2708 Oakridge Dr · Dayton, OH 45417

$59,990

3 bd · 1.0 ba · 1,304 sqft · SingleFamily public records · 10 Days on market

Built 1926 5,602 sqft lot Est $85k · 29% under ↓ 20% since listing

---

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 +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

This 1920’s built Dayton original is ideal for the smart buyer looking to respect the budget or savvy investor seeking to add to their thriving rental portfolio. Outside, an inviting front porch, stone trimmed landscape beds, low maintenance vinyl siding & vinyl replacement windows add a clean, standout appeal. A decorative entry door opens into the traditional 1,300 sqft layout that has been carefully enjoyed by its current owners for 6 decades. Highlights of the main level include a comfortable living room, formal dining room, honey oak kitchen, adjacent breakfast room and a creative half bath for added convenience. Upstairs, 3 generous bedrooms group around a central hall bat

Key facts

• Inviting front porch
• 5,602 sq ft lot
• 2 garage spots

Tags

• INVITING FRONT PORCH
• STONE TRIMMED LANDSCAPE BEDS
• LOW MAINTENANCE VINYL SIDING
• VINYL REPLACEMENT WINDOWS
• DECORATIVE ENTRY DOOR
• COMFORTABLE LIVING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 16.6% 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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 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 38% 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 $414 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 + 4.1% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,990

Questions for the listing agent

1. Built in 1926 — 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: 1.95% ✓
• Cap rate: 16.56%
• Cash-on-cash: 36.67%
• DSCR: 2.63
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $84,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1209 Kammer Ave	0.17mi	3/1.0	1,248 (-4%)	4mo	$40,000	$32	82
532 Crestmore Ave	0.15mi	4/1.0 (+1)	1,325 (+2%)	6mo	$95,000	$72	80
352 Huron Ave	0.17mi	2/1.0 (-1)	1,240 (-5%)	2mo	$40,000	$32	77
233 Westwood Ave	0.29mi	3/1.0	1,236 (-5%)	1mo	$45,000	$36	77
728 Leland Ave	0.31mi	3/1.0	1,210 (-7%)	2mo	$130,900	$108	72
113 Anna St	0.51mi	3/1.0	1,344 (+3%)	5mo	$88,000	$65	66
216 Westwood Ave	0.33mi	3/2.0	1,436 (+10%)	1mo	$157,000	$109	63
621 Kammer Ave	0.52mi	3/1.0	1,207 (-7%)	2mo	$55,000	$46	62
32 S Plaza Ave	0.56mi	2/1.0 (-1)	1,218 (-7%)	3mo	$34,000	$28	56
3717 Dandridge Ave	0.58mi	3/1.5	1,200 (-8%)	2mo	$132,000	$110	56
552 Evergreen Ave	0.64mi	2/1.0 (-1)	1,152 (-12%)	2mo	$44,000	$38	44
4309 Sylvan Dr	0.71mi	2/1.0 (-1)	1,402 (+8%)	6mo	$91,500	$65	44

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: 33.7%
• Equity multiple: 2.44×
• Total profit: $24,248
• Equity at exit: $8,945

10-year hold

• IRR: 41.2%
• Equity multiple: 5.08×
• Total profit: $68,566
• Equity at exit: $5,187

Cash invested: $16,797 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,171 high
• Mortgage (P&I): −$315
• Tax from tax record: −$72 /mo · $865/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $513

Break-even live

Break-even rent $521

Max offer price $59,990

Occupancy floor 51%

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: $14,998
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
617 Westwood Ave Dayton, OH	3.0	1.0	1304	$1,050	$0.81	43d	1	0.34mi
863 N Upland Ave Dayton, OH	3.0	1.0	1042	$1,200	$1.15	43d	1	0.39mi
3925 Hoover Ave Dayton, OH	2.0	1.0	936	$1,100	$1.18	2d	1	0.41mi
70 Gramont Ave Dayton, OH	3.0	1.5	966	$1,300	$1.35	2d	1	0.49mi
437 Lorenz Ave Dayton, OH	3.0	1.0	1322	$1,200	$0.91	23d	1	0.55mi
920 Huron Ave Dayton, OH	2.0	1.0	950	$995	$1.05	3d	1	0.58mi
216 N Ardmore Ave Dayton, OH	3.0	1.0	1500	$1,100	$0.73	3d	1	0.59mi
635 Anna St Dayton, OH	3.0	1.0	960	$1,300	$1.35	14d	1	0.65mi
660 Gramont Ave Dayton, OH	3.0	1.0	1142	$1,050	$0.92	3d	1	0.66mi
725 Maplehurst Ave Dayton, OH	2.0	1.0	1104	$895	$0.81	43d	1	0.68mi
4109 Midway Ave Dayton, OH	3.0	1.0	971	$1,000	$1.03	3d	1	0.69mi
1816 N James H McGee Blvd Apt A Dayton, OH	3.0	1.0	950	$1,200	$1.26	2d	1	0.74mi
1816 N James H McGee Blvd Apt B Dayton, OH	3.0	1.0	950	$1,150	$1.21	43d	1	0.74mi
1816 N James H McGee Blvd Unit C Dayton, OH	3.0	1.0	950	$1,150	$1.21	2d	1	0.74mi
1045 Shakespeare Ave Dayton, OH	3.0	1.0	1435	$1,275	$0.89	43d	1	0.87mi
1045 Philadelphia Dr Dayton, OH	2.0	1.0	1290	$1,150	$0.89	2d	1	0.89mi
40 S Mathison St Dayton, OH	3.0	1.0	1300	$1,200	$0.92	14d	1	1.01mi
42 S Mathison St Dayton, OH	3.0	1.0	1300	$1,220	$0.94	3d	1	1.01mi
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	43d	1	1.02mi
623 Clifton Dr Apt A Dayton, OH	2.0	1.0	1200	$1,200	$1.00	2d	1	1.16mi
623 Clifton Dr Apt B Dayton, OH	2.0	1.0	1200	$1,174	$0.98	3d	1	1.16mi
652 Dennison Ave Dayton, OH	2.0	2.0	988	$1,095	$1.11	21d	1	1.20mi
2240 Lakeview Ave Dayton, OH	3.0	1.0	1056	$1,025	$0.97	43d	1	1.27mi
3207 Cornell Dr Dayton, OH	3.0	1.0	1168	$1,000	$0.86	3d	1	1.30mi
3672 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	43d	1	1.36mi
3668 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	23d	1	1.36mi
1119 Superior Ave Unit 1119 Dayton, OH	3.0	1.0	1435	$1,350	$0.94	3d	1	1.39mi
4914 Gardendale Ave Dayton, OH	4.0	1.0	960	$1,125	$1.17	43d	1	1.46mi
424 Lexington Ave Dayton, OH	3.0	2.0	1536	$1,025	$0.67	43d	1	1.47mi
3650 Otterbein Ave Unit 3650 Dayton, OH	2.0	1.0	900	$800	$0.89	2d	1	1.47mi
47 Leroy St Dayton, OH	3.0	1.0	1456	$1,200	$0.82	43d	1	1.50mi

Listing history 7 events

1. 2026-06-18
   days on market $59,990 Active 10 DOM
2. 2026-06-17
   days on market $59,990 Active 9 DOM
3. 2026-06-16
   days on market $59,990 Active 8 DOM
4. 2026-06-15
   statusdays on market $59,990 Active 7 DOM
5. 2026-04-24
   status Pending
6. 2026-04-20
   price $59,990
7. 2026-04-18
   listed $75,000 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: $865 · $72/mo
• Projected year-2 tax: $901 · $75/mo
• Expected delta: +$35/yr (+$3/mo · 4.1%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $14,050
• − Mortgage interest: −$3,360
• − Property taxes: −$865
• − Insurance: −$300
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$1,745
• Taxable income: $5,532
• Est. tax owed @ 24.0%: −$1,328
• After-tax cash flow: $4,832/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

-20.0% since first listed

3 events — show timeline

• 2026-04-24 Pending — Dayton MLS
• 2026-04-20 Price Changed $59,990 Dayton MLS
• 2026-04-18 Listed $75,000 Dayton MLS

Property tax history

+4.2%/yr

Latest (2025): $865 · -0.2% YoY. Source: county tax records.