630 Creighton Ave · Dayton, OH 45410

$134,900

3 bd · 1.0 ba · 1,392 sqft · SingleFamily public records · 5 Days on market

Built 1915 4,148 sqft lot Est $93k · 45% 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 +14.7/30.0
• Rent growth +5.0/5.0
• DSCR +4.5/10.0
• 1% rule +4.2/10.0
• 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

Great 2 story home in Linden Heights with beautiful wood work and large entry with beveled glass front door and french doors that open into living room. Beautiful wood staircase banister leads up to the second floor with 3 bedrooms, full bath, full attic and whole house fan. Large formal dining room, Eat in kitchen with breakfast bar and plenty of storage. New roof on house 2012, water heater 2017. Updated windows, garage roof, plumbing, furnace and A/C, glass block windows in basement and more! Full unfinished basement with 1/2 bath(toilet), laundry sink, glass block windows. 2 car detached garage with parking pad, fenced yard and small covered back porch. Nice covered front porch with swing to enjoy. Occupancy at closing! NOTE: disconnected water heater in basement will be removed

Key facts

• Covered front porch
• Full basement
• 4,148 sq ft lot

Tags

• COVERED FRONT PORCH
• FULL BASEMENT
• LOCATION NEAR LOCAL PARKS

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Home design: Two-story residence; Aluminum and vinyl siding
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Residential lot approximately 34 x 122

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $36 ($427/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 $125k (7.6% below list).
• Recommended offer: $125k (7.6% 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 (+11.4%/yr); 92 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); 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 32% of the median local income ($47k/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 $933 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 15y ago 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 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,672 (7.6% below list)

Questions for the listing agent

1. Built in 1915 — 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. 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?
5. 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.
6. 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.
7. 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: 6.61%
• Cash-on-cash: 1.13%
• DSCR: 1.05
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $93,264
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 Wellmeier Ave	0.23mi	3/1.0	1,390 (-0%)	2mo	$210,000	$151	88
804 Linden Ave	0.19mi	3/2.0	1,395 (+0%)	1mo	$86,000	$62	86
800 Linden Ave	0.19mi	3/1.5	1,472 (+6%)	0mo	$62,500	$42	79
849 Wellmeier Ave	0.30mi	3/2.0	1,453 (+4%)	2mo	$199,000	$137	73
55 Illinois Ave	0.66mi	3/1.0	1,408 (+1%)	1mo	$95,000	$67	66
167 Indiana Ave	0.70mi	3/1.5	1,395 (+0%)	2mo	$179,900	$129	64
107 Sherman St	0.65mi	3/1.5	1,446 (+4%)	2mo	$73,000	$50	60
1537 Fauver Ave	0.75mi	3/1.0	1,319 (-5%)	2mo	$170,319	$129	55
760 Greenlawn Ave	0.63mi	3/1.0	1,232 (-12%)	1mo	$14,900	$12	50
136 Dover St	0.74mi	3/1.5	1,512 (+9%)	2mo	$92,000	$61	48
425 Huffman Ave	0.71mi	3/2.0	1,248 (-10%)	1mo	$80,000	$64	45
1333 Pursell Ave	0.71mi	3/2.0	1,213 (-13%)	1mo	$165,000	$136	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.66×
• Total profit: $-12,974
• Equity at exit: $20,114

10-year hold

• IRR: 6.3%
• Equity multiple: 1.58×
• Total profit: $21,730
• Equity at exit: $11,664

Cash invested: $37,772 (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 45410

• Home prices YoY: -21.4%
• Rents YoY: 11.4%
• Active inventory: 92
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,247 high
• Mortgage (P&I): −$707
• Tax from tax record: −$186 /mo · $2,228/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $36

Break-even live

Break-even rent $1,202

Max offer price $134,900

Occupancy floor 92%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
637 Creighton Ave Dayton, OH	3.0	1.0	1144	$1,350	$1.18	14d	1	0.02mi
2012 Saint Charles Ave Dayton, OH	2.0	1.0	945	$1,250	$1.32	43d	1	0.17mi
706 Kolping Ave Unit 706 Dayton, OH	3.0	1.5	1172	$1,300	$1.11	2d	1	0.34mi
854 Santa Cruz Ave Dayton, OH	3.0	1.0	1060	$1,300	$1.23	43d	1	0.37mi
1354 Ohmer St Unit 1356C Dayton, OH	2.0	2.0	1200	$900	$0.75	43d	1	0.41mi
1354 Ohmer St Unit 1354A Dayton, OH	2.0	1.0	900	$675	$0.75	23d	1	0.41mi
1354 Ohmer St Unit 1354C Dayton, OH	2.0	1.0	900	$700	$0.78	43d	1	0.41mi
1101 Phillips Ave Unit 1101 Dayton, OH	3.0	1.5	1300	$1,450	$1.12	43d	1	0.41mi
115 Livingston Ave Dayton, OH	3.0	1.0	1624	$1,450	$0.89	44d	1	0.43mi
1515 Wyoming St Dayton, OH	3.0	1.0	1400	$1,000	$0.71	43d	1	0.43mi
511 Parrot St Dayton, OH	3.0	1.5	1618	$1,100	$0.68	14d	1	0.43mi
424 Bantz Ct Dayton, OH	3.0	1.0	1192	$1,050	$0.88	3d	1	0.45mi
1411 Wyoming St Dayton, OH	3.0	1.0	1256	$1,095	$0.87	2d	1	0.50mi
2306 Alice St Dayton, OH	3.0	1.0	918	$1,200	$1.31	3d	1	0.52mi
1300 Chardon Ct Dayton, OH	2.0	1.0	970	$1,200	$1.24	2d	1	0.52mi
1430 Coventry Rd Dayton, OH	2.0	1.0	1106	$1,125	$1.02	14d	1	0.60mi
201 Pleasant Ave Unit 203 Dayton, OH	2.0	1.0	1250	$975	$0.78	23d	1	0.62mi
314 Sheridan Ave Dayton, OH	3.0	1.0	1258	$1,150	$0.91	3d	1	0.63mi
136 Indiana Ave Dayton, OH	3.0	1.0	1194	$1,250	$1.05	23d	1	0.64mi
224 S Irwin St Unit 226 Dayton, OH	2.0	1.0	992	$900	$0.91	3d	1	0.76mi
31 Bidleman St Dayton, OH	2.0	1.5	1568	$1,100	$0.70	43d	1	0.76mi
1410 Phillips Ave Unit 1 Dayton, OH	2.0	1.0	1000	$950	$0.95	43d	1	0.77mi
20 Lucerne Ave Dayton, OH	3.0	1.0	1378	$1,200	$0.87	43d	1	0.78mi
15 John St Unit 15 Dayton, OH	2.0	1.0	1200	$800	$0.67	23d	1	0.80mi
1520 S Smithville Rd Dayton, OH	3.0	2.0	1481	$1,345	$0.91	2d	1	0.80mi
2600 Wayne Ave Dayton, OH	4.0	1.5	1328	$1,500	$1.13	23d	1	0.81mi
3100 Linden Ave Unit 3102 Dayton, OH	2.0	1.0	1035	$995	$0.96	43d	1	0.82mi
120 S Monmouth St Dayton, OH	2.0	1.0	1000	$950	$0.95	43d	1	0.83mi
1020 Walnut Hill Pl Dayton, OH	3.0	1.0	1200	$1,400	$1.17	43d	1	0.83mi
210 S Hedges St Dayton, OH	2.0	1.5	1048	$1,045	$1.00	21d	1	0.84mi
1038 Walnut Hill Pl Dayton, OH	3.0	1.0	1232	$1,095	$0.89	43d	1	0.84mi
2200 E 5th St Dayton, OH	2.0	1.0	1000	$825	$0.82	23d	1	0.86mi
1620 Gummer Ave Dayton, OH	2.0	1.0	875	$950	$1.09	3d	1	0.86mi
313 Illinois Ave Dayton, OH	3.0	1.0	1142	$975	$0.85	3d	1	0.87mi
32 Gebhart St Dayton, OH	4.0	1.0	1800	$1,400	$0.78	14d	1	0.88mi
2114 Wayne Ave Dayton, OH	4.0	2.0	1723	$1,595	$0.93	43d	1	0.92mi
2132 Wayne Ave Dayton, OH	3.0	2.0	1484	$1,350	$0.91	2d	1	0.92mi
1905 Coventry Rd Dayton, OH	2.0	1.0	1000	$1,250	$1.25	23d	1	0.93mi
2029 Brookline Ave Dayton, OH	2.0	1.0	990	$1,270	$1.28	14d	1	0.93mi
1704 Huffman Ave Unit 1706 Huffman Dayton, OH	2.0	1.0	896	$900	$1.00	3d	1	1.01mi

Listing history 5 events

1. 2026-06-05
   status $134,900 Pending 5 DOM
2. 2026-06-03
   days on market $134,900 Active 5 DOM
3. 2026-06-02
   days on market $134,900 Active 4 DOM
4. 2026-06-01
   days on market $134,900 Active 3 DOM
5. 2026-05-31
   days on market $134,900 Active 2 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: $2,228 · $186/mo
• Projected year-2 tax: $2,228 · $186/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 ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $14,961
• − Mortgage interest: −$7,556
• − Property taxes: −$2,228
• − Insurance: −$674
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$3,924
• Taxable loss: −$1,816
• Est. tax savings @ 24.0%: +$436
• After-tax cash flow: $863/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): 14,694
• Household income: $46,651
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 961.0

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 White (71%)
• Race & ethnicity: White 71% Black 15% Hispanic / Latino 7% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 2% Iranian 2% Slovak 2%
• Foreign-born: 5% · Canada, United Kingdom
• Languages at home: 91% English-only · Spanish 6% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -100.61%
• Current HPI: 369.3938
• Rent YoY: ▲ 11.37%
• 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

+203.1% since first listed

20 events — show timeline

• 2026-05-29 Listed $134,900 Dayton MLS
• 2024-01-02 Sold (Public Records) $25,157,500 Public Records
• 2019-09-10 Sold (Public Records) $65,100 Public Records
• 2019-08-12 Sold (MLS) $65,100 Dayton MLS
• 2019-08-12 Sold (MLS) $65,100 Dayton MLS
• 2019-07-30 Pending — Dayton MLS
• 2019-07-24 Listed $72,900 Dayton MLS
• 2012-09-27 Sold (Public Records) $60,000 Public Records
• 2012-09-21 Sold (MLS) $60,000 Dayton MLS
• 2012-09-21 Sold (MLS) $60,000 Dayton MLS
• 2012-08-08 Listing Removed — Dayton MLS
• 2012-06-15 Listed $60,000 Dayton MLS
• 2012-06-02 Listing Removed — Dayton MLS
• 2012-04-02 Listed $59,900 Dayton MLS
• 2011-12-27 Sold (MLS) $16,000 Dayton MLS
• 2011-12-27 Sold (MLS) $16,000 Dayton MLS
• 2011-12-06 Listing Removed — Dayton MLS
• 2011-09-16 Listed $23,400 Dayton MLS
• 1999-03-17 Sold (Public Records) $69,900 Public Records
• 1990-01-19 Sold (Public Records) $44,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,228 · -0.2% YoY. Source: county tax records.