134 S Philadelphia St · Dayton, OH 45403

$75,000

3 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 16 Days on market

Built 1913 4,800 sqft lot Est $82k · 8% 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 +30.0/30.0
• ARV discount +11.3/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Owner is a licensed real estate agent in the state of Ohio.

Key facts

• Covered front porch
• Newer flooring
• Fresh paint

Tags

• OPEN LAYOUT
• NEWER FLOORING
• FRESH PAINT
• WASHER AND DRYER HOOK-UP
• FULL BASEMENT
• COVERED FRONT PORCH

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached garage
• Home design: 2-story residential property; Irregular lot
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Fenced yard; Front porch

Interior

• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.5% 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: Kiser Elementary School (math 11% / reading 15%, grade F, #1,429 of 1,584 statewide, top 90%, 552 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 (+3.7%/yr); 76 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 35% of the median local income ($38k/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 $519 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 + 3.7% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1913 — 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: 1.48% ✓
• Cap rate: 12.46%
• Cash-on-cash: 22.02%
• DSCR: 1.98
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $81,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 S Monmouth St	0.15mi	3/2.0	1,332 (+4%)	3mo	$109,900	$83	80
425 Huffman Ave	0.41mi	3/2.0	1,248 (-2%)	1mo	$80,000	$64	72
60 Bell St	0.43mi	2/1.5 (-1)	1,225 (-4%)	3mo	$64,500	$53	64
23 N Mcgee St	0.32mi	2/1.0 (-1)	1,148 (-10%)	2mo	$45,000	$39	61
65 S Sperling Ave	0.46mi	2/1.0 (-1)	1,380 (+8%)	1mo	$57,000	$41	60
44 Bell St	0.45mi	2/1.5 (-1)	1,404 (+10%)	2mo	$125,000	$89	54
15 Drury St	0.46mi	3/1.5	1,464 (+14%)	0mo	$181,000	$124	52
804 Linden Ave	0.60mi	3/2.0	1,395 (+9%)	1mo	$86,000	$62	52
115 Oaklawn Ave	0.68mi	2/1.0 (-1)	1,202 (-6%)	2mo	$79,900	$66	51
107 Sherman St	0.58mi	3/1.5	1,446 (+13%)	2mo	$73,000	$50	48
800 Linden Ave	0.60mi	3/1.5	1,472 (+15%)	0mo	$62,500	$42	45
1413 Huffman Ave	0.66mi	3/1.0	1,092 (-15%)	1mo	$125,000	$114	44

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 · 3.71% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 1.63×
• Total profit: $13,180
• Equity at exit: $11,183

10-year hold

• IRR: 24.7%
• Equity multiple: 3.21×
• Total profit: $46,385
• Equity at exit: $6,485

Cash invested: $21,000 (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 45403

• Home prices YoY: -3.7%
• Rents YoY: 3.7%
• Active inventory: 76
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,107 high
• Mortgage (P&I): −$393
• Tax from tax record: −$65 /mo · $779/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $385

Break-even live

Break-even rent $620

Max offer price $75,000

Occupancy floor 60%

Sensitivity live

Price	-10% $428	-5% $406	+0% $385	+5% $364	+10% $343
Rent	-10% $298	-5% $342	+0% $385	+5% $429	+10% $473
Rate	-1.0pp $423	-0.5pp $404	base $385	+0.5pp $366	+1.0pp $346

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 S Monmouth St Dayton, OH	2.0	1.0	1000	$950	$0.95	45d	1	0.10mi
314 Sheridan Ave Dayton, OH	3.0	1.0	1258	$1,150	$0.91	5d	1	0.26mi
224 S Irwin St Unit 226 Dayton, OH	2.0	1.0	992	$900	$0.91	5d	1	0.27mi
201 Pleasant Ave Unit 203 Dayton, OH	2.0	1.0	1250	$975	$0.78	25d	1	0.37mi
29 N Garfield St Dayton, OH	3.0	1.0	1092	$1,000	$0.92	25d	1	0.40mi
210 S Hedges St Dayton, OH	2.0	1.5	1048	$1,045	$1.00	23d	1	0.40mi
15 John St Unit 15 Dayton, OH	2.0	1.0	1200	$800	$0.67	25d	1	0.42mi
101 N Irwin St Dayton, OH	2.0	1.0	900	$1,100	$1.22	5d	1	0.43mi
424 Bantz Ct Dayton, OH	3.0	1.0	1192	$1,050	$0.88	5d	1	0.44mi
115 Livingston Ave Dayton, OH	3.0	1.0	1624	$1,450	$0.89	46d	1	0.50mi
2200 E 5th St Dayton, OH	2.0	1.0	1000	$825	$0.82	25d	1	0.51mi
1300 Chardon Ct Dayton, OH	2.0	1.0	970	$1,200	$1.24	4d	1	0.62mi
3707 E 3rd St Unit 3705 Dayton, OH	3.0	1.0	1410	$1,045	$0.74	25d	1	0.67mi
3719 E 3rd St Unit 3717 Dayton, OH	3.0	1.0	1092	$1,100	$1.01	4d	1	0.69mi
3817 E 5th St Dayton, OH	2.0	1.0	1178	$1,295	$1.10	4d	1	0.70mi
637 Creighton Ave Dayton, OH	3.0	1.0	1144	$1,350	$1.18	16d	1	0.76mi
511 Parrot St Dayton, OH	3.0	1.5	1618	$1,100	$0.68	16d	1	0.76mi
4013 E 3rd St Dayton, OH	2.0	1.5	1144	$1,095	$0.96	16d	1	0.83mi
144 N Quentin Ave Dayton, OH	3.0	1.0	1038	$1,600	$1.54	45d	1	0.93mi
2012 Saint Charles Ave Dayton, OH	2.0	1.0	945	$1,250	$1.32	45d	1	0.93mi
1354 Ohmer St Unit 1356C Dayton, OH	2.0	2.0	1200	$900	$0.75	45d	1	0.95mi
1354 Ohmer St Unit 1354A Dayton, OH	2.0	1.0	900	$675	$0.75	25d	1	0.95mi
1354 Ohmer St Unit 1354C Dayton, OH	2.0	1.0	900	$700	$0.78	45d	1	0.95mi
706 Kolping Ave Unit 706 Dayton, OH	3.0	1.5	1172	$1,300	$1.11	4d	1	0.96mi
4403 Burkhardt Ave Dayton, OH	3.0	1.0–2.0	800	$1,100	$1.38	4d	1	0.97mi
211 N Cherrywood Ave Unit 2 Dayton, OH	2.0	1.0	950	$795	$0.84	5d	1	1.00mi
1620 Gummer Ave Dayton, OH	2.0	1.0	875	$950	$1.09	5d	1	1.01mi
515 Mertland Ave Dayton, OH	2.0	1.0	876	$950	$1.08	25d	1	1.04mi
517 Mertland Ave Dayton, OH	2.0	1.0	876	$875	$1.00	16d	1	1.04mi
1515 Wyoming St Dayton, OH	3.0	1.0	1400	$1,000	$0.71	45d	1	1.06mi
1704 Huffman Ave Unit 1706 Huffman Dayton, OH	2.0	1.0	896	$900	$1.00	5d	1	1.07mi
1411 Wyoming St Dayton, OH	3.0	1.0	1256	$1,095	$0.87	4d	1	1.07mi
854 Santa Cruz Ave Dayton, OH	3.0	1.0	1060	$1,300	$1.23	45d	1	1.09mi
31 Bidleman St Dayton, OH	2.0	1.5	1568	$1,100	$0.70	45d	1	1.11mi
1101 Phillips Ave Unit 1101 Dayton, OH	3.0	1.5	1300	$1,450	$1.12	45d	1	1.15mi
1770 Suman Ave Dayton, OH	2.0	1.0	904	$1,145	$1.27	45d	1	1.19mi
1430 Coventry Rd Dayton, OH	2.0	1.0	1106	$1,125	$1.02	16d	1	1.20mi
334 Blackwood Ave Unit 2 Dayton, OH	2.0	1.0	1000	$850	$0.85	25d	1	1.21mi
334 Blackwood Ave Unit 3 Dayton, OH	2.0	1.0	1000	$850	$0.85	5d	1	1.21mi
1020 Walnut Hill Pl Dayton, OH	3.0	1.0	1200	$1,400	$1.17	45d	1	1.26mi

Listing history 12 events

1. 2026-06-22
   days on market $75,000 Active 16 DOM
2. 2026-06-18
   days on market $75,000 Active 13 DOM
3. 2026-06-17
   days on market $75,000 Active 12 DOM
4. 2026-06-16
   days on market $75,000 Active 11 DOM
5. 2026-06-15
   days on market $75,000 Active 10 DOM
6. 2026-06-14
   days on market $75,000 Active 8 DOM
7. 2026-06-13
   days on market $75,000 Active 7 DOM
8. 2026-06-10
   days on market $75,000 Active 5 DOM
9. 2026-06-09
   days on market $75,000 Active 4 DOM
10. 2026-06-08
    days on market $75,000 Active 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $75,000 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: $779 · $65/mo
• Projected year-2 tax: $974 · $81/mo
• Expected delta: +$196/yr (+$16/mo · 25.1%)

ⓘ 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: $13,287
• − Mortgage interest: −$4,201
• − Property taxes: −$779
• − Insurance: −$375
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$2,182
• Taxable income: $3,624
• Est. tax owed @ 24.0%: −$870
• After-tax cash flow: $3,753/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): 13,608
• Household income: $38,323
• Rent vs Own: 60.0% rent · 40.0% own
• Severe rent burden: 1071.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 15% Black 14% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 84% English-only · Spanish 13% 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: ▼ -17.40%
• Current HPI: 447.4034
• Rent YoY: ▲ 3.71%
• 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

+100.0% since first listed

16 events — show timeline

• 2026-05-29 Listed $75,000 Dayton MLS
• 2026-04-04 Rental Removed $1,150 RentEngineListings
• 2025-12-06 Listed for Rent $1,150 RentEngineListings
• 2025-12-06 Rental Removed $1,150 APPFOLIO
• 2025-12-04 Listed for Rent $1,150 APPFOLIO
• 2021-12-01 Sold (Public Records) $89,900 Public Records
• 2021-11-15 Sold (MLS) $89,900 Cincy MLS
• 2021-11-15 Sold (MLS) $89,900 Dayton MLS
• 2021-11-15 Sold (MLS) $89,900 Dayton MLS
• 2021-10-15 Listing Removed — Dayton MLS
• 2021-10-15 Listed — Cincy MLS
• 2021-10-15 Listed $89,900 Cincy MLS
• 2021-10-15 Listed $89,900 Dayton MLS
• 2005-01-24 Sold (Public Records) $39,900 Public Records
• 1992-04-16 Sold (Public Records) $45,900 Public Records
• 1989-10-06 Sold (Public Records) $37,500 Public Records

Property tax history

-0.7%/yr

Latest (2025): $779 · -0.2% YoY. Source: county tax records.