128 N Marion St · Dayton, OH 45417

$100,000

3 bd · 1.0 ba · 1,550 sqft · SingleFamily public records · 6 Days on market

Built 1936 4,304 sqft lot Est $147k · 32% under ↓ 60% since listing

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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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +6.9/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home has cleaned up beautifully. 4 beds 1 bath two story home with a detached garage and a spacious attic and full spacious basement. Lovely home with a peaceful presence that you can feel soon as you walk through the doors. Let's jump into the new year with a new place to call home. Great RentaI Investment or first time home buyer. New water/sewer line. New roof. As-is sale.

Key facts

• Plumbing updated
• Hvac updated
• Electrical updated

Tags

• PLUMBING UPDATED
• HVAC UPDATED
• WATER HEATER UPDATED
• ELECTRICAL UPDATED

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached two-car garage
• Utilities: Natural gas; Central air conditioning
• Home design: 2-story residence; Fiber cement exterior
• Construction: Fiber cement construction
• Exterior features: Residential zoning; Lot dimensions approximately 35 x 123

Interior

• Kitchen: Kitchen (Main level, 15 x 6)
• Bedrooms: Main level bedroom (13 x 13); Main level bedroom (13 x 12); Second level bedroom (10 x 13); Second level bedroom (13 x 14)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Full, partially finished basement
• Laundry & utility: Laundry room in basement (25 x 20)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $309 ($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 10.0% 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 (+4.1%/yr); 135 active listings in the ZIP; 20 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).
• This rent runs 39% 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 $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 + 4.1% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 11y ago; this cycle's ask is 150% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1936 — 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: 1.19% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.26%
• DSCR: 1.59
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $147,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 N Ardmore Ave	0.09mi	3/1.5	1,512 (-2%)	1mo	$29,700	$20	89
1412 Oakridge Dr	0.26mi	3/1.5	1,492 (-4%)	7mo	$73,000	$49	74
369 N Mathison St	0.31mi	4/2.0 (+1)	1,516 (-2%)	8mo	$123,000	$81	66
2515 Hoover Ave	0.47mi	3/2.5	1,608 (+4%)	1mo	$120,000	$75	65
113 Anna St	0.21mi	3/1.0	1,344 (-13%)	5mo	$88,000	$65	64
216 Westwood Ave	0.43mi	3/2.0	1,436 (-7%)	1mo	$157,000	$109	63
140 S Kilmer St	0.34mi	4/2.0 (+1)	1,452 (-6%)	3mo	$137,500	$95	62
608 Kammer Ave	0.32mi	4/1.5 (+1)	1,358 (-12%)	9mo	$129,000	$95	50
736 Westwood Ave	0.73mi	3/2.0	1,494 (-4%)	10mo	$166,000	$111	47
441 Ethel Ave	0.69mi	4/1.0 (+1)	1,657 (+7%)	7mo	$38,000	$23	45
104 N Upland Ave	0.75mi	3/1.0	1,420 (-8%)	11mo	$145,000	$102	42
1540 W 2nd St	0.71mi	4/2.0 (+1)	1,456 (-6%)	8mo	$145,000	$100	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 · 4.06% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.17×
• Total profit: $4,769
• Equity at exit: $14,910

10-year hold

• IRR: 14.7%
• Equity multiple: 2.24×
• Total profit: $34,828
• 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 45417

• Home prices YoY: -32.3%
• Rents YoY: 4.1%
• Active inventory: 135
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,189 high
• Mortgage (P&I): −$524
• Tax from tax record: −$64 /mo · $767/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $309

Break-even live

Break-even rent $797

Max offer price $100,000

Occupancy floor 69%

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 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 N Ardmore Ave Dayton, OH	3.0	1.0	1500	$1,100	$0.73	3d	1	0.15mi
40 S Mathison St Dayton, OH	3.0	1.0	1300	$1,200	$0.92	14d	1	0.34mi
42 S Mathison St Dayton, OH	3.0	1.0	1300	$1,220	$0.94	3d	1	0.34mi
437 Lorenz Ave Dayton, OH	3.0	1.0	1322	$1,200	$0.91	23d	1	0.40mi
725 Maplehurst Ave Dayton, OH	2.0	1.0	1104	$895	$0.81	43d	1	0.51mi
617 Westwood Ave Dayton, OH	3.0	1.0	1304	$1,050	$0.81	43d	1	0.67mi
660 Gramont Ave Dayton, OH	3.0	1.0	1142	$1,050	$0.92	3d	1	0.76mi
623 Clifton Dr Apt A Dayton, OH	2.0	1.0	1200	$1,200	$1.00	2d	1	0.80mi
623 Clifton Dr Apt B Dayton, OH	2.0	1.0	1200	$1,174	$0.98	3d	1	0.80mi
47 Leroy St Dayton, OH	3.0	1.0	1456	$1,200	$0.82	43d	1	0.84mi
2240 Lakeview Ave Dayton, OH	3.0	1.0	1056	$1,025	$0.97	43d	1	0.85mi
1045 Philadelphia Dr Dayton, OH	2.0	1.0	1290	$1,150	$0.89	2d	1	0.91mi
1045 Shakespeare Ave Dayton, OH	3.0	1.0	1435	$1,275	$0.89	43d	1	0.93mi
1119 Superior Ave Unit 1119 Dayton, OH	3.0	1.0	1435	$1,350	$0.94	3d	1	0.98mi
424 Lexington Ave Dayton, OH	3.0	2.0	1536	$1,025	$0.67	43d	1	1.10mi
1011 N Broadway St Dayton, OH	3.0	1.5	1700	$950	$0.56	43d	1	1.26mi
127 Mound St Dayton, OH	3.0	3.0	1726	$1,600	$0.93	14d	1	1.27mi
1378 Cory Dr Dayton, OH	2.0	1.0	1300	$975	$0.75	43d	1	1.38mi
848 Riverview Ter Apt 205 Dayton, OH	2.0	1.0	1100	$1,100	$1.00	14d	1	1.47mi
848 Riverview Ter Apt 607 Dayton, OH	2.0	1.0	1400	$1,300	$0.93	23d	1	1.47mi

Listing history 7 events

1. 2026-06-18
   days on market $100,000 Active 6 DOM
2. 2026-06-17
   price $100,000 Active 5 DOM
3. 2026-06-17
   days on market $20,000 Active 5 DOM
4. 2026-06-16
   days on market $20,000 Active 4 DOM
5. 2026-06-15
   days on market $20,000 Active 3 DOM
6. 2026-06-13
   remarks 331-char remark
7. 2026-06-13
   listed $20,000 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: $767 · $64/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$396/yr (+$33/mo · 51.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,271
• − Mortgage interest: −$5,602
• − Property taxes: −$767
• − Insurance: −$500
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − Depreciation: −$2,909
• Taxable income: $2,210
• Est. tax owed @ 24.0%: −$530
• After-tax cash flow: $3,183/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): 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

-59.9% since first listed

20 events — show timeline

• 2026-06-12 Relisted — Dayton MLS
• 2026-06-12 Price Changed $20,000 Dayton MLS
• 2026-06-10 Listing Removed — Dayton MLS
• 2026-06-10 Price Changed $25,000 Dayton MLS
• 2026-06-10 Listed $40,000 Dayton MLS
• 2025-11-05 Price Changed $115,000 Dayton MLS
• 2023-03-08 Listed $103,000 CBRMLS
• 2023-03-08 Sold (MLS) $103,000 Dayton MLS
• 2023-03-08 Sold (MLS) $103,000 Dayton MLS
• 2023-03-08 Sold (MLS) $103,000 CBRMLS
• 2023-03-02 Contingent — Dayton MLS
• 2023-01-14 Listed $119,999 Dayton MLS
• 2019-12-16 Sold (MLS) $14,999 Dayton MLS
• 2019-12-16 Sold (MLS) $14,999 Dayton MLS
• 2019-12-05 Pending — Dayton MLS
• 2019-06-18 Price Changed $25,000 Dayton MLS
• 2019-03-14 Price Changed $36,000 Dayton MLS
• 2018-09-04 Listed $49,900 Dayton MLS
• 2018-06-30 Listing Removed — Dayton MLS
• 2015-06-03 Listed $49,900 Dayton MLS

Property tax history

-1.8%/yr

Latest (2025): $767 · -0.2% YoY. Source: county tax records.