45 Hillcrest · Dayton, OH 45405

$65,000

2 bd · 1.0 ba · 1,088 sqft · SingleFamily public records · 11 Days on market

Built 1926 $60/sqft · 26% below area Est $87k · 26% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT HOME FOR THE MONEY--MUST SEE! HARDWOOD FLOORS THRU OUT HOME, NEWER ROOF, NEWER WINDOWS. FULL UNFINISHED BASEMENT 1 CAR GARAGE. Property Sold as Is. Great for first time Home Owner or Investor. Hurry! Won't last long!

Key facts

• Welcoming back deck
• Solid foundation
• Garage

Tags

• SOLID FOUNDATION
• WELCOMING BACK DECK

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached one-car garage
• Utilities: Natural gas available; Public water; Sewer available (storm sewer)
• Home design: Frame construction
• Construction: Frame construction
• Exterior features: Deck; Porch; Fenced yard; Lot is zoned residential

Interior

• Kitchen: Kitchen on main level (approx. 12 x 10)
• Bedrooms: Two bedrooms on the second level (approx. 14 x 10 and 13 x 10)
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Full unfinished basement; Total of 5 rooms
• Laundry & utility: Gas water heater

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 $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($972 rent vs $65k).
• Cap rate 12.3% 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 (+4.3%/yr); 134 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).

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 + 4.3% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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 $7k; list at $65k implies a 829% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1926 — 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: 1.50% ✓
• Cap rate: 12.34%
• Cash-on-cash: 21.60%
• DSCR: 1.96
• GRM: 5.6

CMA / ARV

• ARV (median comp): $87,324
• List price: $65,000
• Delta: -25.56%
• 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
126 Fernwood Ave	0.19mi	3/1.0 (+1)	1,028 (-6%)	3mo	$65,000	$63	75
212 E Hillcrest Ave	0.25mi	3/1.0 (+1)	1,144 (+5%)	2mo	$90,000	$79	73
2624 Newport Ave	0.19mi	2/1.0	1,207 (+11%)	2mo	$92,800	$77	71
148 Valleyview Dr	0.40mi	3/1.0 (+1)	1,163 (+7%)	2mo	$125,000	$107	63
131 W Siebenthaler Ave	0.66mi	2/1.0	1,108 (+2%)	4mo	$39,710	$36	63
250 E Parkwood Dr	0.38mi	3/1.0 (+1)	1,176 (+8%)	4mo	$120,000	$102	61
109 E Siebenthaler Ave	0.53mi	2/1.0	980 (-10%)	0mo	$29,810	$30	58
128 E Parkwood Dr	0.32mi	3/1.0 (+1)	1,228 (+13%)	1mo	$29,810	$24	58
332 Ashwood Ave	0.46mi	3/1.0 (+1)	1,176 (+8%)	3mo	$134,900	$115	58
233 Pointview Ave	0.22mi	3/1.0 (+1)	1,243 (+14%)	6mo	$95,000	$76	56
2302 Rustic Rd	0.53mi	3/1.5 (+1)	990 (-9%)	0mo	$142,000	$143	53
34 Fer Don Rd	0.70mi	3/1.0 (+1)	936 (-14%)	3mo	$71,000	$76	37

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 · 4.34% rent growth · sell at horizon

5-year hold

• IRR: 15.7%
• Equity multiple: 1.64×
• Total profit: $11,670
• Equity at exit: $9,692

10-year hold

• IRR: 25.3%
• Equity multiple: 3.34×
• Total profit: $42,669
• 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 45405

• Rents YoY: 4.3%
• Active inventory: 134
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $972 high
• Mortgage (P&I): −$341
• Tax from tax record: −$72 /mo · $869/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $328

Break-even live

Break-even rent $557

Max offer price $65,000

Occupancy floor 61%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
65 E Maplewood Ave Dayton, OH	2.0	1.0	1064	$723	$0.68	43d	1	0.09mi
26 W Beechwood Ave Dayton, OH	3.0	1.5	1468	$1,050	$0.72	43d	1	0.12mi
42 Pointview Ave Unit 42 Dayton, OH	3.0	2.0	1240	$1,200	$0.97	3d	1	0.13mi
38 Pointview Ave Dayton, OH	2.0	1.0	1140	$900	$0.79	14d	1	0.13mi
147 Laura Ave Dayton, OH	2.0	1.0	1096	$975	$0.89	23d	1	0.25mi
220 Fernwood Ave Dayton, OH	2.0	1.0	884	$900	$1.02	3d	1	0.26mi
152 Laura Ave Dayton, OH	2.0	1.0	990	$895	$0.90	43d	1	0.28mi
235 E Hillcrest Ave Dayton, OH	1.0	1.0	750	$775	$1.03	43d	1	0.31mi
101 E Bruce Ave Dayton, OH	3.0	1.0	1455	$1,150	$0.79	2d	1	0.32mi
202 E Bruce Ave Apt 2 Dayton, OH	2.0	1.0	1250	$800	$0.64	23d	1	0.32mi
317 Fernwood Ave Dayton, OH	3.0	1.0	1320	$1,100	$0.83	11d	1	0.35mi
2327 N Main St Unit 2 Dayton, OH	2.0	1.0	900	$1,200	$1.33	23d	1	0.40mi
41 W Fairview Ave Unit 2 Dayton, OH	3.0	1.0	1452	$1,200	$0.83	14d	1	0.42mi
337 Ryburn Ave Unit 2 Dayton, OH	2.0	1.0	900	$800	$0.89	43d	1	0.46mi
412 W Parkwood Dr Unit 1 Dayton, OH	2.0	1.0	900	$875	$0.97	23d	1	0.47mi
79 W Norman Ave Unit A Dayton, OH	1.0	1.0	745	$750	$1.01	14d	1	0.48mi
31 E Norman Ave Dayton, OH	3.0	1.0	1100	$1,150	$1.05	23d	1	0.48mi
17 Maylan Dr Unit 3 Dayton, OH	1.0	1.0	800	$650	$0.81	43d	1	0.48mi
115 E Norman Ave Unit 4 Dayton, OH	1.0	1.0	1000	$750	$0.75	23d	1	0.50mi
228 E Siebenthaler Ave Dayton, OH	2.0	1.0	934	$1,200	$1.28	43d	1	0.50mi
2333 Rustic Rd Unit 4 Dayton, OH	2.0	1.0	1000	$840	$0.84	2d	1	0.51mi
2333 Rustic Rd Dayton, OH	2.0	1.0	1000	$840	$0.84	43d	1	0.51mi
181 W Norman Ave Dayton, OH	3.0	2.0	1228	$1,150	$0.94	43d	1	0.51mi
244 E Siebenthaler Ave Dayton, OH	2.0	1.5	1273	$1,175	$0.92	2d	1	0.51mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	43d	1	0.52mi
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	43d	1	0.52mi
102 E Norman Ave Dayton, OH	2.0	1.0	800	$925	$1.16	23d	1	0.53mi
2310 Emerson Ave Unit B Dayton, OH	1.0	1.0	750	$600	$0.80	43d	1	0.54mi
167 W Hudson Ave Dayton, OH	3.0	1.5	1344	$1,185	$0.88	43d	1	0.56mi
419 Sandhurst Dr Dayton, OH	2.0	1.0	950	$975	$1.03	23d	1	0.63mi
433 Sandhurst Dr Unit 4 Dayton, OH	1.0	1.0	900	$750	$0.83	43d	1	0.64mi
2039 Emerson Ave Dayton, OH	1.0	1.0	725	$725	$1.00	3d	1	0.70mi
15 Camden Ave Dayton, OH	2.0	1.0	833	$950	$1.14	43d	1	0.70mi
234 Santa Clara Ave Dayton, OH	3.0	1.0	1368	$1,125	$0.82	43d	1	0.71mi
628 W Norman Ave Unit 628 Dayton, OH	2.0	1.0	918	$795	$0.87	43d	1	0.73mi
3841 Carroll Ave Unit 3 Dayton, OH	1.0	1.0	700	$700	$1.00	14d	1	0.74mi
1004 W Fairview Ave Dayton, OH	2.0	1.0	1053	$950	$0.90	23d	1	0.80mi
1008 W Fairview Ave Unit 2 Dayton, OH	1.0	1.0	1007	$800	$0.79	3d	1	0.81mi
265 Victor Ave Dayton, OH	3.0	1.0	1204	$900	$0.75	43d	1	0.83mi
829 Uhrig Ave Unit 3 Dayton, OH	2.0	1.0	760	$875	$1.15	14d	1	0.83mi

Listing history 8 events

1. 2026-05-11
   status Pending 465-char remark
2. 2026-05-05
   listed $65,000 Active 465-char remark
3. 2011-09-21
   soldstatus $7,000 Closed 224-char remark

   Show marketing remark (224 chars)

   GREAT HOME FOR THE MONEY--MUST SEE! HARDWOOD FLOORS THRU OUT HOME, NEWER ROOF, NEWER WINDOWS. FULL UNFINISHED BASEMENT 1 CAR GARAGE. Property Sold as Is. Great for first time Home Owner or Investor. Hurry! Won't last long!

4. 2011-09-21
   soldstatus $7,000 224-char remark

   Show marketing remark (224 chars)

   GREAT HOME FOR THE MONEY--MUST SEE! HARDWOOD FLOORS THRU OUT HOME, NEWER ROOF, NEWER WINDOWS. FULL UNFINISHED BASEMENT 1 CAR GARAGE. Property Sold as Is. Great for first time Home Owner or Investor. Hurry! Won't last long!

5. 2011-08-01
   historical 224-char remark

   Show marketing remark (224 chars)

   GREAT HOME FOR THE MONEY--MUST SEE! HARDWOOD FLOORS THRU OUT HOME, NEWER ROOF, NEWER WINDOWS. FULL UNFINISHED BASEMENT 1 CAR GARAGE. Property Sold as Is. Great for first time Home Owner or Investor. Hurry! Won't last long!

6. 2011-06-22
   listed $9,000 224-char remark

   Show marketing remark (224 chars)

   GREAT HOME FOR THE MONEY--MUST SEE! HARDWOOD FLOORS THRU OUT HOME, NEWER ROOF, NEWER WINDOWS. FULL UNFINISHED BASEMENT 1 CAR GARAGE. Property Sold as Is. Great for first time Home Owner or Investor. Hurry! Won't last long!

7. 2005-06-20
   soldstatus $60,900
8. 1985-08-26
   soldstatus $28,000

ⓘ 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: $869 · $72/mo
• Projected year-2 tax: $942 · $78/mo
• Expected delta: +$72/yr (+$6/mo · 8.3%)

ⓘ 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 · 18 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: $11,666
• − Mortgage interest: −$3,641
• − Property taxes: −$869
• − Insurance: −$325
• − Repairs & maintenance: −$933
• − Management: −$933
• − Depreciation: −$1,891
• Taxable income: $3,073
• Est. tax owed @ 24.0%: −$738
• After-tax cash flow: $3,194/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): 18,955
• Household income: $43,973
• Rent vs Own: 64.0% rent · 36.0% own
• Severe rent burden: 1475.0

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 (68%)
• Race & ethnicity: Black 68% White 23% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -125.58%
• Current HPI: 173.4962
• Rent YoY: ▲ 4.34%
• 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

+132.1% since first listed

10 events — show timeline

• 2026-05-27 Pending — Dayton MLS
• 2026-05-22 Relisted — Dayton MLS
• 2026-05-11 Pending — Dayton MLS
• 2026-05-05 Listed $65,000 Dayton MLS
• 2011-09-21 Sold (MLS) $7,000 Dayton MLS
• 2011-09-21 Sold (MLS) $7,000 Dayton MLS
• 2011-08-01 Listing Removed — Dayton MLS
• 2011-06-22 Listed $9,000 Dayton MLS
• 2005-06-20 Sold (Public Records) $60,900 Public Records
• 1985-08-26 Sold (Public Records) $28,000 Public Records

Property tax history

-1.1%/yr

Latest (2025): $869 · -0.2% YoY. Source: county tax records.