends here, with a pot full of opportunity! This great 3-unit property provides you with the chance to live in one of the 1-bedroom units and rent the other two. Great hardwood flooring, several appliances, 3-car detached garage. Close to the University of Dayton, the Historic Oregon District, shopping, golf and several area metroparks. Easy access to US-35, OH-4 and I-75. Priced to MOVE - call today! Purchase this Fannie Mae property for as little as 5% down! This property is approved for HomePath Renovation Mortgage Financing.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $31,668
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$2,533
• − Management: −$2,533
• − Depreciation: −$4,943
• Taxable income: $8,744
• Est. tax owed @ 24.0%: −$2,098
• After-tax cash flow: $8,830/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): 14,694
• Household income: $46,651
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 961.0

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 (71%)
• Race & ethnicity: White 71% Black 15% Hispanic / Latino 7% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 2% Iranian 2% Slovak 2%
• Foreign-born: 5% · Canada, United Kingdom
• Languages at home: 91% English-only · Spanish 6% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -100.61%
• Current HPI: 369.3938
• Rent YoY: ▲ 11.37%
• 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

+1032.7% since first listed

5 events — show timeline

• 2026-02-26 Listed $169,900 Dayton MLS
• 2013-12-13 Sold (MLS) $14,500 Dayton MLS
• 2013-12-13 Sold (MLS) $14,500 Dayton MLS
• 2013-11-25 Listing Removed — Dayton MLS
• 2013-08-27 Listed $15,000 Dayton MLS