1781 Eric Dr · Dayton, OH 45414

$115,000

3 bd · 1.0 ba · 1,060 sqft · SingleFamily public records · 43 Days on market

Built 1956 10,454 sqft lot Est $138k · 17% under

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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 +19.3/30.0
• ARV discount +14.9/15.0
• DSCR +6.1/10.0
• 1% rule +5.7/10.0
• Schools +5.0/10.0
• Rent growth +4.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This classic 3 bedroom brick ranch in Dayton offers plenty of space and loads of potential opportunity. 3 bedrooms, large living room and galley kitchen with breakfast nook. 1 full bath. Full semi-finished basement. Carport. Durable brick exterior. Property needs updating and is being sold as is. Whether you are investing or ready to make it your own, this property is priced right for improvements and increasing equity!

Key facts

• 0.24 acre lot
• Parking
• Built 1956

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Carport
• Utilities: Public water; Sewer available
• Home design: Ranch-style single-story home
• Construction: Brick and wood siding construction
• Exterior features: Deck; Patio; Partial fencing

Interior

• Kitchen: Dishwasher; Range; Galley layout
• Bedrooms: Main level bedroom (12 x 10); Main level bedroom (13 x 9); Main level bedroom (13 x 9)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Galley kitchen; Aluminum frame and vinyl windows; Partially finished full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.

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.
• Market conditions: Rents rising fast (+7.4%/yr); 51 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 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 + 7.4% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $10k; list at $115k implies a 1079% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.07% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.70%
• DSCR: 1.21
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $137,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1781 Eric Dr	0.00mi	3/1.0	1,060 (0%)	1mo	$105,000	$99	99
1742 Eric Dr	0.06mi	3/2.0	1,060 (0%)	6mo	$189,900	$179	88
1725 Eric Dr	0.09mi	3/1.0	1,060 (0%)	22mo	$125,000	$118	78
2203 Rector Ave	0.42mi	3/1.0	1,008 (-5%)	4mo	$152,000	$151	69
2108 Gipsy Dr	0.69mi	3/1.0	1,053 (-1%)	4mo	$54,670	$52	63
2203 Cardinal Ave	0.72mi	3/1.5	1,064 (+0%)	6mo	$152,000	$143	59
2021 Ottello Ave	0.46mi	2/2.0 (-1)	1,084 (+2%)	10mo	$157,500	$145	58
2127 Marker Ave	0.46mi	2/1.0 (-1)	989 (-7%)	7mo	$100,000	$101	57
2213 Titus Ave	0.47mi	3/1.5	1,080 (+2%)	23mo	$130,000	$120	54
2006 High Knoll Dr	0.59mi	3/2.0	1,160 (+9%)	3mo	$191,000	$165	51
2138 Claggett Dr	0.38mi	2/1.0 (-1)	976 (-8%)	17mo	$110,000	$113	50
2114 Sherer Ave	0.71mi	2/1.0 (-1)	978 (-8%)	14mo	$127,200	$130	38

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 · 7.41% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.85×
• Total profit: $-4,830
• Equity at exit: $17,147

10-year hold

• IRR: 10.5%
• Equity multiple: 2.00×
• Total profit: $32,076
• Equity at exit: $9,943

Cash invested: $32,200 (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 45414

• Rents YoY: 7.4%
• Active inventory: 51
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,235 high
• Mortgage (P&I): −$603
• Tax from tax record: −$199 /mo · $2,386/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $126

Break-even live

Break-even rent $1,076

Max offer price $115,000

Occupancy floor 85%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4911 Northcutt Pl Dayton, OH	2.0	1.0	850	$825	$0.97	2d	1	0.17mi
4339 Riverside Dr Dayton, OH	1.0–3.0	1.0–2.0	936	$1,399	$1.49	2d	12	0.81mi
2322 Koehler Ave Dayton, OH	4.0	1.0	1155	$1,350	$1.17	2d	1	0.86mi
1108 Rydale Rd Dayton, OH	3.0	1.0	1281	$1,245	$0.97	18d	1	0.91mi
57 Walbrook Ave Dayton, OH	2.0	1.0	861	$975	$1.13	3d	1	0.94mi
2109 Harding Ave Dayton, OH	2.0	1.0	750	$950	$1.27	2d	1	1.06mi
2022 Arthur Ave Unit NA Dayton, OH	3.0	1.0	1040	$1,500	$1.44	11d	1	1.07mi
240 Castlewood Ave Dayton, OH	2.0	1.0	912	$995	$1.09	21d	1	1.16mi
419 Sandhurst Dr Dayton, OH	2.0	1.0	950	$975	$1.03	23d	1	1.26mi
5900 Erica Ct Dayton, OH	2.0	1.0	800	$975	$1.22	2d	1	1.29mi
2611 Onaoto Ave Dayton, OH	3.0	1.0	1025	$1,195	$1.17	11d	1	1.29mi
244 E Siebenthaler Ave Dayton, OH	2.0	1.5	1273	$1,175	$0.92	2d	1	1.40mi
228 E Siebenthaler Ave Dayton, OH	2.0	1.0	934	$1,200	$1.28	43d	1	1.42mi
62 W Nottingham Rd Dayton, OH	2.0	1.0	765	$750	$0.98	23d	1	1.43mi
337 Ryburn Ave Unit 2 Dayton, OH	2.0	1.0	900	$800	$0.89	43d	1	1.44mi
4278 Catalpa Dr Unit 4 Dayton, OH	2.0	1.0	800	$795	$0.99	43d	1	1.49mi
69 Waverly Ave Dayton, OH	2.0	1.0	900	$850	$0.94	3d	1	1.49mi
110 Cromwell Pl Dayton, OH	2.0	1.0	1050	$1,100	$1.05	2d	1	1.50mi
110 Cromwell Pl Unit 5 Dayton, OH	2.0	1.0	1000	$1,099	$1.10	18d	1	1.50mi
110 Cromwell Pl Unit 2 Dayton, OH	2.0	1.0	1000	$995	$0.99	21d	1	1.50mi

Listing history 8 events

1. 2026-05-09
   status Pending
2. 2026-05-08
   status Active
3. 2026-04-25
   historical ActiveUnderContract
4. 2026-04-23
   status Active
5. 2026-03-21
   historical
6. 2026-02-24
   historical ActiveUnderContract
7. 2026-02-22
   listed $115,000 Active
8. 1981-07-08
   soldstatus $9,750

ⓘ 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: $2,386 · $199/mo
• Projected year-2 tax: $2,386 · $199/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 5/10 Major FEMA zone X (unshaded) · 67% 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: $14,823
• − Mortgage interest: −$6,442
• − Property taxes: −$2,386
• − Insurance: −$575
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$3,345
• Taxable loss: −$297
• Est. tax savings @ 24.0%: +$71
• After-tax cash flow: $1,584/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)

No district data.

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): 21,167
• Household income: $54,485
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 801.0

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 (75%)
• Race & ethnicity: White 75% Black 15% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 2% Romanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% Arabic 1% Tagalog/Filipino 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: ▼ -142.46%
• Current HPI: 183.1124
• Rent YoY: ▲ 7.41%
• 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

+1079.5% since first listed

8 events — show timeline

• 2026-05-09 Pending — Dayton MLS
• 2026-05-08 Relisted — Dayton MLS
• 2026-04-25 Contingent — Dayton MLS
• 2026-04-23 Relisted — Dayton MLS
• 2026-03-21 Listing Removed — Dayton MLS
• 2026-02-24 Contingent — Dayton MLS
• 2026-02-22 Listed $115,000 Dayton MLS
• 1981-07-08 Sold (Public Records) $9,750 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,386 · -3.3% YoY. Source: county tax records.