377 N Mathison St · Dayton, OH 45417

$11,500

3 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 16 Days on market

Built 1914

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Investor Special & acirc; & euro; & ldquo; Looking for investors comfortable with major rehabs/full-gut projects. Property is vacant and will require significant repairs and cleanout. Major rehab or teardown opportunity. Surrounding comparable homes have sold fully renovated in the $75,000 & acirc; & euro; & ldquo; $85,000 range. Perfect for experienced investors, developers, or buy and hold landlords looking to add to their portfolio at a deep discount.

Key facts

• Built 1914
• Listed 16 days

Property features AI

Exterior

• Home design: Built in 1914
• Construction: Living area approximately 1320
• Exterior features: Located in the Roosevelt subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $12k.

Deal economics

• At list price, monthly cash flow is $843 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $12k).
• Recommended offer: $11k (1.5% below list) — sets the bar for market timing.
• Cap rate 94.3% 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); Wogaman Middle School (math 8% / reading 12%, grade F, #645 of 654 statewide, top 99%, 364 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 (+4.1%/yr); 140 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 38% 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 $80 of loan paydown is wiped out by about $345 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($11k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $11,327 (1.5% below list)

Questions for the listing agent

1. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 10.30% ✓
• Cap rate: 94.29%
• Cash-on-cash: 314.27%
• DSCR: 14.98
• GRM: 0.8

CMA / ARV

• ARV (on-the-fly): $55,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 N Orchard Ave	0.12mi	3/1.5	1,256 (-5%)	4mo	$35,000	$28	82
113 Anna St	0.51mi	3/1.0	1,344 (+2%)	5mo	$88,000	$65	69
621 Kammer Ave	0.41mi	3/1.0	1,207 (-9%)	2mo	$55,000	$46	65
233 Westwood Ave	0.73mi	3/1.0	1,236 (-6%)	1mo	$45,000	$36	54
127 N Ardmore Ave	0.40mi	3/1.5	1,512 (+14%)	1mo	$29,700	$20	54
1124 Seneca Dr	0.74mi	3/2.0	1,300 (-2%)	6mo	$78,000	$60	54
1119 Windsor Ave	0.71mi	3/1.0	1,380 (+4%)	7mo	$58,000	$42	54
552 Evergreen Ave	0.50mi	2/1.0 (-1)	1,152 (-13%)	2mo	$44,000	$38	49
352 Huron Ave	0.73mi	2/1.0 (-1)	1,240 (-6%)	2mo	$40,000	$32	49
216 Westwood Ave	0.71mi	3/2.0	1,436 (+9%)	1mo	$157,000	$109	47
140 S Kilmer St	0.56mi	4/2.0 (+1)	1,452 (+10%)	3mo	$137,500	$95	46
1135 Windsor Ave	0.74mi	3/1.0	1,484 (+12%)	4mo	$45,000	$30	42

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: —
• Equity multiple: 17.51×
• Total profit: $53,148
• Equity at exit: $1,715

10-year hold

• IRR: —
• Equity multiple: 38.55×
• Total profit: $120,896
• Equity at exit: $994

Cash invested: $3,220 (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: 140
• Price-to-rent: 0.8×

Monthly cashflow live

• Estimated rent: $1,184 high
• Mortgage (P&I): −$60
• Tax from tax record: −$27 /mo · $327/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $843

Break-even live

Break-even rent $117

Max offer price $11,500

Occupancy floor 24%

Sensitivity live

Price	-10% $850	-5% $847	+0% $843	+5% $840	+10% $837
Rent	-10% $750	-5% $797	+0% $843	+5% $890	+10% $937
Rate	-1.0pp $849	-0.5pp $846	base $843	+0.5pp $840	+1.0pp $837

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: $2,875
• Closing costs: $345
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 N Ardmore Ave Dayton, OH	3.0	1.0	1500	$1,100	$0.73	5d	1	0.33mi
40 S Mathison St Dayton, OH	3.0	1.0	1300	$1,200	$0.92	16d	1	0.38mi
42 S Mathison St Dayton, OH	3.0	1.0	1300	$1,220	$0.94	5d	1	0.38mi
725 Maplehurst Ave Dayton, OH	2.0	1.0	1104	$895	$0.81	45d	1	0.42mi
437 Lorenz Ave Dayton, OH	3.0	1.0	1322	$1,200	$0.91	25d	1	0.43mi
70 Gramont Ave Dayton, OH	3.0	1.5	966	$1,300	$1.35	4d	1	0.59mi
1119 Superior Ave Unit 1119 Dayton, OH	3.0	1.0	1435	$1,350	$0.94	5d	1	0.65mi
635 Anna St Dayton, OH	3.0	1.0	960	$1,300	$1.35	16d	1	0.67mi
660 Gramont Ave Dayton, OH	3.0	1.0	1142	$1,050	$0.92	5d	1	0.72mi
424 Lexington Ave Dayton, OH	3.0	2.0	1536	$1,025	$0.67	45d	1	0.78mi
617 Westwood Ave Dayton, OH	3.0	1.0	1304	$1,050	$0.81	45d	1	0.78mi
1045 Philadelphia Dr Dayton, OH	2.0	1.0	1290	$1,150	$0.89	4d	1	0.78mi
47 Leroy St Dayton, OH	3.0	1.0	1456	$1,200	$0.82	45d	1	0.78mi
1045 Shakespeare Ave Dayton, OH	3.0	1.0	1435	$1,275	$0.89	45d	1	0.82mi
652 Dennison Ave Dayton, OH	2.0	2.0	988	$1,095	$1.11	23d	1	0.90mi
1011 N Broadway St Dayton, OH	3.0	1.5	1700	$950	$0.56	45d	1	0.93mi
920 Huron Ave Dayton, OH	2.0	1.0	950	$995	$1.05	5d	1	0.95mi
127 Mound St Dayton, OH	3.0	3.0	1726	$1,600	$0.93	16d	1	1.04mi
623 Clifton Dr Apt A Dayton, OH	2.0	1.0	1200	$1,200	$1.00	4d	1	1.06mi
623 Clifton Dr Apt B Dayton, OH	2.0	1.0	1200	$1,174	$0.98	5d	1	1.06mi
2240 Lakeview Ave Dayton, OH	3.0	1.0	1056	$1,025	$0.97	45d	1	1.07mi
863 N Upland Ave Dayton, OH	3.0	1.0	1042	$1,200	$1.15	45d	1	1.09mi
1378 Cory Dr Dayton, OH	2.0	1.0	1300	$975	$0.75	45d	1	1.09mi
1816 N James H McGee Blvd Apt A Dayton, OH	3.0	1.0	950	$1,200	$1.26	4d	1	1.14mi
1816 N James H McGee Blvd Unit C Dayton, OH	3.0	1.0	950	$1,150	$1.21	4d	1	1.14mi
1816 N James H McGee Blvd Apt B Dayton, OH	3.0	1.0	950	$1,150	$1.21	45d	1	1.14mi
119 Edgewood Ave Dayton, OH	1.0–2.0	1.0	817	$999	$1.22	25d	2	1.15mi
848 Riverview Ter Apt 205 Dayton, OH	2.0	1.0	1100	$1,100	$1.00	16d	1	1.16mi
848 Riverview Ter Apt 607 Dayton, OH	2.0	1.0	1400	$1,300	$0.93	25d	1	1.16mi
1515 W Stewart St Dayton, OH	2.0	1.0	925	$1,000	$1.08	45d	1	1.18mi
18 Holt St Unit 24 Dayton, OH	3.0	2.5	1350	$1,450	$1.07	16d	1	1.20mi
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	45d	1	1.22mi
905 Neal Ave Dayton, OH	2.0	1.0	950	$750	$0.79	25d	1	1.23mi
905 Neal Ave Dayton, OH	3.0	1.0	1100	$850	$0.77	45d	1	1.23mi
1225 Amherst Pl Dayton, OH	3.0	1.0	1548	$1,300	$0.84	16d	1	1.24mi
3925 Hoover Ave Dayton, OH	2.0	1.0	936	$1,100	$1.18	4d	1	1.26mi
942 Harvard Blvd Dayton, OH	3.0	2.0	1596	$1,200	$0.75	5d	1	1.27mi
See individual Unit addresses Dayton, OH	1.0–2.0	1.0–2.0	928	$2,297	$2.48	45d	10	1.30mi
1067 Salem Ave Dayton, OH	2.0	1.0	1100	$900	$0.82	45d	1	1.31mi
1067 Salem Ave Unit 3 Dayton, OH	2.0	1.5	1100	$900	$0.82	45d	1	1.31mi

Listing history 13 events

1. 2026-06-15
   days on market $11,500 Active 16 DOM
2. 2026-06-14
   days on market $11,500 Active 14 DOM
3. 2026-06-13
   days on market $11,500 Active 13 DOM
4. 2026-06-10
   days on market $11,500 Active 11 DOM
5. 2026-06-09
   days on market $11,500 Active 10 DOM
6. 2026-06-08
   days on market $11,500 Active 9 DOM
7. 2026-06-07
   days on market $11,500 Active 8 DOM
8. 2026-06-05
   days on market $11,500 Active 5 DOM
9. 2026-06-03
   days on market $11,500 Active 4 DOM
10. 2026-06-02
    days on market $11,500 Active 3 DOM
11. 2026-06-01
    days on market $11,500 Active 2 DOM
12. 2026-05-31
    remarks 459-char remark
13. 2026-05-31
    listed $11,500 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: $327 · $27/mo
• Projected year-2 tax: $327 · $27/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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,212
• − Mortgage interest: −$644
• − Property taxes: −$327
• − Insurance: −$58
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$335
• Taxable income: $10,575
• Est. tax owed @ 24.0%: −$2,538
• After-tax cash flow: $7,581/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

-74.7% since first listed

2 events — show timeline

• 2026-05-31 Listed $11,500 FSBO.com
• 1992-01-31 Sold (Public Records) $45,500 Public Records

Property tax history

-2.3%/yr

Latest (2025): $327 · +1.2% YoY. Source: county tax records.