152 Santa Clara Ave · Dayton, OH 45405

$264,900

8 bd · 1.0 ba · 5,664 sqft · MultiFamily public records · 55 Days on market

Built 1951 6,098 sqft lot $47/sqft · 9% above area Est $243k · 9% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.6/5.0
• ARV discount +3.5/15.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Turnkey 4-unit investment opportunity offering strong cash flow potential and stable rental demand. This well-maintained multifamily property features four units, each offering 2 bedrooms and 1 full bath. Baseboard heat throughout each unit and owner-supplied appliances add convenience for tenants. Current rents average $800 per unit. Basement includes a washer/dryer hookup perfectly suited for a coin-operated laundry setup, offering an additional revenue stream. Ideal for investors seeking to expand their portfolio with a low-maintenance asset, or owner-occupants looking to offset living expenses with rental income. Great opportunity to own a solid income-producing property with multiple w

Key facts

• Washer dryer hookup
• 6,098 sq ft lot
• Garage

Tags

• OWNER-SUPPLIED APPLIANCES
• WASHER DRYER HOOKUP
• COIN OPERATED LAUNDRY SETUP

Property features AI

Finance

• Other: Property is offered for sale
• Financial info: Gross income reported: $37,884

Exterior

• Parking: Detached garage; On-street parking
• Utilities: Public water available
• Home design: 2-story building; Brick construction
• Construction: Brick exterior
• Exterior features: Residential zoning; Lot dimensions approximately 40 x 153

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Two-bedroom units (4 total units)
• Bathrooms: Four full bathrooms (total in building)
• Heating & cooling: Baseboard heating
• Interior features: Full basement
• Laundry & utility: Tenants pay electricity and heat

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $265k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $348/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $265k).
• Recommended offer: $257k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 7.3% 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: amenities C-, crime F, commute 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.
• Zoned schools: River'S Edge Montessori Elementary School (math 22% / reading 32%, grade F, #1,193 of 1,584 statewide, top 76%, 494 students, 0% FRL); Belmont High School (math 5% / reading 20%, grade F, #720 of 781 statewide, top 93%, 1,100 students, 0% FRL) — zoned schools average 0% FRL vs 74% district-wide (74 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 137 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 $4,123/mo this rent would consume 113% of the median local household income ($44k/yr) (locally 1475% 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 $2k of loan paydown is wiped out by about $8k 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 + 4.3% rent growth), your $74k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask is 47% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $256,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.56% ✓
• Cap rate: 12.60%
• Cash-on-cash: 22.53%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (median comp): $243,203
• List price: $264,900
• Delta: 8.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
149 Santa Clara Ave	0.03mi	8/4.0	6,208 (+10%)	23mo	$295,000	$48	52
102 E Norman Ave	0.43mi	8/4.0	4,872 (-14%)	8mo	$220,000	$45	38
126 Laura Ave	0.56mi	8/4.0	4,872 (-14%)	4mo	$210,000	$43	35
1039 Salem Ave	0.48mi	8/4.0	5,103 (-10%)	23mo	$239,900	$47	30

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 · 4.34% rent growth · sell at horizon

5-year hold

• IRR: 16.9%
• Equity multiple: 1.69×
• Total profit: $51,466
• Equity at exit: $39,497

10-year hold

• IRR: 26.4%
• Equity multiple: 3.47×
• Total profit: $183,092
• Equity at exit: $22,904

Cash invested: $74,172 (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 45405

• Rents YoY: 4.3%
• Active inventory: 137
• Price-to-rent: 21.4×

Monthly cashflow live

• Estimated rent: $4,123 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$365 /mo · $4,384/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$866
• Net cashflow: $1,392

Break-even live

Break-even rent $2,361

Max offer price $264,900

Occupancy floor 61%

Sensitivity live

Price	-10% $1,542	-5% $1,467	+0% $1,392	+5% $1,317	+10% $1,242
Rent	-10% $1,067	-5% $1,229	+0% $1,392	+5% $1,555	+10% $1,718
Rate	-1.0pp $1,526	-0.5pp $1,460	base $1,392	+0.5pp $1,324	+1.0pp $1,254

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,124
Total (4 units)			$4,123

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   status $264,900 Pending 55 DOM
2. 2026-06-18
   days on market $264,900 Active 55 DOM
3. 2026-06-17
   days on market $264,900 Active 54 DOM
4. 2026-06-16
   days on market $264,900 Active 53 DOM
5. 2026-06-15
   days on market $264,900 Active 52 DOM
6. 2026-06-14
   days on market $264,900 Active 50 DOM
7. 2026-06-13
   days on market $264,900 Active 49 DOM
8. 2026-06-10
   days on market $264,900 Active 47 DOM
9. 2026-06-09
   days on market $264,900 Active 46 DOM
10. 2026-06-08
    days on market $264,900 Active 45 DOM
11. 2026-06-07
    days on market $264,900 Active 44 DOM
12. 2026-06-05
    days on market $264,900 Active 41 DOM
13. 2026-06-03
    days on market $264,900 Active 40 DOM
14. 2026-06-02
    days on market $264,900 Active 39 DOM
15. 2026-06-01
    days on market $264,900 Active 38 DOM
16. 2026-05-31
    days on market $264,900 Active 37 DOM
17. 2026-05-15
    price $264,900 723-char remark
18. 2026-04-24
    price $279,900 723-char remark
19. 2026-04-24
    listed $179,900 Active 723-char remark
20. 2024-05-24
    soldstatus $257,500
21. 2019-08-22
    soldstatus $53,000
22. 2018-01-16
    soldstatus $53,000
23. 2010-06-03
    historical
24. 2009-10-16
    listed $14,900
25. 2001-08-20
    soldstatus $40,000
26. 1992-12-17
    soldstatus $65,000
27. 1989-09-06
    soldstatus $59,900
28. 1981-12-07
    soldstatus $40,000

ⓘ 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: $4,384 · $365/mo
• Projected year-2 tax: $4,384 · $365/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,476
• − Mortgage interest: −$14,839
• − Property taxes: −$4,384
• − Insurance: −$1,324
• − Repairs & maintenance: −$3,958
• − Management: −$3,958
• − Depreciation: −$7,706
• Taxable income: $13,306
• Est. tax owed @ 24.0%: −$3,194
• After-tax cash flow: $13,514/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): 18,955
• Household income: $43,973
• Rent vs Own: 64.0% rent · 36.0% own
• Severe rent burden: 1475.0

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 (68%)
• Race & ethnicity: Black 68% White 23% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% 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: ▼ -125.58%
• Current HPI: 173.4962
• Rent YoY: ▲ 4.34%
• 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

+562.2% since first listed

13 events — show timeline

• 2026-06-19 Pending — Dayton MLS
• 2026-05-15 Price Changed $264,900 Dayton MLS
• 2026-04-24 Price Changed $279,900 Dayton MLS
• 2026-04-24 Listed $179,900 Dayton MLS
• 2024-05-24 Sold (Public Records) $257,500 Public Records
• 2019-08-22 Sold (Public Records) $53,000 Public Records
• 2018-01-16 Sold (Public Records) $53,000 Public Records
• 2010-06-03 Listing Removed — Dayton MLS
• 2009-10-16 Listed $14,900 Dayton MLS
• 2001-08-20 Sold (Public Records) $40,000 Public Records
• 1992-12-17 Sold (Public Records) $65,000 Public Records
• 1989-09-06 Sold (Public Records) $59,900 Public Records
• 1981-12-07 Sold (Public Records) $40,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $4,384 · -1.3% YoY. Source: county tax records.