29 Greenwood Ave · Dayton, OH 45410

$67,000

4 bd · 1.0 ba · 1,792 sqft · SingleFamily public records · 1 Days on market

Built 1901 6,020 sqft lot

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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 +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

Discover an exceptional investment opportunity in this Dayton residence, where historical charm meets abundant space. This property offers a unique chance to own a piece of local heritage, brimming with character and potential for a discerning buyer. The expansive living area spans 1792 square feet, thoughtfully distributed across two stories, providing a generous layout for comfortable living. With three bedrooms ( at one point used as four) and a full bathroom, embrace the lifestyle this charming Dayton address offers, a true find for those seeking value and historical significance. Sold As Is. Room measurements should be verified to ensure accuracy.

Key facts

• 6,020 sq ft lot
• Built 1901

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Home design: Single-story home; Frame construction
• Construction: Frame construction
• Exterior features: Residential zoning; Lot approximately 0.14 acre

Interior

• Kitchen: Kitchen on main level
• Bathrooms: 1 full bathroom
• Interior features: Full unfinished basement; Total of 7 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $776 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $67k).
• Cap rate 20.2% 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; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 43% 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 $463 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 + 8.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $54k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,000

Questions for the listing agent

1. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.48% ✓
• Cap rate: 20.18%
• Cash-on-cash: 49.61%
• DSCR: 3.21
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $170,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 Gunckel Ave	0.40mi	4/1.5	1,803 (+1%)	2mo	$170,000	$94	77
329 Quitman St	0.26mi	3/2.0 (-1)	1,855 (+4%)	2mo	$61,500	$33	71
112 Missouri Ave	0.40mi	4/1.0	1,581 (-12%)	3mo	$150,500	$95	59
55 Virginia Ave	0.64mi	4/2.5	1,757 (-2%)	2mo	$215,000	$122	59
156 Edgar Ave	0.50mi	4/1.5	1,620 (-10%)	4mo	$155,000	$96	55
1031 Highland Ave	0.70mi	3/2.0 (-1)	1,828 (+2%)	0mo	$148,000	$81	54
66 High St	0.70mi	3/1.0 (-1)	1,728 (-4%)	4mo	$126,500	$73	53
2222 Wayne Ave	0.64mi	3/2.0 (-1)	1,878 (+5%)	1mo	$59,500	$32	53
133 Samuel St	0.72mi	3/2.5 (-1)	1,764 (-2%)	2mo	$230,000	$130	52
332 Jones St	0.69mi	3/2.5 (-1)	1,748 (-2%)	3mo	$300,000	$172	50
115 Frank St	0.66mi	3/2.5 (-1)	1,735 (-3%)	4mo	$475,000	$274	49
2127 Wayne Ave	0.57mi	3/2.0 (-1)	1,648 (-8%)	2mo	$125,164	$76	49

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: 53.2%
• Equity multiple: 3.53×
• Total profit: $47,380
• Equity at exit: $9,990

10-year hold

• IRR: 60.5%
• Equity multiple: 8.73×
• Total profit: $145,078
• Equity at exit: $5,793

Cash invested: $18,760 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,660 high
• Mortgage (P&I): −$351
• Tax from tax record: −$157 /mo · $1,882/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $776

Break-even live

Break-even rent $679

Max offer price $67,000

Occupancy floor 48%

Sensitivity live

Price	-10% $813	-5% $794	+0% $776	+5% $757	+10% $738
Rent	-10% $644	-5% $710	+0% $776	+5% $841	+10% $907
Rate	-1.0pp $809	-0.5pp $793	base $776	+0.5pp $758	+1.0pp $740

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
519 Wyoming St Dayton, OH	3.0	1.5	1240	$1,600	$1.29	44d	1	0.11mi
320 Park Dr Dayton, OH	4.0	3.0	2100	$2,400	$1.14	15d	1	0.13mi
1603 Manette Pl Dayton, OH	4.0	2.0	2000	$1,695	$0.85	15d	1	0.15mi
1038 Walnut Hill Pl Dayton, OH	3.0	1.0	1232	$1,095	$0.89	44d	1	0.30mi
244 Quitman St Unit A Dayton, OH	3.0	1.0	1987	$1,325	$0.67	24d	1	0.31mi
229 James St Unit 228 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	24d	1	0.34mi
227 James St Unit 1 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	4d	1	0.34mi
438 Clover St Dayton, OH	3.0	2.0	2156	$1,025	$0.48	44d	1	0.35mi
228 James St Dayton, OH	3.0	1.0	1700	$1,200	$0.71	44d	1	0.35mi
32 Gebhart St Dayton, OH	4.0	1.0	1800	$1,400	$0.78	15d	1	0.37mi
319 Wyoming St Dayton, OH	4.0	2.5	2064	$2,000	$0.97	3d	1	0.37mi
20 Lucerne Ave Dayton, OH	3.0	1.0	1378	$1,200	$0.87	44d	1	0.46mi
243 Oak St Dayton, OH	3.0	1.5	1316	$1,600	$1.22	4d	1	0.47mi
2114 Wayne Ave Dayton, OH	4.0	2.0	1723	$1,595	$0.93	44d	1	0.58mi
2132 Wayne Ave Dayton, OH	3.0	2.0	1484	$1,350	$0.91	3d	1	0.61mi
920 E Stewart St Dayton, OH	4.0	1.0	1322	$1,425	$1.08	44d	1	0.64mi
1411 Wyoming St Dayton, OH	3.0	1.0	1256	$1,095	$0.87	3d	1	0.64mi
534 Beckman St Dayton, OH	3.0	2.0	1452	$1,400	$0.96	3d	1	0.65mi
511 Parrot St Dayton, OH	3.0	1.5	1618	$1,100	$0.68	15d	1	0.72mi
1515 Wyoming St Dayton, OH	3.0	1.0	1400	$1,000	$0.71	44d	1	0.73mi
23 Jasper St Dayton, OH	4.0	4.0	1490	$3,600	$2.42	4d	1	0.79mi
218 Brown St Dayton, OH	3.0	2.5	1800	$3,200	$1.78	44d	1	0.80mi
218 Brown St Unit 218 Dayton, OH	3.0	2.5	1789	$2,200	$1.23	44d	1	0.80mi
216 Brown St Dayton, OH	3.0	1.5	1563	$2,500	$1.60	44d	1	0.80mi
1101 Phillips Ave Unit 1101 Dayton, OH	3.0	1.5	1300	$1,450	$1.12	44d	1	0.92mi
2600 Wayne Ave Dayton, OH	4.0	1.5	1328	$1,500	$1.13	24d	1	1.04mi
121 E Schantz Ave #3 Dayton, OH	3.0	2.0	2200	$3,500	$1.59	3d	1	1.13mi
1112 Irving Ave Dayton, OH	3.0	4.0	2041	$4,500	$2.20	4d	1	1.17mi
836 Wellmeier Ave Dayton, OH	4.0	1.0	2148	$1,500	$0.70	4d	1	1.26mi
204 Sears St Dayton, OH	3.0	1.0–2.5	1124	$2,793	$2.48	3d	10	1.31mi
115 Livingston Ave Dayton, OH	3.0	1.0	1624	$1,450	$0.89	45d	1	1.43mi
314 Sheridan Ave Dayton, OH	3.0	1.0	1258	$1,150	$0.91	4d	1	1.48mi
140 E Monument Ave Dayton, OH	3.0	1.0–2.0	1048	$2,344	$2.24	3d	11	1.49mi

Listing history 5 events

1. 2026-04-30
   status Pending
2. 2026-04-29
   listed $67,000 Active
3. 2001-03-20
   soldstatus $54,000
4. 1993-12-29
   soldstatus $40,000
5. 1978-08-02
   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: $1,882 · $157/mo
• Projected year-2 tax: $1,882 · $157/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 ≥101°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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,923
• − Mortgage interest: −$3,753
• − Property taxes: −$1,882
• − Insurance: −$335
• − Repairs & maintenance: −$1,594
• − Management: −$1,594
• − Depreciation: −$1,949
• Taxable income: $8,817
• Est. tax owed @ 24.0%: −$2,116
• After-tax cash flow: $7,190/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

+272.2% since first listed

5 events — show timeline

• 2026-04-30 Pending — Dayton MLS
• 2026-04-29 Listed $67,000 Dayton MLS
• 2001-03-20 Sold (Public Records) $54,000 Public Records
• 1993-12-29 Sold (Public Records) $40,000 Public Records
• 1978-08-02 Sold (Public Records) $18,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,882 · -0.2% YoY. Source: county tax records.