537 Shoop Ave · Dayton, OH 45402

$81,000

2 bd · 1.0 ba · 848 sqft · SingleFamily public records · 124 Days on market

Built 1926 5,227 sqft lot $96/sqft · 47% above area Est $55k · 47% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• 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

Beautiful 2 bedroom 1 bath Ranch Style Home with sit-in porch. Newer roofing, newer windows and sealed full basement. Fenced backyard with 2 car garage detached. Move-in Ready.

Key facts

• Ranch style home
• Newer windows
• Sealed full basement

Tags

• RANCH STYLE HOME
• SIT-IN PORCH
• NEWER ROOFING
• NEWER WINDOWS
• SEALED FULL BASEMENT
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $81k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $81k).
• Recommended offer: $71k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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 (+4.0%/yr); 83 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $560 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 + 4.0% rent growth), your $23k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $71,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.33% ✓
• Cap rate: 11.17%
• Cash-on-cash: 17.43%
• DSCR: 1.78
• GRM: 6.3

CMA / ARV

• ARV (median comp): $54,991
• List price: $81,000
• Delta: 47.30%
• 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
550 Brooklyn Ave	0.13mi	2/1.0	864 (+2%)	4mo	$80,000	$93	88
938 Leland Ave	0.34mi	2/1.0	844 (-0%)	0mo	$40,000	$47	83
925 Maplehurst Ave	0.26mi	3/1.0 (+1)	864 (+2%)	0mo	$50,000	$58	79
848 N Upland Ave	0.42mi	2/1.0	846 (-0%)	3mo	$52,000	$61	77
936 Walton Ave	0.28mi	2/1.0	792 (-7%)	5mo	$60,000	$76	72
308 Brooklyn Ave	0.42mi	2/1.0	888 (+5%)	5mo	$130,000	$146	69
1335 Kingsley Ave	0.62mi	3/1.0 (+1)	900 (+6%)	4mo	$94,900	$105	53
321 Brooklyn Ave	0.40mi	2/1.0	974 (+15%)	6mo	$60,000	$62	52
528 Crestmore Ave	0.53mi	3/1.0 (+1)	930 (+10%)	3mo	$110,200	$118	51
50 Gramont Ave	0.65mi	1/2.0 (-1)	804 (-5%)	3mo	$115,000	$143	49
56 Lorenz Ave	0.64mi	3/2.0 (+1)	792 (-7%)	3mo	$142,000	$179	48
1812 Haverhill Dr	0.72mi	3/1.0 (+1)	933 (+10%)	1mo	$108,900	$117	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 · 3.98% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.39×
• Total profit: $8,916
• Equity at exit: $12,077

10-year hold

• IRR: 19.7%
• Equity multiple: 2.73×
• Total profit: $39,221
• Equity at exit: $7,003

Cash invested: $22,680 (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 45402

• Rents YoY: 4.0%
• Active inventory: 83
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,074 high
• Mortgage (P&I): −$425
• Tax from tax record: −$60 /mo · $726/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $329

Break-even live

Break-even rent $657

Max offer price $81,000

Occupancy floor 64%

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: $20,250
• Closing costs: $2,430
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
635 Anna St Dayton, OH	3.0	1.0	960	$1,300	$1.35	14d	1	0.18mi
828 Walton Ave Unit 832 Walton Dayton, OH	2.0	1.0	750	$795	$1.06	23d	1	0.24mi
920 Huron Ave Dayton, OH	2.0	1.0	950	$995	$1.05	3d	1	0.28mi
725 Maplehurst Ave Dayton, OH	2.0	1.0	1104	$895	$0.81	43d	1	0.29mi
322 Lorenz Ave Dayton, OH	1.0	1.0	634	$850	$1.34	43d	1	0.36mi
863 N Upland Ave Dayton, OH	3.0	1.0	1042	$1,200	$1.15	43d	1	0.44mi
1816 N James H McGee Blvd Apt A Dayton, OH	3.0	1.0	950	$1,200	$1.26	2d	1	0.48mi
1816 N James H McGee Blvd Unit C Dayton, OH	3.0	1.0	950	$1,150	$1.21	2d	1	0.48mi
1816 N James H McGee Blvd Apt B Dayton, OH	3.0	1.0	950	$1,150	$1.21	43d	1	0.48mi
3222 Athens Ave Unit C Dayton, OH	2.0	1.0	700	$700	$1.00	43d	1	0.52mi
70 Gramont Ave Dayton, OH	3.0	1.5	966	$1,300	$1.35	2d	1	0.65mi
1903 W Grand Ave Unit 4 Dayton, OH	2.0	1.0	600	$850	$1.42	43d	1	0.65mi
137 Westwood Ave Dayton, OH	2.0	1.0	784	$900	$1.15	3d	1	0.66mi
3925 Hoover Ave Dayton, OH	2.0	1.0	936	$1,100	$1.18	2d	1	0.66mi
3627 Delphos Ave Dayton, OH	1.0	1.0	525	$625	$1.19	14d	1	0.66mi
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	43d	1	0.67mi
41 N Marion St Dayton, OH	2.0	1.0	652	$925	$1.42	3d	1	0.69mi
3007 Cornell Dr Dayton, OH	2.0	1.0	827	$1,000	$1.21	3d	1	0.93mi
3552 Stanford Pl Dayton, OH	2.0	1.0	800	$800	$1.00	23d	1	1.03mi
3552 Stanford Pl Unit 3552 Dayton, OH	2.0	1.0	800	$800	$1.00	43d	1	1.03mi
4109 Midway Ave Dayton, OH	3.0	1.0	971	$1,000	$1.03	3d	1	1.15mi
3652 Otterbein Ave Unit 3652 Dayton, OH	2.0	1.0	700	$800	$1.14	2d	1	1.19mi
3650 Otterbein Ave Unit 3650 Dayton, OH	2.0	1.0	900	$800	$0.89	2d	1	1.19mi
1732 Harold Dr Dayton, OH	2.0	1.0	805	$925	$1.15	43d	1	1.22mi
3311 Otterbein Ave Dayton, OH	3.0	1.5	1004	$1,300	$1.29	11d	1	1.28mi
729 Cleverly Rd Dayton, OH	2.0	1.0	626	$950	$1.52	43d	1	1.29mi
3537 Otterbein Ave Unit d Dayton, OH	2.0	1.0	900	$925	$1.03	43d	1	1.29mi
652 Dennison Ave Dayton, OH	2.0	2.0	988	$1,095	$1.11	21d	1	1.33mi
1453 Harvard Blvd Dayton, OH	1.0	1.0	780	$650	$0.83	43d	1	1.37mi
673 Randolph St Dayton, OH	2.0	1.0	792	$950	$1.20	43d	1	1.37mi
1720 Kings Mill Ct Dayton, OH	2.0	1.5	975	$925	$0.95	23d	1	1.37mi
136 Lexington Ave Unit 1 Dayton, OH	1.0	1.0	700	$759	$1.08	21d	1	1.39mi
4625 Gardendale Ave Dayton, OH	3.0	1.0	864	$1,150	$1.33	2d	1	1.41mi
4576 Live Oak Dr Dayton, OH	3.0	1.0	864	$1,400	$1.62	43d	1	1.44mi
2240 Lakeview Ave Dayton, OH	3.0	1.0	1056	$1,025	$0.97	43d	1	1.45mi
1934 Tennyson Ave Dayton, OH	1.0	1.0	675	$700	$1.04	43d	1	1.45mi
1067 Salem Ave Dayton, OH	2.0	1.0	1100	$900	$0.82	43d	1	1.46mi
1067 Salem Ave Unit 3 Dayton, OH	2.0	1.5	1100	$900	$0.82	43d	1	1.46mi
1067 Salem Ave Unit 2 Dayton, OH	2.0	1.5	1100	$900	$0.82	43d	1	1.46mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$750	$0.94	2d	1	1.47mi

Listing history 27 events

1. 2026-06-18
   days on market $81,000 Active 124 DOM
2. 2026-06-17
   days on market $81,000 Active 123 DOM
3. 2026-06-16
   days on market $81,000 Active 122 DOM
4. 2026-06-15
   days on market $81,000 Active 121 DOM
5. 2026-06-14
   days on market $81,000 Active 119 DOM
6. 2026-06-13
   pricedays on market $81,000 Active 118 DOM
7. 2026-06-10
   days on market $89,000 Active 116 DOM
8. 2026-06-09
   days on market $89,000 Active 115 DOM
9. 2026-06-08
   days on market $89,000 Active 114 DOM
10. 2026-06-07
    days on market $89,000 Active 113 DOM
11. 2026-06-05
    days on market $89,000 Active 110 DOM
12. 2026-06-03
    days on market $89,000 Active 109 DOM
13. 2026-06-02
    days on market $89,000 Active 108 DOM
14. 2026-06-01
    days on market $89,000 Active 107 DOM
15. 2026-05-31
    days on market $89,000 Active 106 DOM
16. 2026-05-16
    price $89,000 176-char remark

    Show marketing remark (176 chars)

    Beautiful 2 bedroom 1 bath Ranch Style Home with sit-in porch. Newer roofing, newer windows and sealed full basement. Fenced backyard with 2 car garage detached. Move-in Ready.

17. 2026-05-07
    status Active 176-char remark

    Show marketing remark (176 chars)

    Beautiful 2 bedroom 1 bath Ranch Style Home with sit-in porch. Newer roofing, newer windows and sealed full basement. Fenced backyard with 2 car garage detached. Move-in Ready.

18. 2026-03-26
    status Pending 176-char remark

    Show marketing remark (176 chars)

    Beautiful 2 bedroom 1 bath Ranch Style Home with sit-in porch. Newer roofing, newer windows and sealed full basement. Fenced backyard with 2 car garage detached. Move-in Ready.

19. 2026-01-25
    price $95,999 176-char remark

    Show marketing remark (176 chars)

    Beautiful 2 bedroom 1 bath Ranch Style Home with sit-in porch. Newer roofing, newer windows and sealed full basement. Fenced backyard with 2 car garage detached. Move-in Ready.

20. 2026-01-04
    listed $101,000 Active 176-char remark

    Show marketing remark (176 chars)

    Beautiful 2 bedroom 1 bath Ranch Style Home with sit-in porch. Newer roofing, newer windows and sealed full basement. Fenced backyard with 2 car garage detached. Move-in Ready.

21. 2024-09-30
    historical
22. 2024-09-22
    price $95,500
23. 2024-08-28
    listed $99,500 Active
24. 2024-01-12
    soldstatus $99,000 Closed
25. 2023-12-23
    historical Contingent Finance and Inspection
26. 2023-11-07
    listed $102,900 Active
27. 1994-11-17
    soldstatus $24,300

ⓘ 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: $726 · $60/mo
• Projected year-2 tax: $995 · $83/mo
• Expected delta: +$269/yr (+$22/mo · 37.1%)

ⓘ 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) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 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: $12,888
• − Mortgage interest: −$4,537
• − Property taxes: −$726
• − Insurance: −$405
• − Repairs & maintenance: −$1,031
• − Management: −$1,031
• − Depreciation: −$2,356
• Taxable income: $2,801
• Est. tax owed @ 24.0%: −$672
• After-tax cash flow: $3,281/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): 9,407
• Household income: $48,401
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 404.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 57% White 32% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Italian 2% Serbian 2% Slovak 1%
• Foreign-born: 5% · Canada, Vietnam, Jamaica
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1% Arabic 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: ▼ -81.89%
• Current HPI: 149.7909
• Rent YoY: ▲ 3.98%
• 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

+266.3% since first listed

12 events — show timeline

• 2026-05-16 Price Changed $89,000 CBRMLS
• 2026-05-07 Relisted — CBRMLS
• 2026-03-26 Pending — CBRMLS
• 2026-01-25 Price Changed $95,999 CBRMLS
• 2026-01-04 Listed $101,000 CBRMLS
• 2024-09-30 Listing Removed — CBRMLS
• 2024-09-22 Price Changed $95,500 CBRMLS
• 2024-08-28 Listed $99,500 CBRMLS
• 2024-01-12 Sold (MLS) $99,000 CBRMLS
• 2023-12-23 Contingent — CBRMLS
• 2023-11-07 Listed $102,900 CBRMLS
• 1994-11-17 Sold (Public Records) $24,300 Public Records

Property tax history

-1.2%/yr

Latest (2025): $726 · -0.2% YoY. Source: county tax records.