29 Laura Ave · Dayton, OH 45405

$69,900

4 bd · 2.0 ba · 1,508 sqft · MultiFamily public records · 10 Days on market

Built 1915 3,106 sqft lot Est $116k · 40% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This upstairs/downstairs duplex would make an excellent addition to an investor's portfolio. The lower unit is a 1 bedroom, 1 bathroom unit, with access to the full basement and washer/dryer hook ups. The upstairs unit is a 2 bed, 1 bath unit, with the second bedroom being an attic bedroom walk up. Owner pays all utilities, as utilities are not metered separately. There is one furnace, water heater, and electric box for the property. Lower unit is rented for $675, upper unit is rented for $650.

Key facts

• 3,106 sq ft lot
• Garage
• Built 1915

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Driveway; On-street parking; One-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Two-story building; Single building with 2 residential units
• Construction: Stone and vinyl siding exterior
• Exterior features: Residential zoning; Lot approximately 0.0713 acres

Interior

• Bedrooms: One-bedroom unit; Two-bedroom unit
• Bathrooms: Two full bathrooms (total for property)
• Heating & cooling: Forced air heating (natural gas); Wall cooling units
• Interior features: Finished full basement

What this means for you Summary

Snapshot

• This is a 1×1bd/1.0ba + 1×2bd/1.0ba units multifamily listed at $70k.

Deal economics

• At list price, monthly cash flow is $869 ($10k/yr) — positive. Per door: $434/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 21.2% 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 (+4.3%/yr); 136 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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).
• At $1,706/mo this rent would consume 47% of the median local household income ($44k/yr) (locally 1475% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 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 + 4.3% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 11y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.44% ✓
• Cap rate: 21.21%
• Cash-on-cash: 53.27%
• DSCR: 3.37
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $116,116
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 Odlin Ave	0.65mi	4/—	1,552 (+3%)	13mo	$33,220	$21	54
3417 Riverside Dr #3415	0.67mi	4/2.0	1,488 (-1%)	19mo	$120,000	$81	51
3505-3507 Theodore Ave	0.63mi	4/2.0	1,696 (+12%)	20mo	$129,900	$77	33

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 · 4.34% rent growth · sell at horizon

5-year hold

• IRR: 52.9%
• Equity multiple: 3.37×
• Total profit: $46,368
• Equity at exit: $10,422

10-year hold

• IRR: 58.6%
• Equity multiple: 7.21×
• Total profit: $121,560
• Equity at exit: $6,044

Cash invested: $19,572 (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 45405

• Rents YoY: 4.3%
• Active inventory: 136
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,706 high
• Mortgage (P&I): −$367
• Tax from tax record: −$83 /mo · $998/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $869

Break-even live

Break-even rent $606

Max offer price $69,900

Occupancy floor 44%

Sensitivity live

Price	-10% $908	-5% $889	+0% $869	+5% $849	+10% $829
Rent	-10% $734	-5% $802	+0% $869	+5% $936	+10% $1,004
Rate	-1.0pp $904	-0.5pp $887	base $869	+0.5pp $851	+1.0pp $832

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	1	1	$830
1× unit	2	1	$876
Total (2 units)			$1,706

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2327 Eastview Ave Dayton, OH	5.0	1.0	1290	$1,300	$1.01	45d	1	0.17mi
41 W Fairview Ave Unit 2 Dayton, OH	3.0	1.0	1452	$1,200	$0.83	16d	1	0.21mi
26 W Beechwood Ave Dayton, OH	3.0	1.5	1468	$1,050	$0.72	45d	1	0.24mi
31 E Norman Ave Dayton, OH	3.0	1.0	1100	$1,150	$1.05	25d	1	0.25mi
101 W Norman Ave Unit 101 Dayton, OH	3.0	1.0	1600	$945	$0.59	45d	1	0.29mi
39 E Maplewood Ave Dayton, OH	4.0	1.5	1560	$1,050	$0.67	5d	1	0.32mi
42 Pointview Ave Unit 42 Dayton, OH	3.0	2.0	1240	$1,200	$0.97	5d	1	0.36mi
181 W Norman Ave Dayton, OH	3.0	2.0	1228	$1,150	$0.94	45d	1	0.39mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	45d	1	0.40mi
167 W Hudson Ave Dayton, OH	3.0	1.5	1344	$1,185	$0.88	45d	1	0.42mi
317 Fernwood Ave Dayton, OH	3.0	1.0	1320	$1,100	$0.83	12d	1	0.46mi
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	45d	1	0.50mi
234 Santa Clara Ave Dayton, OH	3.0	1.0	1368	$1,125	$0.82	45d	1	0.53mi
101 E Bruce Ave Dayton, OH	3.0	1.0	1455	$1,150	$0.79	4d	1	0.54mi
265 Victor Ave Dayton, OH	3.0	1.0	1204	$900	$0.75	45d	1	0.66mi
1501 Viola Ave Dayton, OH	3.0	1.0	1952	$1,175	$0.60	16d	1	0.80mi
1019 Cherry Dr Dayton, OH	4.0	1.0	1057	$1,125	$1.06	45d	1	0.83mi
338 Kenwood Ave Dayton, OH	3.0	1.5	1512	$1,195	$0.79	45d	1	0.89mi
1743 Radcliffe Rd Dayton, OH	3.0	1.5	1729	$1,200	$0.69	45d	1	0.90mi
2247 Salem Ave Unit 2249 Dayton, OH	3.0	1.5	1300	$1,400	$1.08	45d	1	0.97mi
2247 Salem Ave Unit 2247 Dayton, OH	3.0	1.5	1300	$1,350	$1.04	5d	1	0.97mi
2232 Salem Ave Dayton, OH	3.0	1.0	1250	$1,200	$0.96	5d	1	0.97mi
1225 Amherst Pl Dayton, OH	3.0	1.0	1548	$1,300	$0.84	16d	1	1.02mi
932 Harvard Blvd Dayton, OH	5.0	2.0	1986	$1,500	$0.76	45d	1	1.07mi
942 Harvard Blvd Dayton, OH	3.0	2.0	1596	$1,200	$0.75	5d	1	1.08mi
132 Wroe Ave Unit 132 Dayton, OH	3.0	2.5	1934	$1,297	$0.67	45d	1	1.12mi
138 Rockwood Ave Dayton, OH	3.0	1.5	1439	$1,200	$0.83	25d	1	1.14mi
136 Rockwood Ave Dayton, OH	3.0	1.5	1439	$1,200	$0.83	45d	1	1.14mi
1927 Burroughs Dr Dayton, OH	3.0	2.0	1409	$1,245	$0.88	16d	1	1.16mi
905 Neal Ave Dayton, OH	3.0	1.0	1100	$850	$0.77	45d	1	1.18mi
534 Geyer St Dayton, OH	4.0	1.0	1640	$1,530	$0.93	25d	1	1.19mi
412 Forest Ave Unit 414 Dayton, OH	3.0	1.5	1200	$1,200	$1.00	45d	1	1.26mi
2141 Philadelphia Dr Dayton, OH	3.0	1.0	1736	$1,395	$0.80	45d	1	1.29mi
1108 Rydale Rd Dayton, OH	3.0	1.0	1281	$1,245	$0.97	20d	1	1.41mi
1011 N Broadway St Dayton, OH	3.0	1.5	1700	$950	$0.56	45d	1	1.44mi
424 Lexington Ave Dayton, OH	3.0	2.0	1536	$1,025	$0.67	45d	1	1.49mi

Listing history 8 events

1. 2026-06-22
   statusdays on market $69,900 ActiveUnderContract 10 DOM
2. 2026-06-18
   days on market $69,900 Active 7 DOM
3. 2026-06-17
   days on market $69,900 Active 6 DOM
4. 2026-06-16
   pricedays on market $69,900 Active 5 DOM
5. 2026-06-15
   days on market $74,900 Active 4 DOM
6. 2026-06-14
   days on market $74,900 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $74,900 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: $998 · $83/mo
• Projected year-2 tax: $1,044 · $87/mo
• Expected delta: +$46/yr (+$4/mo · 4.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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 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: $20,472
• − Mortgage interest: −$3,915
• − Property taxes: −$998
• − Insurance: −$350
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − Depreciation: −$2,033
• Taxable income: $9,900
• Est. tax owed @ 24.0%: −$2,376
• After-tax cash flow: $8,051/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): 18,955
• Household income: $43,973
• Rent vs Own: 64.0% rent · 36.0% own
• Severe rent burden: 1475.0

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 (68%)
• Race & ethnicity: Black 68% White 23% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% 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: ▼ -125.58%
• Current HPI: 173.4962
• Rent YoY: ▲ 4.34%
• 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

+178.4% since first listed

38 events — show timeline

• 2026-06-11 Listed $74,900 Dayton MLS
• 2026-04-20 Relisted — Dayton MLS
• 2026-04-11 Listing Removed — Dayton MLS
• 2026-04-06 Contingent — Dayton MLS
• 2026-03-12 Pending — Dayton MLS
• 2026-03-02 Relisted — Dayton MLS
• 2026-03-02 Price Changed $90,000 Dayton MLS
• 2026-02-03 Contingent — Dayton MLS
• 2026-01-07 Relisted — Dayton MLS
• 2026-01-07 Price Changed $100,000 Dayton MLS
• 2025-12-16 Contingent — Dayton MLS
• 2025-11-19 Price Changed $115,000 Dayton MLS
• 2025-10-11 Listed $125,000 Dayton MLS
• 2021-03-03 Sold (MLS) $61,250 Dayton MLS
• 2021-03-03 Sold (MLS) $61,250 Dayton MLS
• 2021-01-28 Pending — Dayton MLS
• 2021-01-26 Listed $80,000 Dayton MLS
• 2020-07-29 Listing Removed — Dayton MLS
• 2020-06-16 Listed $64,900 Dayton MLS
• 2017-07-10 Listing Removed — Dayton MLS
• 2017-02-27 Sold (Public Records) $35,000 Public Records
• 2017-02-23 Contingent — Dayton MLS
• 2017-01-23 Listed $39,500 Dayton MLS
• 2016-10-27 Listing Removed — Dayton MLS
• 2016-05-02 Listed $42,500 Dayton MLS
• 2016-01-18 Listing Removed — Dayton MLS
• 2015-12-15 Price Changed $29,495 Dayton MLS
• 2015-11-05 Relisted — Dayton MLS
• 2015-10-07 Contingent — Dayton MLS
• 2015-09-29 Pending — Dayton MLS
• 2015-08-25 Contingent — Dayton MLS
• 2015-08-11 Price Changed $29,995 Dayton MLS
• 2015-08-11 Price Changed $27,000 Dayton MLS
• 2015-08-06 Price Changed $30,000 Dayton MLS
• 2015-06-03 Listed $30,500 Dayton MLS
• 1991-06-14 Sold (Public Records) $28,450 Public Records
• 1984-12-20 Sold (Public Records) $26,900 Public Records
• 1984-12-01 Sold (Public Records) $26,900 Public Records

Property tax history

-3.9%/yr

Latest (2025): $998 · +2.3% YoY. Source: county tax records.