419 Lindenwood Rd · Dayton, OH 45417

$88,000

3 bd · 1.5 ba · 1,008 sqft · SingleFamily public records · 7 Days on market

Built 1950 8,999 sqft lot $87/sqft · 23% above area Est $72k · 23% 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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This 3 bedroom, 1.5 bathroom cape cod offers a great opportunity for investors or buyers wanting to build some sweat equity. A few updates have been completed - some windows replaced, new light fixtures installed and a new wood deck at the front entry. 2 bedrooms and full bathroom are conveniently located on the main level, with a cape cod style third bedroom and bonus room on second story. Full basement offers significant storage, half bath, laundry and mechanicals plus potential for added living space. A private driveway provides off-street parking leading to a detached two-car garage adding more functionality and storage. Don't wait to take advantage of this opportunity to add your custo

Key facts

• Private driveway
• New wood deck
• Full basement

Tags

• NEW WOOD DECK
• FULL BASEMENT
• PRIVATE DRIVEWAY
• DETACHED TWO-CAR GARAGE

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached 2-car garage
• Utilities: Natural gas available; Public water; Sewer available
• Home design: Single-family residence; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: 50 x 180 lot; Residential zoning

Interior

• Kitchen: Eat-in kitchen; Range; Refrigerator
• Bedrooms: Second-level bedroom (12 x 9); Main-level bedroom (10 x 10); Main-level bedroom (11 x 10)
• Bathrooms: 1 full bathroom; 1 half bathroom (main level)
• Heating & cooling: Forced air heating; Window AC unit(s)
• Interior features: Full, unfinished basement; Bonus room (second level)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Cap rate 10.7% 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 (+4.1%/yr); 135 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 36% of the median local income ($37k/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 $608 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 + 4.1% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,000

Questions for the listing agent

1. Built in 1950 — 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: 1.27% ✓
• Cap rate: 10.66%
• Cash-on-cash: 15.60%
• DSCR: 1.69
• GRM: 6.6

CMA / ARV

• ARV (median comp): $71,509
• List price: $88,000
• Delta: 23.06%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
419 Lindenwood Rd	0.00mi	3/1.5	1,008 (0%)	0mo	$88,000	$87	100
504 N Upland Ave	0.44mi	3/1.0	1,044 (+4%)	0mo	$70,000	$67	71
222 N Decker Ave	0.32mi	3/1.0	1,092 (+8%)	7mo	$70,000	$64	63
400 Burleigh Ave	0.48mi	3/1.0	1,064 (+6%)	5mo	$31,790	$30	62
214 Geneva Rd	0.45mi	2/1.0 (-1)	952 (-6%)	0mo	$89,000	$93	62
4519 Alfred Dr	0.48mi	2/1.0 (-1)	960 (-5%)	1mo	$81,000	$84	62
528 Crestmore Ave	0.45mi	3/1.0	930 (-8%)	3mo	$110,200	$118	62
615 Circle Rd	0.51mi	3/1.0	936 (-7%)	3mo	$66,000	$71	60
400 Walton Ave	0.60mi	3/1.0	960 (-5%)	8mo	$67,500	$70	56
4317 Midway Ave	0.32mi	4/1.0 (+1)	1,148 (+14%)	2mo	$50,000	$44	53
361 Roxbury Rd	0.24mi	2/1.0 (-1)	864 (-14%)	6mo	$120,000	$139	53
4643 Laurel Dr	0.49mi	2/1.5 (-1)	1,150 (+14%)	7mo	$47,000	$41	43

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 · 4.06% rent growth · sell at horizon

5-year hold

• IRR: 7.5%
• Equity multiple: 1.30×
• Total profit: $7,331
• Equity at exit: $13,121

10-year hold

• IRR: 17.7%
• Equity multiple: 2.53×
• Total profit: $37,647
• Equity at exit: $7,609

Cash invested: $24,640 (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 45417

• Home prices YoY: -32.3%
• Rents YoY: 4.1%
• Active inventory: 135
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,116 high
• Mortgage (P&I): −$461
• Tax from tax record: −$63 /mo · $761/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $320

Break-even live

Break-even rent $711

Max offer price $88,000

Occupancy floor 66%

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4109 Midway Ave Dayton, OH	3.0	1.0	971	$1,000	$1.03	3d	1	0.18mi
3925 Hoover Ave Dayton, OH	2.0	1.0	936	$1,100	$1.18	2d	1	0.50mi
863 N Upland Ave Dayton, OH	3.0	1.0	1042	$1,200	$1.15	43d	1	0.71mi
137 Westwood Ave Dayton, OH	2.0	1.0	784	$900	$1.15	3d	1	0.73mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$775	$0.97	43d	1	0.78mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$750	$0.94	2d	1	0.78mi
828 Walton Ave Unit 832 Walton Dayton, OH	2.0	1.0	750	$795	$1.06	23d	1	0.85mi
617 Westwood Ave Dayton, OH	3.0	1.0	1304	$1,050	$0.81	43d	1	0.87mi
70 Gramont Ave Dayton, OH	3.0	1.5	966	$1,300	$1.35	2d	1	0.93mi
500 Bowie Dr Unit 122 Dayton, OH	2.0	1.0	850	$910	$1.07	43d	1	0.96mi
4625 Gardendale Ave Dayton, OH	3.0	1.0	864	$1,150	$1.33	2d	1	0.96mi
920 Huron Ave Dayton, OH	2.0	1.0	950	$995	$1.05	3d	1	1.02mi
1816 N James H McGee Blvd Unit C Dayton, OH	3.0	1.0	950	$1,150	$1.21	2d	1	1.10mi
1816 N James H McGee Blvd Apt A Dayton, OH	3.0	1.0	950	$1,200	$1.26	2d	1	1.10mi
1816 N James H McGee Blvd Apt B Dayton, OH	3.0	1.0	950	$1,150	$1.21	43d	1	1.10mi
437 Lorenz Ave Dayton, OH	3.0	1.0	1322	$1,200	$0.91	23d	1	1.12mi
4914 Gardendale Ave Dayton, OH	4.0	1.0	960	$1,125	$1.17	43d	1	1.12mi
216 N Ardmore Ave Dayton, OH	3.0	1.0	1500	$1,100	$0.73	3d	1	1.13mi
126 Bluecrest Ave Dayton, OH	2.0	1.0	840	$1,000	$1.19	14d	1	1.13mi
4576 Live Oak Dr Dayton, OH	3.0	1.0	864	$1,400	$1.62	43d	1	1.18mi
660 Gramont Ave Dayton, OH	3.0	1.0	1142	$1,050	$0.92	3d	1	1.18mi
635 Anna St Dayton, OH	3.0	1.0	960	$1,300	$1.35	14d	1	1.19mi
1498 Elaine St Dayton, OH	3.0	1.0	864	$1,025	$1.19	2d	1	1.25mi
725 Maplehurst Ave Dayton, OH	2.0	1.0	1104	$895	$0.81	43d	1	1.25mi
3222 Athens Ave Unit C Dayton, OH	2.0	1.0	700	$700	$1.00	43d	1	1.29mi
1595 Elaine St Dayton, OH	3.0	1.0	864	$950	$1.10	2d	1	1.33mi
1427 Stuben Dr Dayton, OH	3.0	1.0	957	$900	$0.94	2d	1	1.34mi
623 Clifton Dr Apt A Dayton, OH	2.0	1.0	1200	$1,200	$1.00	2d	1	1.37mi
623 Clifton Dr Apt B Dayton, OH	2.0	1.0	1200	$1,174	$0.98	3d	1	1.37mi
1045 Shakespeare Ave Dayton, OH	3.0	1.0	1435	$1,275	$0.89	43d	1	1.38mi
5336 Rockport Ave Dayton, OH	3.0	1.0	925	$1,025	$1.11	43d	1	1.39mi
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	43d	1	1.41mi
1045 Philadelphia Dr Dayton, OH	2.0	1.0	1290	$1,150	$0.89	2d	1	1.41mi
40 S Mathison St Dayton, OH	3.0	1.0	1300	$1,200	$0.92	14d	1	1.48mi
42 S Mathison St Dayton, OH	3.0	1.0	1300	$1,220	$0.94	3d	1	1.48mi

Listing history 23 events

1. 2026-05-07
   status Pending 809-char remark
2. 2026-04-28
   listed $88,000 Active 809-char remark
3. 2026-04-06
   price $114,000
4. 2026-01-29
   price $124,900
5. 2026-01-08
   price $125,000
6. 2025-09-23
   soldstatus $67,000 Closed
7. 2025-09-02
   status Pending
8. 2025-08-23
   listed $75,000 Active
9. 2022-03-31
   soldstatus $25,000 Sold
10. 2022-03-31
    soldstatus $25,000 Closed
11. 2022-03-28
    historical Active/Pending
12. 2022-03-24
    price $27,500
13. 2022-03-24
    status Active
14. 2022-03-16
    historical Active/Pending
15. 2022-02-23
    listed $35,000 Active
16. 2021-11-15
    historical
17. 2021-09-04
    status Pending
18. 2021-08-25
    price $29,000
19. 2021-08-19
    price $36,000
20. 2021-08-18
    price $44,000
21. 2021-08-13
    listed $48,000 Active
22. 1993-05-26
    soldstatus $29,000
23. 1989-07-17
    soldstatus $10,000

ⓘ 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: $761 · $63/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$306/yr (+$26/mo · 40.2%)

ⓘ 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 · 19 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,395
• − Mortgage interest: −$4,929
• − Property taxes: −$761
• − Insurance: −$440
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$2,560
• Taxable income: $2,562
• Est. tax owed @ 24.0%: −$615
• After-tax cash flow: $3,229/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): 28,186
• Household income: $36,945
• Rent vs Own: 52.1% rent · 47.9% own
• Severe rent burden: 1822.0

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 (71%)
• Race & ethnicity: Black 71% White 20% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Romanian 0%
• Foreign-born: 3% · Canada
• Languages at home: 96% 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: ▼ -92.43%
• Current HPI: 193.4175
• Rent YoY: ▲ 4.06%
• 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

+780.0% since first listed

24 events — show timeline

• 2026-06-05 Sold (MLS) $88,000 Dayton MLS
• 2026-05-07 Pending — Dayton MLS
• 2026-04-28 Listed $88,000 Dayton MLS
• 2026-04-06 Price Changed $114,000 Dayton MLS
• 2026-01-29 Price Changed $124,900 Dayton MLS
• 2026-01-08 Price Changed $125,000 Dayton MLS
• 2025-09-23 Sold (MLS) $67,000 Dayton MLS
• 2025-09-02 Pending — Dayton MLS
• 2025-08-23 Listed $75,000 Dayton MLS
• 2022-03-31 Sold (MLS) $25,000 Dayton MLS
• 2022-03-31 Sold (MLS) $25,000 Dayton MLS
• 2022-03-28 Contingent — Dayton MLS
• 2022-03-24 Price Changed $27,500 Dayton MLS
• 2022-03-24 Relisted — Dayton MLS
• 2022-03-16 Contingent — Dayton MLS
• 2022-02-23 Listed $35,000 Dayton MLS
• 2021-11-15 Listing Removed — Dayton MLS
• 2021-09-04 Pending — Dayton MLS
• 2021-08-25 Price Changed $29,000 Dayton MLS
• 2021-08-19 Price Changed $36,000 Dayton MLS
• 2021-08-18 Price Changed $44,000 Dayton MLS
• 2021-08-13 Listed $48,000 Dayton MLS
• 1993-05-26 Sold (Public Records) $29,000 Public Records
• 1989-07-17 Sold (Public Records) $10,000 Public Records

Property tax history

-4.1%/yr

Latest (2025): $761 · -0.2% YoY. Source: county tax records.