1816 Auburn Ave · Dayton, OH 45406

$25,000

2 bd · 2.0 ba · 1,524 sqft · SingleFamily public records · 113 Days on market

Built 1925 4,752 sqft lot $16/sqft · 79% below area

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

1816 Auburn Ave. , Dayton, OH 45406 Sale Price $25,000 Back taxes $37,246.91 square ft 1524 single-family 2 bedroom 2 full bath Electric is on and is in OK condition. Condition :This house needs a full rehab. Here are the repairs needed: -Roof -Windows -Plumbing -HVAC -Electric -Replace entire kitchen -Baths -Flooring -Paint -Drywall -Paint

Key facts

• Unfinished basement
• Full renovation
• Long driveway

Tags

• SPANISH COLONIAL STYLE
• UNFINISHED BASEMENT
• LONG DRIVEWAY
• FULL RENOVATION
• ELECTRIC IS IN GOOD CONDITION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $693 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $23k (9.0% below list) — sets the bar for market timing.
• Cap rate 39.5% 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 (+3.0%/yr); 156 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• This rent runs 32% of the median local income ($42k/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 $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; 26% 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 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $22,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 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 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 4.52% ✓
• Cap rate: 39.55%
• Cash-on-cash: 118.76%
• DSCR: 6.28
• GRM: 1.8

CMA / ARV

• ARV (median comp): $117,711
• List price: $25,000
• Delta: -78.76%
• 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
1516 Kumler Ave	0.46mi	3/1.5 (+1)	1,516 (-0%)	1mo	$100,000	$66	70
2032 Rugby Rd	0.30mi	3/1.0 (+1)	1,422 (-7%)	0mo	$44,990	$32	66
1936 Burroughs Dr	0.22mi	3/1.5 (+1)	1,682 (+10%)	0mo	$135,000	$80	65
2239 Mayfair Rd	0.59mi	3/2.0 (+1)	1,489 (-2%)	4mo	$38,940	$26	60
633 Ridgedale Rd	0.38mi	3/2.0 (+1)	1,660 (+9%)	5mo	$175,000	$105	59
117 Valleyview Dr	0.58mi	2/1.0	1,381 (-9%)	1mo	$50,000	$36	52
1013 Sherwood Dr	0.62mi	3/1.5 (+1)	1,428 (-6%)	3mo	$174,900	$122	51
349 Cherry Dr	0.67mi	3/2.0 (+1)	1,623 (+6%)	5mo	$114,900	$71	49
2401 Rugby Rd	0.69mi	3/1.5 (+1)	1,368 (-10%)	2mo	$89,000	$65	42
3231 Harvard Blvd	0.74mi	3/1.0 (+1)	1,383 (-9%)	2mo	$130,000	$94	40
1034 Bertram Ave	0.65mi	3/3.0 (+1)	1,326 (-13%)	2mo	$178,000	$134	38
154 W Hudson Ave	0.67mi	3/1.0 (+1)	1,328 (-13%)	5mo	$90,000	$68	34

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: —
• Equity multiple: 6.73×
• Total profit: $40,141
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 14.15×
• Total profit: $92,046
• Equity at exit: $2,162

Cash invested: $7,000 (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: 1.8×

Monthly cashflow live

• Estimated rent: $1,129 high
• Mortgage (P&I): −$131
• Tax from tax record: −$58 /mo · $693/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $693

Break-even live

Break-even rent $252

Max offer price $25,000

Occupancy floor 34%

Sensitivity live

Price	-10% $707	-5% $700	+0% $693	+5% $686	+10% $679
Rent	-10% $604	-5% $648	+0% $693	+5% $737	+10% $782
Rate	-1.0pp $705	-0.5pp $699	base $693	+0.5pp $686	+1.0pp $680

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1743 Radcliffe Rd Dayton, OH	3.0	1.5	1729	$1,200	$0.69	44d	1	0.19mi
2232 Salem Ave Dayton, OH	3.0	1.0	1250	$1,200	$0.96	4d	1	0.22mi
1927 Burroughs Dr Dayton, OH	3.0	2.0	1409	$1,245	$0.88	15d	1	0.24mi
2247 Salem Ave Unit 2249 Dayton, OH	3.0	1.5	1300	$1,400	$1.08	44d	1	0.25mi
2247 Salem Ave Unit 2247 Dayton, OH	3.0	1.5	1300	$1,350	$1.04	4d	1	0.25mi
1004 W Fairview Ave Dayton, OH	2.0	1.0	1053	$950	$0.90	24d	1	0.43mi
2141 Philadelphia Dr Dayton, OH	3.0	1.0	1736	$1,395	$0.80	44d	1	0.53mi
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	44d	1	0.54mi
1378 Cory Dr Dayton, OH	2.0	1.0	1300	$975	$0.75	44d	1	0.62mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	44d	1	0.64mi
181 W Norman Ave Dayton, OH	3.0	2.0	1228	$1,150	$0.94	44d	1	0.67mi
167 W Hudson Ave Dayton, OH	3.0	1.5	1344	$1,185	$0.88	44d	1	0.68mi
265 Victor Ave Dayton, OH	3.0	1.0	1204	$900	$0.75	44d	1	0.68mi
1004 Linda Vista Ave Unit 1 Dayton, OH	1.0	1.0	1200	$750	$0.62	15d	1	0.71mi
1225 Amherst Pl Dayton, OH	3.0	1.0	1548	$1,300	$0.84	15d	1	0.72mi
234 Santa Clara Ave Dayton, OH	3.0	1.0	1368	$1,125	$0.82	44d	1	0.72mi
518 Delaware Ave Dayton, OH	2.0	1.0	1500	$750	$0.50	44d	1	0.73mi
3207 Cornell Dr Dayton, OH	3.0	1.0	1168	$1,000	$0.86	4d	1	0.76mi
1067 Salem Ave Dayton, OH	2.0	1.0	1100	$900	$0.82	44d	1	0.76mi
1067 Salem Ave Unit 3 Dayton, OH	2.0	1.5	1100	$900	$0.82	44d	1	0.76mi
1067 Salem Ave Unit 2 Dayton, OH	2.0	1.5	1100	$900	$0.82	44d	1	0.76mi
101 W Norman Ave Unit 101 Dayton, OH	3.0	1.0	1600	$945	$0.59	44d	1	0.81mi
41 W Fairview Ave Unit 2 Dayton, OH	3.0	1.0	1452	$1,200	$0.83	15d	1	0.90mi
26 W Beechwood Ave Dayton, OH	3.0	1.5	1468	$1,050	$0.72	44d	1	0.94mi
1045 Philadelphia Dr Dayton, OH	2.0	1.0	1290	$1,150	$0.89	3d	1	0.95mi
1045 Shakespeare Ave Dayton, OH	3.0	1.0	1435	$1,275	$0.89	44d	1	0.96mi
942 Harvard Blvd Dayton, OH	3.0	2.0	1596	$1,200	$0.75	4d	1	0.99mi
3668 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	24d	1	0.99mi
3672 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	44d	1	1.00mi
424 Lexington Ave Dayton, OH	3.0	2.0	1536	$1,025	$0.67	44d	1	1.00mi
31 E Norman Ave Dayton, OH	3.0	1.0	1100	$1,150	$1.05	24d	1	1.05mi
338 Kenwood Ave Dayton, OH	3.0	1.5	1512	$1,195	$0.79	44d	1	1.08mi
905 Neal Ave Dayton, OH	3.0	1.0	1100	$850	$0.77	44d	1	1.10mi
38 Pointview Ave Dayton, OH	2.0	1.0	1140	$900	$0.79	15d	1	1.11mi
42 Pointview Ave Unit 42 Dayton, OH	3.0	2.0	1240	$1,200	$0.97	4d	1	1.12mi
1119 Superior Ave Unit 1119 Dayton, OH	3.0	1.0	1435	$1,350	$0.94	4d	1	1.12mi
65 E Maplewood Ave Dayton, OH	2.0	1.0	1064	$723	$0.68	44d	1	1.13mi
1011 N Broadway St Dayton, OH	3.0	1.5	1700	$950	$0.56	44d	1	1.15mi
147 Laura Ave Dayton, OH	2.0	1.0	1096	$975	$0.89	24d	1	1.15mi
52 Fernwood Ave Dayton, OH	2.0	1.0	1926	$925	$0.48	44d	1	1.17mi

Listing history 18 events

1. 2026-06-18
   days on market $25,000 Active 113 DOM
2. 2026-06-17
   days on market $25,000 Active 112 DOM
3. 2026-06-16
   days on market $25,000 Active 111 DOM
4. 2026-06-15
   days on market $25,000 Active 110 DOM
5. 2026-06-14
   days on market $25,000 Active 108 DOM
6. 2026-06-13
   days on market $25,000 Active 107 DOM
7. 2026-06-10
   days on market $25,000 Active 105 DOM
8. 2026-06-09
   days on market $25,000 Active 104 DOM
9. 2026-06-08
   days on market $25,000 Active 103 DOM
10. 2026-06-07
    days on market $25,000 Active 102 DOM
11. 2026-06-05
    days on market $25,000 Active 99 DOM
12. 2026-06-03
    days on market $25,000 Active 98 DOM
13. 2026-06-02
    days on market $25,000 Active 97 DOM
14. 2026-06-01
    days on market $25,000 Active 96 DOM
15. 2026-05-31
    days on market $25,000 Active 95 DOM
16. 2026-03-05
    price $25,000 354-char remark

    Show marketing remark (354 chars)

    1816 Auburn Ave. , Dayton, OH 45406 Sale Price $25,000 Back taxes $37,246.91 square ft 1524 single-family 2 bedroom 2 full bath Electric is on and is in OK condition. Condition :This house needs a full rehab. Here are the repairs needed: -Roof -Windows -Plumbing -HVAC -Electric -Replace entire kitchen -Baths -Flooring -Paint -Drywall -Paint

17. 2026-02-25
    listed $35,000 Active 354-char remark

    Show marketing remark (354 chars)

    1816 Auburn Ave. , Dayton, OH 45406 Sale Price $25,000 Back taxes $37,246.91 square ft 1524 single-family 2 bedroom 2 full bath Electric is on and is in OK condition. Condition :This house needs a full rehab. Here are the repairs needed: -Roof -Windows -Plumbing -HVAC -Electric -Replace entire kitchen -Baths -Flooring -Paint -Drywall -Paint

18. 1980-09-19
    soldstatus $19,900

ⓘ 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: $693 · $58/mo
• Projected year-2 tax: $693 · $58/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 3/10 Moderate 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,550
• − Mortgage interest: −$1,400
• − Property taxes: −$693
• − Insurance: −$125
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − Depreciation: −$727
• Taxable income: $8,437
• Est. tax owed @ 24.0%: −$2,025
• After-tax cash flow: $6,289/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

+25.6% since first listed

3 events — show timeline

• 2026-03-05 Price Changed $25,000 ForSaleByOwner.com
• 2026-02-25 Listed $35,000 ForSaleByOwner.com
• 1980-09-19 Sold (Public Records) $19,900 Public Records

Property tax history

-7.1%/yr

Latest (2025): $693 · -28.9% YoY. Source: county tax records.