30 Kurtz Ave · Dayton, OH 45405

$99,900

3 bd · 1.5 ba · 1,404 sqft · SingleFamily public records · 56 Days on market

Built 1924 4,940 sqft lot $71/sqft · 9% above area Est $92k · 9% 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 +24.3/30.0
• DSCR +7.8/10.0
• 1% rule +6.0/10.0
• Rent growth +3.6/5.0
• ARV discount +3.5/15.0
• 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 potential for investment or first home! After last tenant moved out, seller began repairs/renovations. Life events intervened and seller cannot continue. Features include: Hardwood floors, new water line, attic for storage, full basement, and attached garage with alley access. Kitchen has breakfast room. Living room, dining room, two good sized bedrooms on first floor. Upstairs is a lovely bonus room with wall of windows - great for home office, playroom, artist/crafts workspace. Outside is a porch and fenced yard. Put the finishing work into this house, and be rewarded with a charming home! Please note: this home is being sold AS IS. Seller will make no repairs. (Information provided by seller and public record. Please rely on own inspections. Room sizes approximate. )

Key facts

• Basement
• Bonus room
• Water line replaced

Tags

• HARDWOOD FLOORS
• WATER LINE REPLACED
• BONUS ROOM
• BASEMENT
• BACKYARD FOR ENTERTAINING

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached one-car garage
• Utilities: Natural gas heating
• Home design: Two-story home; Wood siding
• Construction: Wood siding construction
• Exterior features: Residential lot

Interior

• Kitchen: Kitchen on main level (11 x 7)
• Bedrooms: Second-floor bedroom (13 x 13); Main-level bedroom (11 x 11); Main-level bedroom (11 x 11)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced-air heating using natural gas
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

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); 40% 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 $691 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 + 4.3% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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 $48k; list at $100k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.10% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.62%
• DSCR: 1.38
• GRM: 7.6

CMA / ARV

• ARV (median comp): $91,743
• List price: $99,900
• Delta: 8.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
423 Sandalwood Dr	0.18mi	3/1.5	1,444 (+3%)	0mo	$62,000	$43	86
121 E Hillcrest Ave	0.35mi	3/1.0	1,402 (-0%)	1mo	$75,000	$53	81
69 E Beechwood Ave	0.33mi	3/1.0	1,400 (-0%)	1mo	$173,000	$124	81
53 E Beechwood Ave	0.30mi	3/2.0	1,442 (+3%)	2mo	$163,000	$113	78
117 Valleyview Dr	0.46mi	2/1.0 (-1)	1,381 (-2%)	1mo	$50,000	$36	68
17 Marie Ave	0.54mi	4/1.5 (+1)	1,424 (+1%)	0mo	$70,000	$49	67
50 Woodcrest Ave	0.47mi	3/1.0	1,500 (+7%)	2mo	$155,000	$103	63
2032 Rugby Rd	0.70mi	3/1.0	1,422 (+1%)	0mo	$44,990	$32	63
445 Sandhurst Dr	0.61mi	3/1.0	1,338 (-5%)	2mo	$48,950	$37	60
2331 Newport Ave	0.59mi	3/1.5	1,520 (+8%)	1mo	$85,000	$56	57
128 E Parkwood Dr	0.55mi	3/1.0	1,228 (-12%)	1mo	$29,810	$24	51
61 Redder Ave	0.60mi	3/1.0	1,210 (-14%)	1mo	$115,000	$95	46

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-1,895
• Equity at exit: $14,895

10-year hold

• IRR: 9.3%
• Equity multiple: 1.76×
• Total profit: $21,147
• Equity at exit: $8,638

Cash invested: $27,972 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,097 high
• Mortgage (P&I): −$524
• Tax from tax record: −$100 /mo · $1,201/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $201

Break-even live

Break-even rent $842

Max offer price $99,900

Occupancy floor 77%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38 Pointview Ave Dayton, OH	2.0	1.0	1140	$900	$0.79	14d	1	0.18mi
42 Pointview Ave Unit 42 Dayton, OH	3.0	2.0	1240	$1,200	$0.97	3d	1	0.18mi
39 E Maplewood Ave Dayton, OH	4.0	1.5	1560	$1,050	$0.67	3d	1	0.21mi
26 W Beechwood Ave Dayton, OH	3.0	1.5	1468	$1,050	$0.72	43d	1	0.24mi
101 E Bruce Ave Dayton, OH	3.0	1.0	1455	$1,150	$0.79	2d	1	0.24mi
65 E Maplewood Ave Dayton, OH	2.0	1.0	1064	$723	$0.68	43d	1	0.25mi
202 E Bruce Ave Apt 2 Dayton, OH	2.0	1.0	1250	$800	$0.64	23d	1	0.33mi
2333 Rustic Rd Unit 4 Dayton, OH	2.0	1.0	1000	$840	$0.84	2d	1	0.38mi
2333 Rustic Rd Dayton, OH	2.0	1.0	1000	$840	$0.84	43d	1	0.38mi
220 Fernwood Ave Dayton, OH	2.0	1.0	884	$900	$1.02	3d	1	0.40mi
228 E Siebenthaler Ave Dayton, OH	2.0	1.0	934	$1,200	$1.28	43d	1	0.41mi
244 E Siebenthaler Ave Dayton, OH	2.0	1.5	1273	$1,175	$0.92	2d	1	0.44mi
412 W Parkwood Dr Unit 1 Dayton, OH	2.0	1.0	900	$875	$0.97	23d	1	0.48mi
317 Fernwood Ave Dayton, OH	3.0	1.0	1320	$1,100	$0.83	11d	1	0.50mi
337 Ryburn Ave Unit 2 Dayton, OH	2.0	1.0	900	$800	$0.89	43d	1	0.50mi
147 Laura Ave Dayton, OH	2.0	1.0	1096	$975	$0.89	23d	1	0.51mi
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	43d	1	0.52mi
152 Laura Ave Dayton, OH	2.0	1.0	990	$895	$0.90	43d	1	0.53mi
1019 Cherry Dr Dayton, OH	4.0	1.0	1057	$1,125	$1.06	43d	1	0.58mi
419 Sandhurst Dr Dayton, OH	2.0	1.0	950	$975	$1.03	23d	1	0.61mi
2327 N Main St Unit 2 Dayton, OH	2.0	1.0	900	$1,200	$1.33	23d	1	0.61mi
41 W Fairview Ave Unit 2 Dayton, OH	3.0	1.0	1452	$1,200	$0.83	14d	1	0.61mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	43d	1	0.62mi
181 W Norman Ave Dayton, OH	3.0	2.0	1228	$1,150	$0.94	43d	1	0.62mi
101 W Norman Ave Unit 101 Dayton, OH	3.0	1.0	1600	$945	$0.59	43d	1	0.64mi
69 Waverly Ave Dayton, OH	2.0	1.0	900	$850	$0.94	3d	1	0.67mi
1004 W Fairview Ave Dayton, OH	2.0	1.0	1053	$950	$0.90	23d	1	0.67mi
167 W Hudson Ave Dayton, OH	3.0	1.5	1344	$1,185	$0.88	43d	1	0.69mi
628 W Norman Ave Unit 628 Dayton, OH	2.0	1.0	918	$795	$0.87	43d	1	0.71mi
31 E Norman Ave Dayton, OH	3.0	1.0	1100	$1,150	$1.05	23d	1	0.72mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	3d	1	0.76mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	43d	1	0.76mi
519 Heather Dr Unit 1C Dayton, OH	2.0	2.0	1100	$1,095	$1.00	3d	1	0.79mi
240 Castlewood Ave Dayton, OH	2.0	1.0	912	$995	$1.09	21d	1	0.81mi
110 Cromwell Pl Unit 5 Dayton, OH	2.0	1.0	1000	$1,099	$1.10	19d	1	0.82mi
110 Cromwell Pl Dayton, OH	2.0	1.0	1050	$1,100	$1.05	2d	1	0.82mi
110 Cromwell Pl Unit 2 Dayton, OH	2.0	1.0	1000	$995	$0.99	21d	1	0.82mi
2247 Salem Ave Unit 2249 Dayton, OH	3.0	1.5	1300	$1,400	$1.08	43d	1	0.85mi
2247 Salem Ave Unit 2247 Dayton, OH	3.0	1.5	1300	$1,350	$1.04	3d	1	0.85mi
234 Santa Clara Ave Dayton, OH	3.0	1.0	1368	$1,125	$0.82	43d	1	0.86mi

Listing history 37 events

1. 2026-06-18
   days on market $99,900 Active 56 DOM
2. 2026-06-17
   days on market $99,900 Active 55 DOM
3. 2026-06-16
   days on market $99,900 Active 54 DOM
4. 2026-06-15
   days on market $99,900 Active 53 DOM
5. 2026-06-14
   days on market $99,900 Active 51 DOM
6. 2026-06-13
   days on market $99,900 Active 50 DOM
7. 2026-06-10
   days on market $99,900 Active 48 DOM
8. 2026-06-09
   days on market $99,900 Active 47 DOM
9. 2026-06-08
   days on market $99,900 Active 46 DOM
10. 2026-06-07
    days on market $99,900 Active 45 DOM
11. 2026-06-05
    days on market $99,900 Active 42 DOM
12. 2026-06-03
    days on market $99,900 Active 41 DOM
13. 2026-06-02
    days on market $99,900 Active 40 DOM
14. 2026-06-01
    days on market $99,900 Active 39 DOM
15. 2026-05-31
    days on market $99,900 Active 38 DOM
16. 2026-04-23
    listed $99,900 Active 425-char remark
17. 2022-11-04
    historical
18. 2022-10-26
    price $99,900
19. 2022-09-24
    price $109,000
20. 2022-09-09
    price $113,500
21. 2022-08-30
    price $119,000
22. 2022-08-22
    price $124,000
23. 2022-08-10
    listed $124,500 Active
24. 2022-08-03
    soldstatus $48,333
25. 2022-06-07
    soldstatus $55,000 Sold

    Show marketing remark (786 chars)

    Great potential for investment or first home! After last tenant moved out, seller began repairs/renovations. Life events intervened and seller cannot continue. Features include: Hardwood floors, new water line, attic for storage, full basement, and attached garage with alley access. Kitchen has breakfast room. Living room, dining room, two good sized bedrooms on first floor. Upstairs is a lovely bonus room with wall of windows - great for home office, playroom, artist/crafts workspace. Outside is a porch and fenced yard. Put the finishing work into this house, and be rewarded with a charming home! Please note: this home is being sold AS IS. Seller will make no repairs. (Information provided by seller and public record. Please rely on own inspections. Room sizes approximate. )

26. 2022-06-07
    soldstatus $55,000 Closed

    Show marketing remark (786 chars)

    Great potential for investment or first home! After last tenant moved out, seller began repairs/renovations. Life events intervened and seller cannot continue. Features include: Hardwood floors, new water line, attic for storage, full basement, and attached garage with alley access. Kitchen has breakfast room. Living room, dining room, two good sized bedrooms on first floor. Upstairs is a lovely bonus room with wall of windows - great for home office, playroom, artist/crafts workspace. Outside is a porch and fenced yard. Put the finishing work into this house, and be rewarded with a charming home! Please note: this home is being sold AS IS. Seller will make no repairs. (Information provided by seller and public record. Please rely on own inspections. Room sizes approximate. )

27. 2022-05-18
    historical Active/Pending

    Show marketing remark (786 chars)

    Great potential for investment or first home! After last tenant moved out, seller began repairs/renovations. Life events intervened and seller cannot continue. Features include: Hardwood floors, new water line, attic for storage, full basement, and attached garage with alley access. Kitchen has breakfast room. Living room, dining room, two good sized bedrooms on first floor. Upstairs is a lovely bonus room with wall of windows - great for home office, playroom, artist/crafts workspace. Outside is a porch and fenced yard. Put the finishing work into this house, and be rewarded with a charming home! Please note: this home is being sold AS IS. Seller will make no repairs. (Information provided by seller and public record. Please rely on own inspections. Room sizes approximate. )

28. 2022-05-12
    listed $49,900 Active

    Show marketing remark (786 chars)

    Great potential for investment or first home! After last tenant moved out, seller began repairs/renovations. Life events intervened and seller cannot continue. Features include: Hardwood floors, new water line, attic for storage, full basement, and attached garage with alley access. Kitchen has breakfast room. Living room, dining room, two good sized bedrooms on first floor. Upstairs is a lovely bonus room with wall of windows - great for home office, playroom, artist/crafts workspace. Outside is a porch and fenced yard. Put the finishing work into this house, and be rewarded with a charming home! Please note: this home is being sold AS IS. Seller will make no repairs. (Information provided by seller and public record. Please rely on own inspections. Room sizes approximate. )

29. 2022-01-07
    historical
30. 2022-01-05
    listed $59,900 Active
31. 2014-05-28
    soldstatus $9,500
32. 2014-05-28
    soldstatus $9,500 Closed
33. 2014-05-14
    historical
34. 2014-02-12
    listed $15,000
35. 1996-10-28
    soldstatus $54,607
36. 1989-10-19
    soldstatus $44,500
37. 1985-06-25
    soldstatus $29,500

ⓘ 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: $1,201 · $100/mo
• Projected year-2 tax: $1,380 · $115/mo
• Expected delta: +$179/yr (+$15/mo · 14.9%)

ⓘ 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
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,161
• − Mortgage interest: −$5,596
• − Property taxes: −$1,201
• − Insurance: −$500
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$2,906
• Taxable income: $853
• Est. tax owed @ 24.0%: −$205
• After-tax cash flow: $2,206/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

+238.6% since first listed

22 events — show timeline

• 2026-04-23 Listed $99,900 Dayton MLS
• 2022-11-04 Listing Removed — Dayton MLS
• 2022-10-26 Price Changed $99,900 Dayton MLS
• 2022-09-24 Price Changed $109,000 Dayton MLS
• 2022-09-09 Price Changed $113,500 Dayton MLS
• 2022-08-30 Price Changed $119,000 Dayton MLS
• 2022-08-22 Price Changed $124,000 Dayton MLS
• 2022-08-10 Listed $124,500 Dayton MLS
• 2022-08-03 Sold (Public Records) $48,333 Public Records
• 2022-06-07 Sold (MLS) $55,000 Dayton MLS
• 2022-06-07 Sold (MLS) $55,000 Dayton MLS
• 2022-05-18 Contingent — Dayton MLS
• 2022-05-12 Listed $49,900 Dayton MLS
• 2022-01-07 Listing Removed — Dayton MLS
• 2022-01-05 Listed $59,900 Dayton MLS
• 2014-05-28 Sold (MLS) $9,500 Dayton MLS
• 2014-05-28 Sold (MLS) $9,500 Dayton MLS
• 2014-05-14 Listing Removed — Dayton MLS
• 2014-02-12 Listed $15,000 Dayton MLS
• 1996-10-28 Sold (Public Records) $54,607 Public Records
• 1989-10-19 Sold (Public Records) $44,500 Public Records
• 1985-06-25 Sold (Public Records) $29,500 Public Records

Property tax history

-5.7%/yr

Latest (2025): $1,201 · -0.2% YoY. Source: county tax records.