1653 Pell Dr · Dayton, OH 45410

$100,000

3 bd · 1.5 ba · 1,512 sqft · SingleFamily public records · 2 Days on market

Built 1951 5,401 sqft lot

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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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• 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

Looking for an affordable property with tons of potential? This 3-bedroom, 2-bath home offers approximately 1,500 square feet of living space and is priced at just $100,000! Whether you're an investor searching for your next project or a buyer ready to add your own personal touches, this home presents an incredible opportunity to build equity. With a spacious layout, generous room sizes, a little updating can go a long way. Don't miss your chance to own a property with so much potential at an unbeatable price point. Cash or conventional financing only. Bring your vision and make this investment opportunity your next success story!

Key facts

• 5,401 sq ft lot
• Built 1951
• Listed 2 days

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Storage (parking feature)
• Utilities: Public water; Sewer available
• Home design: Two-story home
• Construction: Aluminum siding
• Exterior features: Residential lot

Interior

• Kitchen: Main-level kitchen (12 x 10)
• Bedrooms: Second-floor bedroom (23 x 12); Second-floor bedroom (15 x 12)
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Electric forced-air heating; Window air conditioning units
• Interior features: Full, unfinished basement
• Laundry & utility: Storage area (parking-related storage noted)

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 $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 10.5% 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 fast (+11.4%/yr); 92 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 36% of the median local income ($47k/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 $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 + 8.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1951 — 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: 1.39% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.10%
• DSCR: 1.67
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $202,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4233 Corinth Blvd	0.28mi	3/1.0	1,514 (+0%)	0mo	$170,000	$112	85
3027 Wellington Dr	0.43mi	3/2.0	1,441 (-5%)	1mo	$210,000	$146	69
1805 S Smithville Rd	0.53mi	3/1.5	1,565 (+4%)	1mo	$215,000	$137	69
4701 Tall Oaks Dr	0.47mi	3/2.0	1,586 (+5%)	2mo	$207,000	$131	67
1515 Westona Dr	0.31mi	3/1.0	1,366 (-10%)	2mo	$160,000	$117	66
3452 Wellington Dr	0.21mi	3/2.5	1,317 (-13%)	1mo	$185,000	$140	64
4408 Woodbine Ave	0.63mi	3/1.5	1,458 (-4%)	2mo	$195,000	$134	63
4677 Kolmar Ave	0.26mi	3/2.0	1,292 (-15%)	0mo	$219,900	$170	62
1643 Fauver Ave	0.52mi	3/1.5	1,322 (-13%)	2mo	$210,000	$159	53
1537 Fauver Ave	0.52mi	3/1.0	1,319 (-13%)	2mo	$170,319	$129	51
2288 Lido Pl	0.73mi	3/2.0	1,667 (+10%)	2mo	$184,000	$110	46
4733 Barnhart Ave	0.68mi	4/1.0 (+1)	1,353 (-10%)	2mo	$170,000	$126	42

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: 11.6%
• Equity multiple: 1.49×
• Total profit: $13,648
• Equity at exit: $14,910

10-year hold

• IRR: 24.4%
• Equity multiple: 3.66×
• Total profit: $74,484
• Equity at exit: $8,646

Cash invested: $28,000 (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 45410

• Home prices YoY: -21.4%
• Rents YoY: 11.4%
• Active inventory: 92
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,392 high
• Mortgage (P&I): −$524
• Tax from tax record: −$181 /mo · $2,174/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $352

Break-even live

Break-even rent $946

Max offer price $100,000

Occupancy floor 70%

Sensitivity live

Price	-10% $409	-5% $381	+0% $352	+5% $324	+10% $296
Rent	-10% $242	-5% $297	+0% $352	+5% $407	+10% $462
Rate	-1.0pp $403	-0.5pp $378	base $352	+0.5pp $326	+1.0pp $300

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1659 Hearthstone Dr Dayton, OH	3.0	1.0	1102	$1,195	$1.08	3d	1	0.09mi
4500 Elliot Ave Dayton, OH	2.0	1.5	1283	$1,250	$0.97	3d	1	0.16mi
4249 Pleasant View Ave Dayton, OH	3.0	2.0	1440	$1,695	$1.18	44d	1	0.41mi
4253 Pleasant View Ave Dayton, OH	3.0	2.0	1440	$1,695	$1.18	44d	1	0.42mi
1520 S Smithville Rd Dayton, OH	3.0	2.0	1481	$1,345	$0.91	3d	1	0.42mi
1430 Coventry Rd Dayton, OH	2.0	1.0	1106	$1,125	$1.02	14d	1	0.62mi
2212 Fauver Ave Dayton, OH	3.0	1.0	1300	$1,795	$1.38	44d	1	0.78mi
1354 Ohmer St Unit 1356C Dayton, OH	2.0	2.0	1200	$900	$0.75	44d	1	0.84mi
706 Kolping Ave Unit 706 Dayton, OH	3.0	1.5	1172	$1,300	$1.11	3d	1	0.88mi
854 Santa Cruz Ave Dayton, OH	3.0	1.0	1060	$1,300	$1.23	44d	1	0.89mi
836 Wellmeier Ave Dayton, OH	4.0	1.0	2148	$1,500	$0.70	3d	1	0.96mi
2526 Kennedy Ave Dayton, OH	3.0	1.0	1232	$1,300	$1.06	44d	1	1.02mi
531 S Hayden Ave Dayton, OH	3.0	1.0	1200	$1,325	$1.10	11d	1	1.16mi
906 Nordale Ave Dayton, OH	3.0	2.0	1262	$2,200	$1.74	44d	1	1.18mi
4403 Burkhardt Ave Dayton, OH	3.0	1.0–2.0	800	$1,100	$1.38	3d	1	1.22mi
637 Creighton Ave Dayton, OH	3.0	1.0	1144	$1,350	$1.18	14d	1	1.24mi
115 Livingston Ave Dayton, OH	3.0	1.0	1624	$1,450	$0.89	44d	1	1.25mi
1101 Phillips Ave Unit 1101 Dayton, OH	3.0	1.5	1300	$1,450	$1.12	44d	1	1.27mi
2600 Wayne Ave Dayton, OH	4.0	1.5	1328	$1,500	$1.13	24d	1	1.32mi
201 Pleasant Ave Unit 203 Dayton, OH	2.0	1.0	1250	$975	$0.78	24d	1	1.40mi
819 Gleneagle Dr Dayton, OH	3.0	1.5	1538	$1,550	$1.01	11d	1	1.41mi
3817 E 5th St Dayton, OH	2.0	1.0	1178	$1,295	$1.10	3d	1	1.41mi
1515 Wyoming St Dayton, OH	3.0	1.0	1400	$1,000	$0.71	44d	1	1.47mi
314 Sheridan Ave Dayton, OH	3.0	1.0	1258	$1,150	$0.91	3d	1	1.49mi

Listing history 3 events

1. 2026-06-14
   statusdays on market $100,000 Pending 2 DOM
2. 2026-06-13
   remarks 638-char remark
3. 2026-06-13
   listed $100,000 Active 1 DOM

ⓘ 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: $2,174 · $181/mo
• Projected year-2 tax: $2,174 · $181/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: $16,702
• − Mortgage interest: −$5,602
• − Property taxes: −$2,174
• − Insurance: −$500
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$2,909
• Taxable income: $2,845
• Est. tax owed @ 24.0%: −$683
• After-tax cash flow: $3,545/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

1 event — show timeline

• 2026-06-11 Listed $100,000 Dayton MLS

Property tax history

+3.4%/yr

Latest (2025): $2,174 · -0.2% YoY. Source: county tax records.