2705 Nicholas Rd · Dayton, OH 45417

$99,900

3 bd · 1.5 ba · 1,482 sqft · SingleFamily public records · 2 Days on market

Built 1988 0.33 ac lot Est $175k · 43% 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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.1/10.0
• 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

This Madden Hills soft contemporary is ready for a refresh making it ideal for the budget minded buyer looking for location, space and a simple value add opportunity. Built in 1988, the layout remains relevant offering volume ceilings, lots of windows, spacious rooms and nearly 1,500 sqft of well-planned living space. Highlights include a ceramic foyer, convenient half bath, open living room, connective formal dining room and an island kitchen with Honey Oak cabinets. Just off the kitchen is a light friendly flex space offering soaring ceilings, a large porthole window and atrium doors to a private grilling patio and open backyard just in time for Summer fun. Consider use as breakfast room,

Key facts

• Open living room
• Ceramic foyer
• Island kitchen

Tags

• CERAMIC FOYER
• OPEN LIVING ROOM
• ISLAND KITCHEN
• FLEX SPACE
• PRIVATE GRILLING PATIO
• OPEN BACKYARD

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached one-car garage
• Utilities: Natural gas available; Public water; Sewer available (storm sewer)
• Home design: Two-story home; Brick and vinyl siding exterior; Slab foundation
• Construction: Brick and vinyl siding construction
• Exterior features: Patio; Residential lot (approx. 0.33 acre, dimensions 104 x 140)

Interior

• Kitchen: Kitchen (main level, approx. 9 x 9)
• Bedrooms: Three bedrooms on the second level (approx. 11 x 10, 9 x 10, and 12 x 12)
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Cathedral ceilings; Kitchen island; High-speed internet
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.4% vs local median 7.4% in Dayton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 135 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 39% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $66k; list at $100k implies a 51% gain — meaningful room to come down on a strong offer.

Recommended offer $99,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.21% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.15%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $174,876
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1214 Glennelle Dr	0.19mi	3/2.5	1,508 (+2%)	2mo	$178,000	$118	82
1116 Glennelle Dr	0.28mi	3/2.5	1,508 (+2%)	1mo	$180,000	$119	79
1200 Glennelle Dr	0.20mi	3/2.5	1,508 (+2%)	5mo	$178,000	$118	79
1051 Bunche Dr	0.35mi	3/2.5	1,508 (+2%)	1mo	$176,900	$117	76
1039 Bunche Dr	0.38mi	3/2.5	1,508 (+2%)	1mo	$176,900	$117	75
1208 Glennelle Dr	0.19mi	3/2.0	1,355 (-9%)	6mo	$170,000	$125	70
1126 Glennelle Dr	0.27mi	3/2.0	1,355 (-9%)	5mo	$171,900	$127	67
1045 Bunche Dr	0.36mi	3/2.0	1,355 (-9%)	2mo	$171,900	$127	65
2844 Sage Ave	0.37mi	3/1.0	1,317 (-11%)	1mo	$90,000	$68	62
632 Ethel Ave	0.75mi	3/1.5	1,568 (+6%)	6mo	$74,000	$47	51
1315 Clement Ave	0.57mi	4/2.0 (+1)	1,344 (-9%)	2mo	$110,000	$82	50
755 Mount Clair Ave	0.66mi	4/2.0 (+1)	1,438 (-3%)	10mo	$87,000	$61	49

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $1,681
• Equity at exit: $14,895

10-year hold

• IRR: 12.2%
• Equity multiple: 2.01×
• Total profit: $28,312
• Equity at exit: $8,638

Cash invested: $27,972 (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: 135
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,208 high
• Mortgage (P&I): −$524
• Tax from tax record: −$129 /mo · $1,547/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $260

Break-even live

Break-even rent $879

Max offer price $99,900

Occupancy floor 73%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1272 Clement Ave Dayton, OH	3.0	1.0	1025	$1,350	$1.32	2d	1	0.58mi
2240 Lakeview Ave Dayton, OH	3.0	1.0	1056	$1,025	$0.97	43d	1	0.73mi
623 Clifton Dr Apt B Dayton, OH	2.0	1.0	1200	$1,174	$0.98	3d	1	0.74mi
623 Clifton Dr Apt A Dayton, OH	2.0	1.0	1200	$1,200	$1.00	2d	1	0.74mi
3939 Nicholas Rd Dayton, OH	3.0	1.0	912	$1,200	$1.32	43d	1	0.75mi
3964 Nicholas Rd Dayton, OH	3.0	1.0	912	$1,000	$1.10	3d	1	0.83mi
652 Dennison Ave Dayton, OH	2.0	2.0	988	$1,095	$1.11	21d	1	0.91mi
1515 W Stewart St Dayton, OH	2.0	1.0	925	$1,000	$1.08	43d	1	1.07mi
47 Leroy St Dayton, OH	3.0	1.0	1456	$1,200	$0.82	43d	1	1.42mi
70 Gramont Ave Dayton, OH	3.0	1.5	966	$1,300	$1.35	2d	1	1.43mi
42 S Mathison St Dayton, OH	3.0	1.0	1300	$1,220	$0.94	3d	1	1.44mi
40 S Mathison St Dayton, OH	3.0	1.0	1300	$1,200	$0.92	14d	1	1.44mi

Listing history 2 events

1. 2026-06-07
   remarks 699-char remark
2. 2026-06-07
   listed $99,900 Pending 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: $1,547 · $129/mo
• Projected year-2 tax: $1,553 · $129/mo
• Expected delta: +$6/yr ($0/mo · 0.4%)

ⓘ 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 ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $14,495
• − Mortgage interest: −$5,596
• − Property taxes: −$1,547
• − Insurance: −$500
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$2,906
• Taxable income: $1,627
• Est. tax owed @ 24.0%: −$390
• After-tax cash flow: $2,727/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

+50.6% since first listed

3 events — show timeline

• 2026-06-07 Pending — Dayton MLS
• 2026-06-05 Listed $99,900 Dayton MLS
• 1990-01-05 Sold (Public Records) $66,350 Public Records

Property tax history

-0.2%/yr

Latest (2025): $1,547 · -0.2% YoY. Source: county tax records.