317 Bellevue Ave · Dayton, OH 45406

$95,000

3 bd · 1.0 ba · 1,500 sqft · SingleFamily public records · 93 Days on market

Built 1913 2,143 sqft lot $63/sqft · 25% below area Est $126k · 25% 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
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• 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

Discover an exceptional opportunity at this captivating residence, perfectly poised to enhance any investment portfolio or provide a comfortable family home in a desirable Dayton neighborhood. This inviting property, featuring three well-appointed bedrooms and one full bathroom, offers significant potential across its 1500 square feet of living space. The home's exterior is distinguished by durable vinyl siding and a recently installed roof, ensuring long-term value and peace of mind. Inside, modern functionality is assured with comprehensive updated plumbing throughout the property. A spacious full basement provides ample additional storage space or presents a compelling opportunity for future expansion and customization. Furthermore, a convenient walk-up attic offers versatile possibilities, accommodating various needs from supplementary storage to a potential creative space. Strategically situated within a welcoming community, this property seamlessly combines comfortable living with the advantages of a prime location, appealing to those seeking both convenience and a strong sense of belonging in the vibrant Dayton area. This residence truly represents a remarkable chance to secure a valuable asset in a thriving community.

Key facts

• Full basement
• Vinyl siding
• Walk-up attic

Tags

• VINYL SIDING
• RECENTLY INSTALLED ROOF
• UPDATED PLUMBING
• FULL BASEMENT
• WALK-UP ATTIC
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y 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 $50k; list at $95k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.23% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.96%
• DSCR: 1.71
• GRM: 6.8

CMA / ARV

• ARV (median comp): $125,868
• List price: $95,000
• Delta: -24.52%
• 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
735 Homewood Ave	0.09mi	3/1.0	1,378 (-8%)	2mo	$145,500	$106	80
409 Kenilworth Ave	0.15mi	3/1.5	1,596 (+6%)	2mo	$142,700	$89	78
509 Homewood Ave	0.26mi	3/1.0	1,420 (-5%)	4mo	$95,000	$67	76
238 Delaware Ave	0.28mi	4/2.0 (+1)	1,575 (+5%)	2mo	$35,000	$22	68
1516 Kumler Ave	0.62mi	3/1.5	1,516 (+1%)	1mo	$100,000	$66	67
23 W Norman Ave	0.67mi	3/1.0	1,472 (-2%)	3mo	$39,000	$26	63
33 Rockwood Ave	0.41mi	3/1.5	1,690 (+13%)	3mo	$76,100	$45	55
119 Audubon Park	0.66mi	3/1.5	1,384 (-8%)	1mo	$174,000	$126	54
2 E Hudson Ave	0.64mi	3/1.0	1,661 (+11%)	1mo	$35,000	$21	52
534 Geyer St	0.63mi	4/1.0 (+1)	1,640 (+9%)	3mo	$54,375	$33	48
2032 Eastview Ave	0.70mi	3/1.5	1,344 (-10%)	3mo	$37,510	$28	46
334 Geyer St	0.72mi	2/1.5 (-1)	1,284 (-14%)	2mo	$54,900	$43	33

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: 6.9%
• Equity multiple: 1.27×
• Total profit: $7,135
• Equity at exit: $14,165

10-year hold

• IRR: 16.2%
• Equity multiple: 2.32×
• Total profit: $35,222
• Equity at exit: $8,214

Cash invested: $26,600 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,169 high
• Mortgage (P&I): −$498
• Tax from tax record: −$32 /mo · $382/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $354

Break-even live

Break-even rent $721

Max offer price $95,000

Occupancy floor 65%

Sensitivity live

Price	-10% $408	-5% $381	+0% $354	+5% $327	+10% $300
Rent	-10% $261	-5% $308	+0% $354	+5% $400	+10% $446
Rate	-1.0pp $402	-0.5pp $378	base $354	+0.5pp $329	+1.0pp $304

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
942 Harvard Blvd Dayton, OH	3.0	2.0	1596	$1,200	$0.75	5d	1	0.12mi
338 Kenwood Ave Dayton, OH	3.0	1.5	1512	$1,195	$0.79	45d	1	0.18mi
905 Neal Ave Dayton, OH	3.0	1.0	1100	$850	$0.77	45d	1	0.21mi
132 Wroe Ave Unit 132 Dayton, OH	3.0	2.5	1934	$1,297	$0.67	45d	1	0.23mi
1067 Salem Ave Unit 2 Dayton, OH	2.0	1.5	1100	$900	$0.82	45d	1	0.23mi
1067 Salem Ave Unit 3 Dayton, OH	2.0	1.5	1100	$900	$0.82	45d	1	0.23mi
1067 Salem Ave Dayton, OH	2.0	1.0	1100	$900	$0.82	45d	1	0.23mi
518 Delaware Ave Dayton, OH	2.0	1.0	1500	$750	$0.50	45d	1	0.27mi
1225 Amherst Pl Dayton, OH	3.0	1.0	1548	$1,300	$0.84	16d	1	0.31mi
138 Rockwood Ave Dayton, OH	3.0	1.5	1439	$1,200	$0.83	25d	1	0.36mi
136 Rockwood Ave Dayton, OH	3.0	1.5	1439	$1,200	$0.83	45d	1	0.36mi
265 Victor Ave Dayton, OH	3.0	1.0	1204	$900	$0.75	45d	1	0.40mi
1501 Viola Ave Dayton, OH	3.0	1.0	1952	$1,175	$0.60	16d	1	0.42mi
515 W Grand Ave Dayton, OH	2.0	2.0	1100	$1,025	$0.93	45d	1	0.42mi
515 W Grand Ave Dayton, OH	2.0	2.0	1100	$1,025	$0.93	25d	1	0.42mi
515 W Grand Ave Dayton, OH	2.0	2.0	1100	$1,025	$0.93	5d	1	0.42mi
234 Santa Clara Ave Dayton, OH	3.0	1.0	1368	$1,125	$0.82	45d	1	0.48mi
1011 N Broadway St Dayton, OH	3.0	1.5	1700	$950	$0.56	45d	1	0.49mi
1378 Cory Dr Dayton, OH	2.0	1.0	1300	$975	$0.75	45d	1	0.55mi
412 Forest Ave Unit 414 Dayton, OH	3.0	1.5	1200	$1,200	$1.00	45d	1	0.60mi
424 Lexington Ave Dayton, OH	3.0	2.0	1536	$1,025	$0.67	45d	1	0.63mi
534 Geyer St Dayton, OH	4.0	1.0	1640	$1,530	$0.93	25d	1	0.63mi
167 W Hudson Ave Dayton, OH	3.0	1.5	1344	$1,185	$0.88	45d	1	0.65mi
101 W Norman Ave Unit 101 Dayton, OH	3.0	1.0	1600	$945	$0.59	45d	1	0.70mi
181 W Norman Ave Dayton, OH	3.0	2.0	1228	$1,150	$0.94	45d	1	0.73mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	45d	1	0.74mi
1119 Superior Ave Unit 1119 Dayton, OH	3.0	1.0	1435	$1,350	$0.94	5d	1	0.74mi
41 W Fairview Ave Unit 2 Dayton, OH	3.0	1.0	1452	$1,200	$0.83	16d	1	0.76mi
31 E Norman Ave Dayton, OH	3.0	1.0	1100	$1,150	$1.05	25d	1	0.76mi
1743 Radcliffe Rd Dayton, OH	3.0	1.5	1729	$1,200	$0.69	45d	1	0.80mi
18 Holt St Unit 24 Dayton, OH	3.0	2.5	1350	$1,450	$1.07	16d	1	0.86mi
848 Riverview Ter Apt 607 Dayton, OH	2.0	1.0	1400	$1,300	$0.93	25d	1	0.91mi
848 Riverview Ter Apt 205 Dayton, OH	2.0	1.0	1100	$1,100	$1.00	16d	1	0.91mi
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	45d	1	0.92mi
147 Laura Ave Dayton, OH	2.0	1.0	1096	$975	$0.89	25d	1	1.05mi
26 W Beechwood Ave Dayton, OH	3.0	1.5	1468	$1,050	$0.72	45d	1	1.11mi
2232 Salem Ave Dayton, OH	3.0	1.0	1250	$1,200	$0.96	5d	1	1.12mi
115 W Monument Ave Dayton, OH	1.0–2.0	1.0–2.5	1053	$2,199	$2.09	4d	20	1.13mi
2247 Salem Ave Unit 2249 Dayton, OH	3.0	1.5	1300	$1,400	$1.08	45d	1	1.15mi
2247 Salem Ave Unit 2247 Dayton, OH	3.0	1.5	1300	$1,350	$1.04	5d	1	1.15mi

Listing history 39 events

1. 2026-06-22
   days on market $95,000 Active 93 DOM
2. 2026-06-18
   days on market $95,000 Active 90 DOM
3. 2026-06-17
   price $95,000 Active 89 DOM
4. 2026-06-17
   days on market $99,000 Active 89 DOM
5. 2026-06-16
   days on market $99,000 Active 88 DOM
6. 2026-06-15
   days on market $99,000 Active 87 DOM
7. 2026-06-14
   days on market $99,000 Active 85 DOM
8. 2026-06-13
   days on market $99,000 Active 84 DOM
9. 2026-06-10
   days on market $99,000 Active 82 DOM
10. 2026-06-09
    days on market $99,000 Active 81 DOM
11. 2026-06-08
    days on market $99,000 Active 80 DOM
12. 2026-06-07
    days on market $99,000 Active 79 DOM
13. 2026-06-05
    days on market $99,000 Active 76 DOM
14. 2026-06-03
    days on market $99,000 Active 75 DOM
15. 2026-06-02
    days on market $99,000 Active 74 DOM
16. 2026-06-01
    days on market $99,000 Active 73 DOM
17. 2026-05-31
    days on market $99,000 Active 72 DOM
18. 2026-03-18
    listed $99,000 Active 1245-char remark

    Show marketing remark (1245 chars)

    Discover an exceptional opportunity at this captivating residence, perfectly poised to enhance any investment portfolio or provide a comfortable family home in a desirable Dayton neighborhood. This inviting property, featuring three well-appointed bedrooms and one full bathroom, offers significant potential across its 1500 square feet of living space. The home's exterior is distinguished by durable vinyl siding and a recently installed roof, ensuring long-term value and peace of mind. Inside, modern functionality is assured with comprehensive updated plumbing throughout the property. A spacious full basement provides ample additional storage space or presents a compelling opportunity for future expansion and customization. Furthermore, a convenient walk-up attic offers versatile possibilities, accommodating various needs from supplementary storage to a potential creative space. Strategically situated within a welcoming community, this property seamlessly combines comfortable living with the advantages of a prime location, appealing to those seeking both convenience and a strong sense of belonging in the vibrant Dayton area. This residence truly represents a remarkable chance to secure a valuable asset in a thriving community.

19. 2024-10-31
    historical
20. 2024-04-10
    price $99,995
21. 2024-03-29
    listed $110,000 Active
22. 2021-05-07
    soldstatus $50,000
23. 2021-04-20
    soldstatus $50,000 Closed
24. 2021-04-20
    soldstatus $50,000 Sold
25. 2021-04-04
    status Pending
26. 2021-04-01
    price $54,000
27. 2020-07-12
    price $55,000
28. 2020-06-04
    price $65,000
29. 2020-02-28
    listed $69,990 Active
30. 2019-05-01
    historical
31. 2019-02-18
    price $9,500
32. 2019-02-08
    listed $10,000 Active
33. 2011-08-26
    soldstatus $6,000 Closed
34. 2011-08-26
    soldstatus $6,000
35. 2011-07-25
    historical
36. 2011-05-26
    listed $6,900
37. 2011-03-02
    historical
38. 2009-12-07
    listed $24,900
39. 1993-09-24
    soldstatus $40,000

ⓘ 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: $382 · $32/mo
• Projected year-2 tax: $932 · $78/mo
• Expected delta: +$550/yr (+$46/mo · 144.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥102°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: $14,025
• − Mortgage interest: −$5,321
• − Property taxes: −$382
• − Insurance: −$475
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$2,764
• Taxable income: $2,839
• Est. tax owed @ 24.0%: −$681
• After-tax cash flow: $3,563/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

+147.5% since first listed

22 events — show timeline

• 2026-03-18 Listed $99,000 Dayton MLS
• 2024-10-31 Listing Removed — Dayton MLS
• 2024-04-10 Price Changed $99,995 Dayton MLS
• 2024-03-29 Listed $110,000 Dayton MLS
• 2021-05-07 Sold (Public Records) $50,000 Public Records
• 2021-04-20 Sold (MLS) $50,000 Dayton MLS
• 2021-04-20 Sold (MLS) $50,000 Dayton MLS
• 2021-04-04 Pending — Dayton MLS
• 2021-04-01 Price Changed $54,000 Dayton MLS
• 2020-07-12 Price Changed $55,000 Dayton MLS
• 2020-06-04 Price Changed $65,000 Dayton MLS
• 2020-02-28 Listed $69,990 Dayton MLS
• 2019-05-01 Listing Removed — Dayton MLS
• 2019-02-18 Price Changed $9,500 Dayton MLS
• 2019-02-08 Listed $10,000 Dayton MLS
• 2011-08-26 Sold (MLS) $6,000 Dayton MLS
• 2011-08-26 Sold (MLS) $6,000 Dayton MLS
• 2011-07-25 Listing Removed — Dayton MLS
• 2011-05-26 Listed $6,900 Dayton MLS
• 2011-03-02 Listing Removed — Dayton MLS
• 2009-12-07 Listed $24,900 Dayton MLS
• 1993-09-24 Sold (Public Records) $40,000 Public Records

Property tax history

-8.4%/yr

Latest (2025): $382 · +19.6% YoY. Source: county tax records.