5026 Hackett Dr · Dayton, OH 45417

$120,000

3 bd · 1.0 ba · 945 sqft · SingleFamily public records · 59 Days on market

Built 1958 7,841 sqft lot $127/sqft · 12% below area Est $136k · 12% under

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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 +19.6/30.0
• ARV discount +12.7/15.0
• DSCR +6.2/10.0
• 1% rule +5.5/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 7,841 sq ft lot
• Parking
• Built 1958

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (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.
• Jefferson Township Local (suburban): math 25% / reading 35% proficiency, ranked #690 of 802 in OH (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.1%/yr); 135 active listings in the ZIP; 3 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 41% 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 $830 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1958 — 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: 1.05% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.91%
• DSCR: 1.22
• GRM: 7.9

CMA / ARV

• ARV (median comp): $135,608
• List price: $120,000
• Delta: -11.51%
• 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
1575 Blairwood Ave	0.17mi	3/1.0	925 (-2%)	10mo	$135,000	$146	80
5016 Derby Rd	0.11mi	3/1.0	875 (-7%)	5mo	$80,000	$91	78
5136 Ballard Dr	0.28mi	3/2.0	975 (+3%)	1mo	$163,000	$167	77
4901 Tenshaw Dr	0.46mi	3/1.0	936 (-1%)	3mo	$140,000	$150	74
5031 Retford Dr	0.35mi	3/2.0	972 (+3%)	4mo	$160,000	$165	72
1107 Rossiter Dr	0.57mi	3/1.0	936 (-1%)	0mo	$115,000	$123	72
5106 Ballard Dr	0.26mi	3/2.0	975 (+3%)	11mo	$150,000	$154	69
5212 Tucson Dr	0.26mi	3/2.0	1,026 (+9%)	7mo	$137,000	$134	64
4807 Vanguard Ave	0.59mi	3/1.0	936 (-1%)	10mo	$124,900	$133	63
2012 Infirmary Rd	0.55mi	3/1.0	1,008 (+7%)	1mo	$240,000	$238	63
4718 Vanguard Ave	0.62mi	3/1.0	936 (-1%)	11mo	$133,500	$143	60
4773 Ericson Ave	0.57mi	3/1.0	936 (-1%)	14mo	$126,000	$135	60

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: -7.4%
• Equity multiple: 0.72×
• Total profit: $-9,302
• Equity at exit: $17,892

10-year hold

• IRR: 3.5%
• Equity multiple: 1.27×
• Total profit: $9,000
• Equity at exit: $10,375

Cash invested: $33,600 (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 45417

• Home prices YoY: -32.3%
• Rents YoY: 4.1%
• Active inventory: 135
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,258 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$177 /mo · $2,128/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $137

Break-even live

Break-even rent $1,084

Max offer price $120,000

Occupancy floor 84%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5090 Altrim Rd Dayton, OH	3.0	1.0	925	$1,245	$1.35	2d	1	0.19mi
3964 Nicholas Rd Dayton, OH	3.0	1.0	912	$1,000	$1.10	3d	1	1.26mi
3939 Nicholas Rd Dayton, OH	3.0	1.0	912	$1,200	$1.32	43d	1	1.33mi

Listing history 15 events

1. 2026-06-18
   days on market $120,000 Active 59 DOM
2. 2026-06-17
   days on market $120,000 Active 58 DOM
3. 2026-06-16
   days on market $120,000 Active 57 DOM
4. 2026-06-15
   days on market $120,000 Active 56 DOM
5. 2026-06-14
   days on market $120,000 Active 54 DOM
6. 2026-06-13
   days on market $120,000 Active 53 DOM
7. 2026-06-10
   days on market $120,000 Active 51 DOM
8. 2026-06-09
   days on market $120,000 Active 50 DOM
9. 2026-06-08
   days on market $120,000 Active 49 DOM
10. 2026-06-07
    days on market $120,000 Active 48 DOM
11. 2026-06-03
    days on market $120,000 Active 44 DOM
12. 2026-06-02
    days on market $120,000 Active 43 DOM
13. 2026-06-01
    days on market $120,000 Active 42 DOM
14. 2026-05-31
    days on market $120,000 Active 41 DOM
15. 2026-04-20
    listed $120,000 Active

ⓘ 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: $2,128 · $177/mo
• Projected year-2 tax: $2,128 · $177/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 ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,099
• − Mortgage interest: −$6,722
• − Property taxes: −$2,128
• − Insurance: −$600
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$3,491
• Taxable loss: −$257
• Est. tax savings @ 24.0%: +$62
• After-tax cash flow: $1,711/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: Jefferson Township Local
• NCES district ID: 3904868
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 35% ▼ -10.00%
• Median HH income: $45,242
• Composite: 28.56/100
• National rank: #12073
• State rank: #690 of 802 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

1 event — show timeline

• 2026-04-20 Listed $120,000 Dayton MLS

Property tax history

+2.3%/yr

Latest (2025): $2,128 · +0.1% YoY. Source: county tax records.