215 Heaton Ave · Dayton, OH 45410

$69,900

2 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 27 Days on market

Built 1912 2,627 sqft lot $67/sqft · 23% below area Est $90k · 23% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Value add opportunity in the highly desirable Belmont neighborhood! This 2 bedroom, 1 bath home features generously sized bedrooms, a full basement with furnace and hot water heater, and a fenced backyard. The property is currently vacant and offers a great opportunity for cosmetic improvements ideal for investors or buyers looking to add value without major renovations. Heating is forced air, and cooling is provided by window units.

Key facts

• Belmont neighborhood
• Full basement
• Fenced backyard

Tags

• BELMONT NEIGHBORHOOD
• FULL BASEMENT
• FENCED BACKYARD
• COSMETIC IMPROVEMENTS

Property features AI

Finance

• Financial info: Offered for sale
• HOA & community: Listed by Agora's Maxxed Out Realty

Exterior

• Parking: No garage
• Utilities: Natural gas available; Public water
• Home design: Two-story single-family residence; Residential zoning
• Construction: Aluminum and vinyl siding
• Exterior features: Residential lot (approximately 25 x 35)

Interior

• Kitchen: Kitchen on the main level (approx. 10 x 12)
• Bedrooms: Two bedrooms on the second floor (each about 14 x 12)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Window cooling units
• Interior features: Full unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.7% 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 (+11.4%/yr); 92 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $483 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $70k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,851 (1.5% below list)

Questions for the listing agent

1. Built in 1912 — 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: 1.57% ✓
• Cap rate: 12.68%
• Cash-on-cash: 22.82%
• DSCR: 2.02
• GRM: 5.3

CMA / ARV

• ARV (median comp): $90,198
• List price: $69,900
• Delta: -22.50%
• 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
208 Heaton Ave	0.02mi	2/1.0	1,032 (-0%)	1mo	$57,500	$56	97
225 Dover St	0.20mi	2/1.0	895 (-14%)	2mo	$40,000	$45	66
1219 Highland Ave	0.34mi	2/1.0	942 (-9%)	3mo	$70,000	$74	66
267 Indiana Ave	0.29mi	2/2.0	1,140 (+10%)	1mo	$154,000	$135	65
214 Pierce St	0.39mi	2/1.0	938 (-10%)	2mo	$21,000	$22	65
51 Little St	0.50mi	2/1.0	976 (-6%)	7mo	$34,000	$35	61
1205 Epworth Ave	0.44mi	2/1.0	930 (-10%)	2mo	$74,969	$81	61
51 Rogge St	0.73mi	2/1.0	1,102 (+6%)	6mo	$144,000	$131	50
2012 St. Charles Ave	0.72mi	2/1.0	945 (-9%)	3mo	$80,500	$85	49
1114 Arbor Ave	0.73mi	3/1.0 (+1)	1,090 (+5%)	7mo	$135,000	$124	46
442 Oak St	0.73mi	1/1.0 (-1)	932 (-10%)	1mo	$98,010	$105	44
337 Clover St	0.52mi	3/2.0 (+1)	1,188 (+15%)	6mo	$120,000	$101	38

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: 21.4%
• Equity multiple: 1.93×
• Total profit: $18,218
• Equity at exit: $10,422

10-year hold

• IRR: 32.7%
• Equity multiple: 4.73×
• Total profit: $72,937
• Equity at exit: $6,044

Cash invested: $19,572 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,099 high
• Mortgage (P&I): −$367
• Tax from tax record: −$101 /mo · $1,206/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $372

Break-even live

Break-even rent $628

Max offer price $69,900

Occupancy floor 61%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
156 Gunckel Ave Apt 2 Dayton, OH	2.0	1.0	800	$700	$0.88	23d	1	0.11mi
20 Lucerne Ave Dayton, OH	3.0	1.0	1378	$1,200	$0.87	43d	1	0.11mi
1038 Walnut Hill Pl Dayton, OH	3.0	1.0	1232	$1,095	$0.89	43d	1	0.14mi
1020 Walnut Hill Pl Dayton, OH	3.0	1.0	1200	$1,400	$1.17	43d	1	0.14mi
57 Gunckel Ave Unit 57 Dayton, OH	1.0	1.0	700	$675	$0.96	23d	1	0.17mi
136 Indiana Ave Dayton, OH	3.0	1.0	1194	$1,250	$1.05	23d	1	0.22mi
1411 Wyoming St Dayton, OH	3.0	1.0	1256	$1,095	$0.87	2d	1	0.23mi
1515 Wyoming St Dayton, OH	3.0	1.0	1400	$1,000	$0.71	43d	1	0.31mi
313 Illinois Ave Dayton, OH	3.0	1.0	1142	$975	$0.85	3d	1	0.34mi
9 Anderson St Dayton, OH	1.0	1.0	850	$750	$0.88	23d	1	0.34mi
2132 Wayne Ave Dayton, OH	3.0	2.0	1484	$1,350	$0.91	2d	1	0.35mi
2200 Wayne Ave Dayton, OH	2.0	1.0	748	$975	$1.30	2d	1	0.36mi
2308 Wayne Ave Dayton, OH	2.0	1.0	800	$895	$1.12	43d	1	0.42mi
1274 Highland Ave Unit A Dayton, OH	1.0	1.0	900	$795	$0.88	23d	1	0.44mi
846 Xenia Ave Unit 848 Dayton, OH	1.0	1.0	700	$650	$0.93	3d	1	0.47mi
1101 Phillips Ave Unit 1101 Dayton, OH	3.0	1.5	1300	$1,450	$1.12	43d	1	0.49mi
534 Beckman St Dayton, OH	3.0	2.0	1452	$1,400	$0.96	2d	1	0.50mi
519 Wyoming St Dayton, OH	3.0	1.5	1240	$1,600	$1.29	43d	1	0.54mi
16 Mello Ave Unit A Dayton, OH	1.0	1.0	1000	$800	$0.80	14d	1	0.56mi
323 Xenia Ave Unit 323B Dayton, OH	2.0	1.0	800	$700	$0.88	3d	1	0.60mi
1410 Phillips Ave Unit 1 Dayton, OH	2.0	1.0	1000	$950	$0.95	43d	1	0.63mi
637 Creighton Ave Dayton, OH	3.0	1.0	1144	$1,350	$1.18	14d	1	0.71mi
2012 Saint Charles Ave Dayton, OH	2.0	1.0	945	$1,250	$1.32	43d	1	0.72mi
2306 Alice St Dayton, OH	3.0	1.0	918	$1,200	$1.31	3d	1	0.76mi
424 Bantz Ct Dayton, OH	3.0	1.0	1192	$1,050	$0.88	3d	1	0.78mi
854 Santa Cruz Ave Dayton, OH	3.0	1.0	1060	$1,300	$1.23	43d	1	0.89mi
243 Oak St Dayton, OH	3.0	1.5	1316	$1,600	$1.22	3d	1	0.90mi
25 Garret St Dayton, OH	2.0	1.5	1364	$1,750	$1.28	23d	1	0.91mi
2200 E 5th St Dayton, OH	2.0	1.0	1000	$825	$0.82	23d	1	0.96mi
15 John St Unit 15 Dayton, OH	2.0	1.0	1200	$800	$0.67	23d	1	0.97mi
706 Kolping Ave Unit 706 Dayton, OH	3.0	1.5	1172	$1,300	$1.11	2d	1	0.99mi
2029 Brookline Ave Dayton, OH	2.0	1.0	990	$1,270	$1.28	14d	1	1.03mi
425 Dayton Towers Dr Dayton, OH	2.0	1.0–2.0	852	$1,799	$2.11	2d	30	1.03mi
820 Huffman Ave Unit 1/2 Dayton, OH	1.0	1.0	768	$695	$0.90	43d	1	1.04mi
344 Firwood Dr Dayton, OH	1.0–3.0	1.0–1.5	739	$1,122	$1.52	2d	15	1.06mi
2351 E 5th St Unit 2349-U Dayton, OH	1.0	1.0	900	$750	$0.83	43d	1	1.07mi
619 Nathan Pl Dayton, OH	2.0	1.0–2.0	729	$1,608	$2.21	2d	7	1.08mi
213 Burns Ave Dayton, OH	2.0	1.5	1388	$1,500	$1.08	43d	1	1.09mi
213 Burns Ave Dayton, OH	2.0	1.5	1388	$1,500	$1.08	14d	1	1.09mi
1354 Ohmer St Unit 1356C Dayton, OH	2.0	2.0	1200	$900	$0.75	43d	1	1.09mi

Listing history 16 events

1. 2026-05-13
   price $69,900 437-char remark
2. 2026-04-25
   listed $74,900 Active 437-char remark
3. 2026-02-12
   historical
4. 2026-01-17
   status Pending
5. 2025-11-04
   price $73,000
6. 2025-09-18
   price $85,000
7. 2025-07-21
   listed $95,000 Active
8. 2014-06-01
   historical
9. 2013-10-03
   listed $35,000
10. 2013-07-31
    historical
11. 2012-11-26
    listed $42,900
12. 2012-10-31
    historical
13. 2012-08-01
    listed $45,000
14. 1994-06-03
    soldstatus $37,500
15. 1990-06-05
    soldstatus $30,000
16. 1980-01-01
    soldstatus $21,000

ⓘ 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: $1,206 · $101/mo
• Projected year-2 tax: $1,206 · $101/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $13,192
• − Mortgage interest: −$3,915
• − Property taxes: −$1,206
• − Insurance: −$350
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$2,033
• Taxable income: $3,577
• Est. tax owed @ 24.0%: −$858
• After-tax cash flow: $3,609/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

+232.9% since first listed

17 events — show timeline

• 2026-05-23 Pending — Dayton MLS
• 2026-05-13 Price Changed $69,900 Dayton MLS
• 2026-04-25 Listed $74,900 Dayton MLS
• 2026-02-12 Listing Removed — Dayton MLS
• 2026-01-17 Pending — Dayton MLS
• 2025-11-04 Price Changed $73,000 Dayton MLS
• 2025-09-18 Price Changed $85,000 Dayton MLS
• 2025-07-21 Listed $95,000 Dayton MLS
• 2014-06-01 Listing Removed — Dayton MLS
• 2013-10-03 Listed $35,000 Dayton MLS
• 2013-07-31 Listing Removed — Dayton MLS
• 2012-11-26 Listed $42,900 Dayton MLS
• 2012-10-31 Listing Removed — Dayton MLS
• 2012-08-01 Listed $45,000 Dayton MLS
• 1994-06-03 Sold (Public Records) $37,500 Public Records
• 1990-06-05 Sold (Public Records) $30,000 Public Records
• 1980-01-01 Sold (Public Records) $21,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $1,206 · -0.2% YoY. Source: county tax records.