1805 Coretta Ct · Dayton, OH 45417

$150,000

4 bd · 1.5 ba · 1,586 sqft · SingleFamily public records · 32 Days on market

Built 1972 6,098 sqft lot $95/sqft · 41% above area Est $106k · 41% over

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Why this score? — see what drove the D 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 +19.5/30.0
• DSCR +6.2/10.0
• 1% rule +4.2/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy summer living in this beautifully updated bi-level home situated on a desirable corner lot, offering added space, flexibility, and curb appeal. The attached garage provides convenient access to a generously sized laundry and mudroom, ideal for storage and everyday organization. Inside, you will find four well-proportioned bedrooms and one and a half bathrooms, providing flexibility for a variety of living arrangements. The main level features a bright and comfortable living room that flows into the eat-in kitchen, complete with stainless steel appliances that convey with the property. Three bedrooms on this level offer ample closet space, including mirrored doors that help reflect natural light. The lower level includes a private primary bedroom with an adjoining half bath, creating a quiet retreat separate from the main living areas. Take full advantage of the corner lot setting, offering additional outdoor space for summer gatherings, recreation, or simply relaxing at home. Move-in ready and easy to show. Schedule your private tour today.

Key facts

• Attached garage
• Mudroom
• Eat-in kitchen

Tags

• CORNER LOT
• ATTACHED GARAGE
• GENEROUSLY SIZED LAUNDRY
• MUDROOM
• EAT-IN KITCHEN
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Financial info: Annual tax information available

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1972; Bi-level
• Construction: No common walls
• Exterior features: Lot approximately 0.14 acres; Foundation: Other

Interior

• Bedrooms: Three main-level bedrooms
• Bathrooms: One full bathroom; One half bathroom (1.5 total)
• Interior features: Bi-level living area

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (7.7% below list).
• Recommended offer: $138k (7.7% below list) — sets the bar for 1% rule.

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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 45% 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 $1k 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 32 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $124k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $138,402 (7.7% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.89%
• DSCR: 1.22
• GRM: 9.0

CMA / ARV

• ARV (median comp): $106,186
• List price: $150,000
• Delta: 41.26%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
632 Ethel Ave	0.52mi	3/1.5 (-1)	1,568 (-1%)	6mo	$74,000	$47	64
1051 Bunche Dr	0.45mi	3/2.5 (-1)	1,508 (-5%)	1mo	$176,900	$117	61
1039 Bunche Dr	0.46mi	3/2.5 (-1)	1,508 (-5%)	1mo	$176,900	$117	60
1116 Glennelle Dr	0.55mi	3/2.5 (-1)	1,508 (-5%)	1mo	$180,000	$119	56
441 Ethel Ave	0.64mi	4/1.0	1,657 (+4%)	7mo	$38,000	$23	54
1214 Glennelle Dr	0.57mi	3/2.5 (-1)	1,508 (-5%)	2mo	$178,000	$118	54
1200 Glennelle Dr	0.56mi	3/2.5 (-1)	1,508 (-5%)	5mo	$178,000	$118	52
2550 Yolanda Dr	0.70mi	4/2.0	1,614 (+2%)	15mo	$152,000	$94	50
1045 Bunche Dr	0.46mi	3/2.0 (-1)	1,355 (-15%)	2mo	$171,900	$127	46
2460 Lakeview Ave	0.49mi	3/2.5 (-1)	1,448 (-9%)	11mo	$125,000	$86	44
1126 Glennelle Dr	0.55mi	3/2.0 (-1)	1,355 (-15%)	5mo	$171,900	$127	39
1208 Glennelle Dr	0.57mi	3/2.0 (-1)	1,355 (-15%)	6mo	$170,000	$125	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 · 4.06% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.71×
• Total profit: $-11,974
• Equity at exit: $22,365

10-year hold

• IRR: 3.1%
• Equity multiple: 1.23×
• Total profit: $9,650
• Equity at exit: $12,969

Cash invested: $42,000 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,384 high
• Mortgage (P&I): −$787
• Tax from tax record: −$73 /mo · $879/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $171

Break-even live

Break-even rent $1,168

Max offer price $150,000

Occupancy floor 83%

Sensitivity live

Price	-10% $256	-5% $213	+0% $171	+5% $129	+10% $86
Rent	-10% $62	-5% $116	+0% $171	+5% $226	+10% $280
Rate	-1.0pp $247	-0.5pp $209	base $171	+0.5pp $132	+1.0pp $93

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2240 Lakeview Ave Dayton, OH	3.0	1.0	1056	$1,025	$0.97	44d	1	0.41mi
47 Leroy St Dayton, OH	3.0	1.0	1456	$1,200	$0.82	44d	1	0.84mi
42 S Mathison St Dayton, OH	3.0	1.0	1300	$1,220	$0.94	3d	1	1.00mi
40 S Mathison St Dayton, OH	3.0	1.0	1300	$1,200	$0.92	14d	1	1.00mi
216 N Ardmore Ave Dayton, OH	3.0	1.0	1500	$1,100	$0.73	3d	1	1.36mi
429 Bolander Ave Unit 431 Dayton, OH	4.0	2.5	1468	$1,695	$1.15	3d	1	1.38mi
429 Bolander Ave Dayton, OH	4.0	2.5	1468	$1,695	$1.15	44d	1	1.38mi
127 Mound St Dayton, OH	3.0	3.0	1726	$1,600	$0.93	14d	1	1.46mi

Listing history 25 events

1. 2026-06-03
   status $150,000 Pending 32 DOM
2. 2026-06-02
   days on market $150,000 Active 32 DOM
3. 2026-06-01
   days on market $150,000 Active 31 DOM

   Show marketing remark (1062 chars)

   Enjoy summer living in this beautifully updated bi-level home situated on a desirable corner lot, offering added space, flexibility, and curb appeal. The attached garage provides convenient access to a generously sized laundry and mudroom, ideal for storage and everyday organization. Inside, you will find four well-proportioned bedrooms and one and a half bathrooms, providing flexibility for a variety of living arrangements. The main level features a bright and comfortable living room that flows into the eat-in kitchen, complete with stainless steel appliances that convey with the property. Three bedrooms on this level offer ample closet space, including mirrored doors that help reflect natural light. The lower level includes a private primary bedroom with an adjoining half bath, creating a quiet retreat separate from the main living areas. Take full advantage of the corner lot setting, offering additional outdoor space for summer gatherings, recreation, or simply relaxing at home. Move-in ready and easy to show. Schedule your private tour today.

4. 2026-05-31
   days on market $150,000 Active 30 DOM
5. 2026-05-15
   price $150,000 1062-char remark

   Show marketing remark (1062 chars)

   Enjoy summer living in this beautifully updated bi-level home situated on a desirable corner lot, offering added space, flexibility, and curb appeal. The attached garage provides convenient access to a generously sized laundry and mudroom, ideal for storage and everyday organization. Inside, you will find four well-proportioned bedrooms and one and a half bathrooms, providing flexibility for a variety of living arrangements. The main level features a bright and comfortable living room that flows into the eat-in kitchen, complete with stainless steel appliances that convey with the property. Three bedrooms on this level offer ample closet space, including mirrored doors that help reflect natural light. The lower level includes a private primary bedroom with an adjoining half bath, creating a quiet retreat separate from the main living areas. Take full advantage of the corner lot setting, offering additional outdoor space for summer gatherings, recreation, or simply relaxing at home. Move-in ready and easy to show. Schedule your private tour today.

6. 2026-05-15
   price $150,000 1074-char remark

   Show marketing remark (1062 chars)

   Enjoy summer living in this beautifully updated bi-level home situated on a desirable corner lot, offering added space, flexibility, and curb appeal. The attached garage provides convenient access to a generously sized laundry and mudroom, ideal for storage and everyday organization. Inside, you will find four well-proportioned bedrooms and one and a half bathrooms, providing flexibility for a variety of living arrangements. The main level features a bright and comfortable living room that flows into the eat-in kitchen, complete with stainless steel appliances that convey with the property. Three bedrooms on this level offer ample closet space, including mirrored doors that help reflect natural light. The lower level includes a private primary bedroom with an adjoining half bath, creating a quiet retreat separate from the main living areas. Take full advantage of the corner lot setting, offering additional outdoor space for summer gatherings, recreation, or simply relaxing at home. Move-in ready and easy to show. Schedule your private tour today.

7. 2026-05-15
   price $150,000

   Show marketing remark (1062 chars)

   Enjoy summer living in this beautifully updated bi-level home situated on a desirable corner lot, offering added space, flexibility, and curb appeal. The attached garage provides convenient access to a generously sized laundry and mudroom, ideal for storage and everyday organization. Inside, you will find four well-proportioned bedrooms and one and a half bathrooms, providing flexibility for a variety of living arrangements. The main level features a bright and comfortable living room that flows into the eat-in kitchen, complete with stainless steel appliances that convey with the property. Three bedrooms on this level offer ample closet space, including mirrored doors that help reflect natural light. The lower level includes a private primary bedroom with an adjoining half bath, creating a quiet retreat separate from the main living areas. Take full advantage of the corner lot setting, offering additional outdoor space for summer gatherings, recreation, or simply relaxing at home. Move-in ready and easy to show. Schedule your private tour today.

8. 2026-05-01
   listed $160,000 Active 1062-char remark

   Show marketing remark (1062 chars)

   Enjoy summer living in this beautifully updated bi-level home situated on a desirable corner lot, offering added space, flexibility, and curb appeal. The attached garage provides convenient access to a generously sized laundry and mudroom, ideal for storage and everyday organization. Inside, you will find four well-proportioned bedrooms and one and a half bathrooms, providing flexibility for a variety of living arrangements. The main level features a bright and comfortable living room that flows into the eat-in kitchen, complete with stainless steel appliances that convey with the property. Three bedrooms on this level offer ample closet space, including mirrored doors that help reflect natural light. The lower level includes a private primary bedroom with an adjoining half bath, creating a quiet retreat separate from the main living areas. Take full advantage of the corner lot setting, offering additional outdoor space for summer gatherings, recreation, or simply relaxing at home. Move-in ready and easy to show. Schedule your private tour today.

9. 2026-05-01
   listed $160,000 Active 1074-char remark

   Show marketing remark (1062 chars)

   Enjoy summer living in this beautifully updated bi-level home situated on a desirable corner lot, offering added space, flexibility, and curb appeal. The attached garage provides convenient access to a generously sized laundry and mudroom, ideal for storage and everyday organization. Inside, you will find four well-proportioned bedrooms and one and a half bathrooms, providing flexibility for a variety of living arrangements. The main level features a bright and comfortable living room that flows into the eat-in kitchen, complete with stainless steel appliances that convey with the property. Three bedrooms on this level offer ample closet space, including mirrored doors that help reflect natural light. The lower level includes a private primary bedroom with an adjoining half bath, creating a quiet retreat separate from the main living areas. Take full advantage of the corner lot setting, offering additional outdoor space for summer gatherings, recreation, or simply relaxing at home. Move-in ready and easy to show. Schedule your private tour today.

10. 2026-05-01
    listed $160,000 Active

    Show marketing remark (1062 chars)

    Enjoy summer living in this beautifully updated bi-level home situated on a desirable corner lot, offering added space, flexibility, and curb appeal. The attached garage provides convenient access to a generously sized laundry and mudroom, ideal for storage and everyday organization. Inside, you will find four well-proportioned bedrooms and one and a half bathrooms, providing flexibility for a variety of living arrangements. The main level features a bright and comfortable living room that flows into the eat-in kitchen, complete with stainless steel appliances that convey with the property. Three bedrooms on this level offer ample closet space, including mirrored doors that help reflect natural light. The lower level includes a private primary bedroom with an adjoining half bath, creating a quiet retreat separate from the main living areas. Take full advantage of the corner lot setting, offering additional outdoor space for summer gatherings, recreation, or simply relaxing at home. Move-in ready and easy to show. Schedule your private tour today.

11. 2025-12-07
    historical
12. 2025-10-26
    status Pending
13. 2025-10-21
    status Active
14. 2025-08-28
    historical
15. 2025-08-22
    historical ActiveUnderContract
16. 2025-08-17
    listed $154,900 Active
17. 2022-11-30
    soldstatus $124,000
18. 2022-11-15
    soldstatus $124,000 Sold
19. 2022-11-15
    soldstatus $124,000 Closed
20. 2022-10-28
    status Pending
21. 2022-09-28
    historical Active/Pending
22. 2022-09-08
    price $129,999
23. 2022-08-12
    status Active
24. 2022-08-06
    historical Active/Pending
25. 2022-07-29
    listed $139,999 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: $879 · $73/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$730/yr (+$61/mo · 83.1%)

ⓘ 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 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,608
• − Mortgage interest: −$8,402
• − Property taxes: −$879
• − Insurance: −$750
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$4,364
• Taxable loss: −$444
• Est. tax savings @ 24.0%: +$107
• After-tax cash flow: $2,158/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

+7.1% since first listed

24 events — show timeline

• 2026-06-08 Pending — WRIST
• 2026-06-02 Pending — CBRMLS
• 2026-06-01 Pending — Dayton MLS
• 2026-05-15 Price Changed $150,000 CBRMLS
• 2026-05-15 Price Changed $150,000 WRIST
• 2026-05-15 Price Changed $150,000 Dayton MLS
• 2026-05-01 Listed $160,000 Dayton MLS
• 2026-05-01 Listed $160,000 CBRMLS
• 2026-05-01 Listed $160,000 WRIST
• 2025-12-07 Listing Removed — Dayton MLS
• 2025-10-26 Pending — Dayton MLS
• 2025-10-21 Relisted — Dayton MLS
• 2025-08-28 Listing Removed — Dayton MLS
• 2025-08-22 Contingent — Dayton MLS
• 2025-08-17 Listed $154,900 Dayton MLS
• 2022-11-30 Sold (Public Records) $124,000 Public Records
• 2022-11-15 Sold (MLS) $124,000 Dayton MLS
• 2022-11-15 Sold (MLS) $124,000 Dayton MLS
• 2022-10-28 Pending — Dayton MLS
• 2022-09-28 Contingent — Dayton MLS
• 2022-09-08 Price Changed $129,999 Dayton MLS
• 2022-08-12 Relisted — Dayton MLS
• 2022-08-06 Contingent — Dayton MLS
• 2022-07-29 Listed $139,999 Dayton MLS

Property tax history

-3.8%/yr

Latest (2025): $879 · -0.2% YoY. Source: county tax records.