4517 Debra Ave · Dayton, OH 45420

$50,000

3 bd · 1.0 ba · 988 sqft · SingleFamily public records · 6 Days on market

Built 1957 7,501 sqft lot ↓ 60% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Note change in offer deadline!!! Due to the unprecedented number of showings and offers already received, the property will be available for showing until 7:00 pm Thursday, March 12, and all offers must be submitted no later than 12:00 Noon Friday, March 13. Seller will give preference to offers from buyers who have personally viewed the property. One-story home in a great location has sustained substantial water damage from a broken supply line. Wood Pella windows. Kitchen was remodeled but needs some cabinet repairs. Patio door in the dining area walks out to a large deck and 1.5 car garage. Pass-through carport in driveway provides shelter to the side door. The basement recently flooded

Key facts

• Wood pella windows
• Large deck
• Rec room space

Tags

• BELMONT ONE-STORY HOME
• WOOD PELLA WINDOWS
• REMODELED KITCHEN
• LARGE DECK
• SEMI-FINISHED BASEMENT
• REC ROOM SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 18.7% 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); 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 (+4.8%/yr); 106 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 $346 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 + 4.8% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $75k (60%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.8% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $50,000

Questions for the listing agent

1. Built in 1957 — 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. 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: 2.53% ✓
• Cap rate: 18.75%
• Cash-on-cash: 44.47%
• DSCR: 2.98
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $162,032
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1636 Pence Pl	0.46mi	3/1.0	1,008 (+2%)	2mo	$190,000	$188	74
4404 Woodcliffe Ave	0.46mi	2/1.0 (-1)	990 (+0%)	1mo	$127,500	$129	73
2605 Flesher Ave	0.40mi	3/1.5	1,053 (+7%)	1mo	$170,000	$161	68
4620 Farnham Ave	0.38mi	3/1.0	900 (-9%)	1mo	$25,286	$28	66
2127 Moreland Ave	0.54mi	2/1.0 (-1)	960 (-3%)	0mo	$134,000	$140	64
1040 Highridge Ave	0.26mi	3/2.0	1,108 (+12%)	0mo	$182,000	$164	63
2817 Kennedy Ave	0.51mi	2/2.0 (-1)	960 (-3%)	1mo	$125,000	$130	62
1004 Chelsea Ave	0.35mi	2/1.0 (-1)	864 (-13%)	2mo	$165,000	$191	56
541 Watervliet Ave	0.72mi	2/2.0 (-1)	1,000 (+1%)	1mo	$175,000	$175	55
1905 Russell Ave	0.37mi	2/2.0 (-1)	1,110 (+12%)	0mo	$159,000	$143	53
1804 Culver Ave	0.68mi	2/1.5 (-1)	928 (-6%)	1mo	$205,000	$221	50
2348 Fauver Ave	0.59mi	2/2.0 (-1)	1,080 (+9%)	1mo	$200,000	$185	47

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 · 4.82% rent growth · sell at horizon

5-year hold

• IRR: 43.9%
• Equity multiple: 2.96×
• Total profit: $27,405
• Equity at exit: $7,455

10-year hold

• IRR: 50.9%
• Equity multiple: 6.49×
• Total profit: $76,880
• Equity at exit: $4,323

Cash invested: $14,000 (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 45420

• Rents YoY: 4.8%
• Active inventory: 106
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,266 high
• Mortgage (P&I): −$262
• Tax from tax record: −$198 /mo · $2,376/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $519

Break-even live

Break-even rent $609

Max offer price $50,000

Occupancy floor 54%

Sensitivity live

Price	-10% $689	-5% $672	+0% $519	+5% $505	+10% $491
Rent	-10% $419	-5% $469	+0% $519	+5% $569	+10% $619
Rate	-1.0pp $544	-0.5pp $532	base $519	+0.5pp $506	+1.0pp $493

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2850 Hazel Ave Unit 1496064P Dayton, OH	3.0	2.0	850	$6,259	$7.36	20d	1	0.54mi
2112 Patterson Rd Dayton, OH	3.0	1.0	1008	$1,425	$1.41	4d	1	0.64mi
1828 Hazel Ave Dayton, OH	2.0	1.0	960	$1,435	$1.49	4d	1	0.73mi
1659 Hearthstone Dr Dayton, OH	3.0	1.0	1102	$1,195	$1.08	4d	1	0.85mi
1905 Coventry Rd Dayton, OH	2.0	1.0	1000	$1,250	$1.25	25d	1	0.87mi
2212 Farmside Dr Dayton, OH	3.0	1.0	1008	$1,395	$1.38	45d	1	0.89mi
1238 Colwick Dr Dayton, OH	2.0	1.0	786	$1,250	$1.59	13d	1	0.89mi
3311 S Smithville Rd Dayton, OH	3.0	1.0	1019	$1,295	$1.27	45d	1	0.91mi
5345 Middlebury Rd Dayton, OH	3.0	1.0	864	$1,600	$1.85	45d	1	0.91mi
1641 Edendale Rd Dayton, OH	3.0	1.0	976	$1,395	$1.43	4d	1	0.99mi
2416 Brookline Ave Dayton, OH	2.0	1.0	806	$895	$1.11	4d	1	1.00mi
1517 Rausch Ave Dayton, OH	2.0	1.0	950	$950	$1.00	45d	1	1.02mi
1517 Rausch Ave Apt 4 Dayton, OH	2.0	1.0	950	$950	$1.00	4d	1	1.02mi
1934 Farmside Dr Dayton, OH	3.0	1.0	1008	$1,395	$1.38	45d	1	1.02mi
2029 Brookline Ave Dayton, OH	2.0	1.0	990	$1,270	$1.28	16d	1	1.02mi
1501 Rausch Ave Dayton, OH	2.0	1.0	865	$800	$0.92	25d	1	1.03mi
3100 Linden Ave Unit 3102 Dayton, OH	2.0	1.0	1035	$995	$0.96	45d	1	1.15mi
3603 S Smithville Rd Kettering, OH	2.0	1.0	950	$1,100	$1.16	25d	1	1.16mi
1430 Coventry Rd Dayton, OH	2.0	1.0	1106	$1,125	$1.02	16d	1	1.23mi
1053 Wilmington Ave Dayton, OH	2.0–3.0	1.0–1.5	1025	$1,495	$1.46	4d	5	1.31mi
1059 Wilmington Ave Unit 1059 1 Dayton, OH	3.0	1.5	1100	$1,495	$1.36	45d	1	1.31mi
2306 Alice St Dayton, OH	3.0	1.0	918	$1,200	$1.31	5d	1	1.34mi
1143 Blakley Dr Dayton, OH	3.0	1.0	947	$1,195	$1.26	16d	1	1.34mi
922 Wilmington Ave Dayton, OH	2.0	1.0	720	$1,200	$1.67	25d	1	1.35mi
933 Wilmington Ave Dayton, OH	1.0–2.0	1.0–1.5	802	$980	$1.22	5d	8	1.37mi
854 Santa Cruz Ave Dayton, OH	3.0	1.0	1060	$1,300	$1.23	45d	1	1.39mi
809 Patterson Rd Dayton, OH	2.0	1.0–1.5	895	$1,075	$1.20	4d	7	1.44mi
1410 Phillips Ave Unit 1 Dayton, OH	2.0	1.0	1000	$950	$0.95	45d	1	1.44mi
737 Wilmington Ave Dayton, OH	2.0	1.0	1000	$950	$0.95	25d	1	1.44mi
1029 Blakley Dr Dayton, OH	3.0	1.0	947	$1,300	$1.37	4d	1	1.46mi
1354 Ohmer St Unit 1354C Dayton, OH	2.0	1.0	900	$700	$0.78	45d	1	1.49mi
1354 Ohmer St Unit 1354A Dayton, OH	2.0	1.0	900	$675	$0.75	25d	1	1.49mi

Listing history 5 events

1. 2026-03-13
   status Pending
2. 2026-03-10
   status Active
3. 2026-03-10
   price $50,000
4. 2026-03-07
   historical
5. 2026-03-03
   listed $125,000 Active

ⓘ 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: $2,376 · $198/mo
• Projected year-2 tax: $2,376 · $198/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 3/10 Moderate 7 d/yr ≥100°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,188
• − Mortgage interest: −$2,801
• − Property taxes: −$2,376
• − Insurance: −$250
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − Depreciation: −$1,455
• Taxable income: $5,877
• Est. tax owed @ 24.0%: −$1,410
• After-tax cash flow: $4,816/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): 24,411
• Household income: $60,588
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 856.0

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 (83%)
• Race & ethnicity: White 83% Black 7% Two or more races 6% Hispanic / Latino 3% Asian 3%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 2% Chinese 0%

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: ▼ -192.56%
• Current HPI: 241.6543
• Rent YoY: ▲ 4.82%
• 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

-60.0% since first listed

5 events — show timeline

• 2026-03-13 Pending — Dayton MLS
• 2026-03-10 Relisted — Dayton MLS
• 2026-03-10 Price Changed $50,000 Dayton MLS
• 2026-03-07 Listing Removed — Dayton MLS
• 2026-03-03 Listed $125,000 Dayton MLS

Property tax history

+3.7%/yr

Latest (2025): $2,376 · +9.2% YoY. Source: county tax records.