910 Harvard Blvd #908 · Dayton, OH 45406

$79,000

6 bd · 2.0 ba · 3,353 sqft · MultiFamily · 51 Days on market

Built 1905 Poor condition 4,961 sqft lot $24/sqft · 28% below area Est $109k · 28% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Schools +1.3/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Great opportunity to rehab a duplex for an investment. Property is sold AS-IS — cash or hard money. Roof, soffit, gutters, downspout and exterior look to be newer and in good shape! Large rooms and plenty of potential!

Key facts

• Newer roof
• Newer downspout
• Good shape exterior

Tags

• NEWER ROOF
• NEWER SOFFIT
• NEWER GUTTERS
• NEWER DOWNSPOUT
• GOOD SHAPE EXTERIOR

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Utilities: Public water; Storm sewer; Sewer available; Water available
• Home design: Two-story property; Stucco exterior
• Construction: Stucco construction
• Exterior features: Residential zoning

Interior

• Bedrooms: One-bedroom unit
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating
• Interior features: Unfinished basement with walk-out access; Contains one-bedroom unit type

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $79k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $654/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 26.2% 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 (+3.0%/yr); 156 active listings in the ZIP; lower-income renter base — watch delinquency; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• At $2,346/mo this rent would consume 67% of the median local household income ($42k/yr) (locally 1504% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 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 + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.97% ✓
• Cap rate: 26.15%
• Cash-on-cash: 70.93%
• DSCR: 4.16
• GRM: 2.8

CMA / ARV

• ARV (median comp): $109,366
• List price: $79,000
• Delta: -27.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
929 Harvard Blvd	0.03mi	6/2.0	3,349 (-0%)	1mo	$80,000	$24	98
18-20 Cambridge Ave	0.20mi	6/2.0	3,196 (-5%)	3mo	$130,000	$41	80
49-51 Cambridge Ave	0.21mi	6/2.0	3,224 (-4%)	7mo	$65,000	$20	78
36 Delaware Ave	0.52mi	6/—	3,432 (+2%)	4mo	$92,510	$27	68
802 Ferndale Ave #800	0.16mi	6/2.0	3,611 (+8%)	17mo	$159,000	$44	65
1208 Salem #210	0.41mi	6/—	3,090 (-8%)	4mo	$180,000	$58	65
64/62 Fountain Ave #2	0.49mi	6/2.0	2,954 (-12%)	8mo	$65,000	$22	51
940 Old Orchard Ave	0.37mi	5/5.0 (-1)	3,741 (+12%)	4mo	$269,900	$72	43
1117-1119 Superior Ave #1117	0.67mi	6/2.0	2,870 (-14%)	4mo	$169,000	$59	41

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 · 3.03% rent growth · sell at horizon

5-year hold

• IRR: 70.6%
• Equity multiple: 4.19×
• Total profit: $70,573
• Equity at exit: $11,779

10-year hold

• IRR: 74.6%
• Equity multiple: 8.65×
• Total profit: $169,110
• Equity at exit: $6,830

Cash invested: $22,120 (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 45406

• Rents YoY: 3.0%
• Active inventory: 156
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,346 high
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $1,307

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 39%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,346
Total (2 units)			$2,346

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $79,000 Active 51 DOM
2. 2026-06-17
   days on market $79,000 Active 50 DOM
3. 2026-06-16
   days on market $79,000 Active 49 DOM
4. 2026-06-15
   days on market $79,000 Active 48 DOM
5. 2026-06-14
   days on market $79,000 Active 46 DOM
6. 2026-06-13
   days on market $79,000 Active 45 DOM
7. 2026-06-10
   days on market $79,000 Active 43 DOM
8. 2026-06-09
   days on market $79,000 Active 42 DOM
9. 2026-06-08
   days on market $79,000 Active 41 DOM
10. 2026-06-07
    days on market $79,000 Active 40 DOM
11. 2026-06-05
    days on market $79,000 Active 37 DOM
12. 2026-06-03
    days on market $79,000 Active 36 DOM
13. 2026-06-02
    days on market $79,000 Active 35 DOM
14. 2026-06-01
    days on market $79,000 Active 34 DOM
15. 2026-05-31
    days on market $79,000 Active 33 DOM
16. 2026-04-28
    listed $79,000 Active 224-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,152
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$2,252
• − Management: −$2,252
• − Depreciation: −$2,298
• Taxable income: $15,344
• Est. tax owed @ 24.0%: −$3,683
• After-tax cash flow: $12,006/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations and repairs, including kitchen and bathroom updates, interior wall repairs, and landscaping. The property's poor condition and lack of maintenance make it a great opportunity for an investor to create significant value.

Repairs flagged

• Major kitchen cabinets — Broken and severely damaged
• Major bathroom cabinets — Broken and severely damaged
• Major interior walls — Peeling paint and debris
• Major windows — Peeling paint and debris

Value-add opportunities

• Both Landscaping and curb appeal — Improving the property's appearance would attract more buyers and renters
• Both Kitchen and bathroom renovations — Updating these areas would significantly increase the property's value and appeal
• Both Interior wall repairs and paint — Restoring the interior walls and paint would improve the property's condition and make it more attractive to buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Broken and severely damaged	Major	$15,000–50,000
bathroom cabinets · Broken and severely damaged	Major	$15,000–50,000
interior walls · Peeling paint and debris	Major	$15,000–50,000
windows · Peeling paint and debris	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Landscaping and curb appeal — Improving the property's appearance would attract more buyers and renters ↑
• Both Kitchen and bathroom renovations — Updating these areas would significantly increase the property's value and appeal ↑
• Both Interior wall repairs and paint — Restoring the interior walls and paint would improve the property's condition and make it more attractive to buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 19,991
• Household income: $41,796
• Rent vs Own: 52.9% rent · 47.1% own
• Severe rent burden: 1504.0

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 (75%)
• Race & ethnicity: Black 75% White 16% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -113.75%
• Current HPI: 197.1302
• Rent YoY: ▲ 3.03%
• 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

• 2026-04-28 Listed $79,000 Dayton MLS