1029 Iola Ave · Dayton, OH 45417

$65,000

4 bd · 1.5 ba · 1,983 sqft · SingleFamily public records · 16 Days on market

Built 1948 4,452 sqft lot Est $111k · 41% under

---

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 MLS

Welcome to your new address at 1029 Iola Ave, where comfort meets opportunity! This 4-bedroom, 1.5 bath charmer comes with a bonus room that's ready to flex to your needs-whether its a 5th bedroom, home office, or a family room. The spacious 2-car attached garage is perfect for your vehicle and storage needs, while the large yard provides plenty of room for gatherings or just soaking up the sunshine or staying cool in the shade. Tucked away on a quiet cul-de-sac, you'll enjoy the peace of suburban living while being conveniently close to down, local schools and your favorite shops and restaurants. This home is not only ideal for a first-time homeowner but also opens the door to endless possibilities-whether you're looking to create a group home, a shared living space, or something uniquely your own. And here's the kicker; the property included two additional parcels of land, perfect for adding and ADU (Accessory Dwelling Unit) Property is Agent Owned and is being sold AS-IS.

Key facts

• 4,452 sq ft lot
• 2 garage spots
• Built 1948

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water and sewer (assumed from standard utilities listing)
• Home design: Brick construction; 2-story home
• Construction: Brick exterior
• Exterior features: Residential lot; Lot dimensions approximately 144 x 114

Interior

• Kitchen: Main-level kitchen
• Bedrooms: Multiple upstairs bedrooms (second level)
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Partial basement; Total of 8 rooms
• Laundry & utility: Basement laundry room (12 x 10)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.7% 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); 137 active listings in the ZIP; 4 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 43% 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 $449 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1948 — 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: 2.02% ✓
• Cap rate: 16.71%
• Cash-on-cash: 37.22%
• DSCR: 2.66
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $111,048
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2525 Jerome Ave	0.45mi	3/2.0 (-1)	2,072 (+4%)	14mo	$50,000	$24	52
2504 Madden Hills Dr	0.24mi	4/2.0	1,749 (-12%)	22mo	$175,000	$100	49
2455 Lakeview Ave	0.29mi	3/1.5 (-1)	1,760 (-11%)	23mo	$30,500	$17	43
3217 Lakeview Ave	0.73mi	3/1.5 (-1)	2,090 (+5%)	16mo	$145,000	$69	39
2712 Home Ave	0.69mi	3/2.0 (-1)	2,146 (+8%)	22mo	$120,000	$56	29

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: 34.4%
• Equity multiple: 2.48×
• Total profit: $26,870
• Equity at exit: $9,692

10-year hold

• IRR: 41.8%
• Equity multiple: 5.16×
• Total profit: $75,774
• Equity at exit: $5,620

Cash invested: $18,200 (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: 137
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,315 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$106 /mo · $1,275/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $564

Break-even live

Break-even rent $600

Max offer price $65,000

Occupancy floor 52%

Sensitivity live

Price	-10% $601	-5% $583	+0% $564	+5% $546	+10% $528
Rent	-10% $461	-5% $513	+0% $564	+5% $616	+10% $668
Rate	-1.0pp $597	-0.5pp $581	base $564	+0.5pp $548	+1.0pp $530

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Leroy St Dayton, OH	3.0	1.0	1456	$1,200	$0.82	44d	1	0.99mi
42 S Mathison St Dayton, OH	3.0	1.0	1300	$1,220	$0.94	4d	1	1.03mi
40 S Mathison St Dayton, OH	3.0	1.0	1300	$1,200	$0.92	15d	1	1.03mi
216 N Ardmore Ave Dayton, OH	3.0	1.0	1500	$1,100	$0.73	4d	1	1.31mi

Listing history 13 events

1. 2026-06-18
   days on market $65,000 Active 16 DOM
2. 2026-06-17
   days on market $65,000 Active 15 DOM
3. 2026-06-16
   days on market $65,000 Active 14 DOM
4. 2026-06-15
   days on market $65,000 Active 13 DOM
5. 2026-06-14
   days on market $65,000 Active 11 DOM
6. 2026-06-13
   days on market $65,000 Active 10 DOM
7. 2026-06-10
   days on market $65,000 Active 8 DOM
8. 2026-06-09
   days on market $65,000 Active 7 DOM
9. 2026-06-08
   days on market $65,000 Active 6 DOM
10. 2026-06-07
    days on market $65,000 Active 5 DOM
11. 2026-06-05
    days on market $65,000 Active 2 DOM
12. 2026-06-03
    remarks 447-char remark
13. 2026-06-03
    listed $65,000 Active 1 DOM

ⓘ 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: $1,275 · $106/mo
• Projected year-2 tax: $1,275 · $106/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 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: $15,777
• − Mortgage interest: −$3,641
• − Property taxes: −$1,275
• − Insurance: −$325
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$1,891
• Taxable income: $6,121
• Est. tax owed @ 24.0%: −$1,469
• After-tax cash flow: $5,304/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

-61.8% since first listed

3 events — show timeline

• 2026-06-02 Listed $65,000 Dayton MLS
• 2025-04-01 Listing Removed — Cincy MLS
• 2025-01-11 Listed $170,000 Cincy MLS

Property tax history

-2.1%/yr

Latest (2025): $1,275 · +2.4% YoY. Source: county tax records.