823 Wyoming St · Dayton, OH 45410

$127,500

3 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 47 Days on market

Built 1895 3,080 sqft lot $88/sqft · at area comps Est $131k · at est.

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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 +25.5/30.0
• ARV discount +8.7/15.0
• DSCR +8.4/10.0
• 1% rule +5.8/10.0
• Rent growth +5.0/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready to make it your own or it could be a great rental - market rents are $1200+. All the big stuff is taken care of for you. Newer Roof (2018) and mechanicals - Water Heater (2018) and Furnace (2017), newer appliances - range (2021), dishwasher (2021), and washer (2021). Hardwoods throughout. Call and set up a showing today! Great investment and location!

Key facts

• 3,080 sq ft lot
• Built 1895
• Listed 47 days

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Utilities: Natural gas; Central air (electric)
• Home design: Two-story frame home; Main entry on main level
• Construction: Frame construction
• Exterior features: Deck; Fence; Lot approximately 27 x 111 (residential zoning)

Interior

• Kitchen: Kitchen on main level; Range; Refrigerator; Dining room adjacent to kitchen
• Bedrooms: Three bedrooms on the second floor
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Partial basement; Decorative fireplace (one)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $128k).
• Recommended offer: $124k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 7.3% in Dayton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 fast (+11.4%/yr); 94 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 35% of the median local income ($47k/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 $882 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($124k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $80k; list at $128k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,675 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1895 — 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: 1.08% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.99%
• DSCR: 1.44
• GRM: 7.7

CMA / ARV

• ARV (median comp): $130,922
• List price: $127,500
• Delta: -2.61%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
136 Dover St	0.16mi	3/1.5	1,512 (+4%)	2mo	$92,000	$61	82
55 Illinois Ave	0.32mi	3/1.0	1,408 (-3%)	1mo	$95,000	$67	79
128 Missouri Ave	0.26mi	3/2.0	1,415 (-3%)	2mo	$165,000	$117	78
40 Anderson St	0.51mi	3/1.5	1,433 (-2%)	1mo	$172,850	$121	71
167 Indiana Ave	0.43mi	3/1.5	1,395 (-4%)	2mo	$179,900	$129	69
566 Wyoming St	0.26mi	3/1.0	1,290 (-11%)	1mo	$180,000	$140	68
112 Missouri Ave	0.24mi	4/1.0 (+1)	1,581 (+9%)	3mo	$150,500	$95	67
107 Sherman St	0.70mi	3/1.5	1,446 (-1%)	2mo	$73,000	$50	63
39 Gebhart St	0.21mi	3/2.0	1,248 (-14%)	1mo	$39,504	$32	62
519 Wyoming St	0.35mi	3/1.5	1,240 (-15%)	3mo	$152,614	$123	54
2127 Wayne Ave	0.50mi	3/2.0	1,648 (+13%)	2mo	$125,164	$76	49
708 St Nicholas Ave	0.72mi	3/1.5	1,272 (-13%)	3mo	$58,410	$46	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.15×
• Total profit: $5,510
• Equity at exit: $19,011

10-year hold

• IRR: 17.3%
• Equity multiple: 2.74×
• Total profit: $62,125
• Equity at exit: $11,024

Cash invested: $35,700 (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: 94
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,376 high
• Mortgage (P&I): −$669
• Tax from tax record: −$68 /mo · $812/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $297

Break-even live

Break-even rent $999

Max offer price $127,500

Occupancy floor 73%

Sensitivity live

Price	-10% $370	-5% $333	+0% $297	+5% $261	+10% $225
Rent	-10% $189	-5% $243	+0% $297	+5% $352	+10% $406
Rate	-1.0pp $362	-0.5pp $330	base $297	+0.5pp $264	+1.0pp $231

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: $31,875
• Closing costs: $3,825
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31 Bidleman St Dayton, OH	2.0	1.5	1568	$1,100	$0.70	46d	1	0.08mi
1020 Walnut Hill Pl Dayton, OH	3.0	1.0	1200	$1,400	$1.17	46d	1	0.10mi
1038 Walnut Hill Pl Dayton, OH	3.0	1.0	1232	$1,095	$0.89	46d	1	0.13mi
32 Gebhart St Dayton, OH	4.0	1.0	1800	$1,400	$0.78	16d	1	0.26mi
20 Lucerne Ave Dayton, OH	3.0	1.0	1378	$1,200	$0.87	46d	1	0.29mi
519 Wyoming St Dayton, OH	3.0	1.5	1240	$1,600	$1.29	46d	1	0.38mi
1411 Wyoming St Dayton, OH	3.0	1.0	1256	$1,095	$0.87	5d	1	0.38mi
136 Indiana Ave Dayton, OH	3.0	1.0	1194	$1,250	$1.05	25d	1	0.43mi
511 Parrot St Dayton, OH	3.0	1.5	1618	$1,100	$0.68	16d	1	0.46mi
1515 Wyoming St Dayton, OH	3.0	1.0	1400	$1,000	$0.71	46d	1	0.47mi
2114 Wayne Ave Dayton, OH	4.0	2.0	1723	$1,595	$0.93	46d	1	0.49mi
2132 Wayne Ave Dayton, OH	3.0	2.0	1484	$1,350	$0.91	5d	1	0.52mi
313 Illinois Ave Dayton, OH	3.0	1.0	1142	$975	$0.85	5d	1	0.52mi
229 James St Unit 228 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	25d	1	0.54mi
227 James St Unit 1 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	5d	1	0.54mi
228 James St Dayton, OH	3.0	1.0	1700	$1,200	$0.71	46d	1	0.55mi
920 E Stewart St Dayton, OH	4.0	1.0	1322	$1,425	$1.08	46d	1	0.59mi
534 Beckman St Dayton, OH	3.0	2.0	1452	$1,400	$0.96	5d	1	0.63mi
1101 Phillips Ave Unit 1101 Dayton, OH	3.0	1.5	1300	$1,450	$1.12	46d	1	0.67mi
25 Garret St Dayton, OH	2.0	1.5	1364	$1,750	$1.28	25d	1	0.72mi
243 Oak St Dayton, OH	3.0	1.5	1316	$1,600	$1.22	5d	1	0.74mi
424 Bantz Ct Dayton, OH	3.0	1.0	1192	$1,050	$0.88	5d	1	0.76mi
637 Creighton Ave Dayton, OH	3.0	1.0	1144	$1,350	$1.18	16d	1	0.81mi
425 Dayton Towers Dr Dayton, OH	2.0	1.0–2.0	852	$1,799	$2.11	5d	30	0.82mi
1410 Phillips Ave Unit 1 Dayton, OH	2.0	1.0	1000	$950	$0.95	46d	1	0.85mi
2200 E 5th St Dayton, OH	2.0	1.0	1000	$825	$0.82	25d	1	0.85mi
2012 Saint Charles Ave Dayton, OH	2.0	1.0	945	$1,250	$1.32	46d	1	0.86mi
2600 Wayne Ave Dayton, OH	4.0	1.5	1328	$1,500	$1.13	25d	1	0.87mi
15 John St Unit 15 Dayton, OH	2.0	1.0	1200	$800	$0.67	25d	1	0.87mi
213 Burns Ave Dayton, OH	2.0	1.5	1388	$1,500	$1.08	16d	1	0.90mi
213 Burns Ave Dayton, OH	2.0	1.5	1388	$1,500	$1.08	46d	1	0.90mi
117 Clay St Unit 117 Dayton, OH	2.0	1.5	1632	$1,950	$1.19	25d	1	0.93mi
2306 Alice St Dayton, OH	3.0	1.0	918	$1,200	$1.31	5d	1	0.95mi
218 Brown St Dayton, OH	3.0	2.5	1800	$3,200	$1.78	46d	1	0.99mi
218 Brown St Unit 218 Dayton, OH	3.0	2.5	1789	$2,200	$1.23	46d	1	0.99mi
216 Brown St Dayton, OH	3.0	1.5	1563	$2,500	$1.60	46d	1	0.99mi
80 Green St Dayton, OH	2.0	2.5	1796	$2,200	$1.22	5d	1	1.05mi
854 Santa Cruz Ave Dayton, OH	3.0	1.0	1060	$1,300	$1.23	46d	1	1.05mi
23 Jasper St Dayton, OH	4.0	4.0	1490	$3,600	$2.42	5d	1	1.06mi
59 Green St Unit A Dayton, OH	2.0	1.0	1100	$1,350	$1.23	5d	1	1.09mi

Listing history 23 events

1. 2026-06-22
   days on market $127,500 Active 47 DOM
2. 2026-06-18
   days on market $127,500 Active 44 DOM
3. 2026-06-17
   days on market $127,500 Active 43 DOM
4. 2026-06-16
   days on market $127,500 Active 42 DOM
5. 2026-06-15
   days on market $127,500 Active 41 DOM
6. 2026-06-14
   days on market $127,500 Active 39 DOM
7. 2026-06-13
   days on market $127,500 Active 38 DOM
8. 2026-06-10
   days on market $127,500 Active 36 DOM
9. 2026-06-09
   days on market $127,500 Active 35 DOM
10. 2026-06-08
    days on market $127,500 Active 34 DOM
11. 2026-06-07
    days on market $127,500 Active 33 DOM
12. 2026-06-05
    days on market $127,500 Active 30 DOM
13. 2026-06-03
    days on market $127,500 Active 29 DOM
14. 2026-06-02
    days on market $127,500 Active 28 DOM
15. 2026-06-01
    days on market $127,500 Active 27 DOM
16. 2026-05-31
    days on market $127,500 Active 26 DOM
17. 2026-05-05
    listed $127,500 Active 1022-char remark
18. 2023-03-21
    soldstatus $79,500 Sold 362-char remark

    Show marketing remark (362 chars)

    Ready to make it your own or it could be a great rental - market rents are $1200+. All the big stuff is taken care of for you. Newer Roof (2018) and mechanicals - Water Heater (2018) and Furnace (2017), newer appliances - range (2021), dishwasher (2021), and washer (2021). Hardwoods throughout. Call and set up a showing today! Great investment and location!

19. 2023-03-21
    soldstatus $79,500 Closed 362-char remark

    Show marketing remark (362 chars)

    Ready to make it your own or it could be a great rental - market rents are $1200+. All the big stuff is taken care of for you. Newer Roof (2018) and mechanicals - Water Heater (2018) and Furnace (2017), newer appliances - range (2021), dishwasher (2021), and washer (2021). Hardwoods throughout. Call and set up a showing today! Great investment and location!

20. 2023-02-04
    status Pending 362-char remark

    Show marketing remark (362 chars)

    Ready to make it your own or it could be a great rental - market rents are $1200+. All the big stuff is taken care of for you. Newer Roof (2018) and mechanicals - Water Heater (2018) and Furnace (2017), newer appliances - range (2021), dishwasher (2021), and washer (2021). Hardwoods throughout. Call and set up a showing today! Great investment and location!

21. 2023-02-01
    listed $89,900 Active 362-char remark

    Show marketing remark (362 chars)

    Ready to make it your own or it could be a great rental - market rents are $1200+. All the big stuff is taken care of for you. Newer Roof (2018) and mechanicals - Water Heater (2018) and Furnace (2017), newer appliances - range (2021), dishwasher (2021), and washer (2021). Hardwoods throughout. Call and set up a showing today! Great investment and location!

22. 1998-07-13
    soldstatus $57,000
23. 1984-03-22
    soldstatus $18,000

ⓘ 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: $812 · $68/mo
• Projected year-2 tax: $1,400 · $117/mo
• Expected delta: +$589/yr (+$49/mo · 72.5%)

ⓘ 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 ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,507
• − Mortgage interest: −$7,142
• − Property taxes: −$812
• − Insurance: −$638
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$3,709
• Taxable income: $1,566
• Est. tax owed @ 24.0%: −$376
• After-tax cash flow: $3,192/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

+608.3% since first listed

7 events — show timeline

• 2026-05-05 Listed $127,500 Dayton MLS
• 2023-03-21 Sold (MLS) $79,500 Dayton MLS
• 2023-03-21 Sold (MLS) $79,500 Dayton MLS
• 2023-02-04 Pending — Dayton MLS
• 2023-02-01 Listed $89,900 Dayton MLS
• 1998-07-13 Sold (Public Records) $57,000 Public Records
• 1984-03-22 Sold (Public Records) $18,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $812 · -0.2% YoY. Source: county tax records.