2142 Nomad Ave · Dayton, OH 45414

$134,900

3 bd · 1.0 ba · 962 sqft · SingleFamily public records · 6 Days on market

Built 1965 5,200 sqft lot Est $124k · 9% over

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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 +16.5/30.0
• 1% rule +5.5/10.0
• DSCR +5.1/10.0
• Schools +5.0/10.0
• Rent growth +4.4/5.0
• ARV discount +3.6/15.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated 3 Bed/1 Bath Ranch in Northridge Schools ! Newer Flooring Throughout ! Kitchen Offers New Cabinets & Counters. Florida Room with Private Setting. 1 Car Detached Garage. Replacement Windows, New AC, & More. Convenient Location Close to Dayton, WPAFB, & More ! Hurry Before It's Gone !

Key facts

• Manageable yard
• Eat-in kitchen
• Single-level living

Tags

• SINGLE-LEVEL LIVING
• EAT-IN KITCHEN
• MANAGEABLE YARD
• OUTDOOR LIVING
• DIXIE HEIGHTS SUBDIVISION
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Lot dimensions approximately 40 x 130 (about 0.12 acre)
• Financial info: Offered for sale

Exterior

• Parking: One-car attached garage
• Utilities: Natural gas available; Public water
• Home design: Single-story home; Frame construction with vinyl siding; Slab foundation; Residential zoning
• Construction: Frame construction; Vinyl siding; Slab foundation
• Exterior features: Patio; Outdoor storage; Shed(s)

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Two main-level bedrooms (10 x 9 and 11 x 10)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Double-pane vinyl windows; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $79 ($944/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).

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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 31% of the median local income ($54k/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 $933 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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.

Recommended offer $134,900

Questions for the listing agent

1. Built in 1965 — 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. 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?
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: 1.05% ✓
• Cap rate: 6.99%
• Cash-on-cash: 2.50%
• DSCR: 1.11
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $124,098
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2211 Martin Ave	0.11mi	3/1.0	988 (+3%)	2mo	$131,400	$133	89
2213 Martin Ave	0.11mi	3/1.0	988 (+3%)	3mo	$127,000	$129	87
2108 Gipsy Dr	0.09mi	3/1.0	1,053 (+10%)	4mo	$54,670	$52	76
2020 Wilding Ave	0.26mi	3/1.0	872 (-9%)	0mo	$41,910	$48	72
2203 Cardinal Ave	0.10mi	3/1.5	1,064 (+11%)	6mo	$152,000	$143	71
2127 Marker Ave	0.38mi	2/1.0 (-1)	989 (+3%)	7mo	$100,000	$101	67
5586 Wadsworth Rd	0.42mi	4/1.0 (+1)	936 (-3%)	6mo	$38,610	$41	65
2203 Rector Ave	0.60mi	3/1.0	1,008 (+5%)	4mo	$152,000	$151	61
2217 Harding Ave	0.36mi	3/1.0	1,080 (+12%)	7mo	$55,000	$51	57
5741 Lily Ln	0.40mi	3/1.5	1,073 (+12%)	6mo	$180,000	$168	55
6865 Keats Dr	0.40mi	2/1.0 (-1)	1,080 (+12%)	4mo	$123,000	$114	53
2216 Rector Ave	0.63mi	3/2.0	850 (-12%)	6mo	$200,000	$235	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 · 7.41% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.73×
• Total profit: $-10,200
• Equity at exit: $20,114

10-year hold

• IRR: 7.9%
• Equity multiple: 1.73×
• Total profit: $27,417
• Equity at exit: $11,664

Cash invested: $37,772 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,416 high
• Mortgage (P&I): −$707
• Tax from tax record: −$276 /mo · $3,313/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $79

Break-even live

Break-even rent $1,316

Max offer price $134,900

Occupancy floor 89%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2109 Harding Ave Dayton, OH	2.0	1.0	750	$950	$1.27	2d	1	0.35mi
2022 Arthur Ave Unit NA Dayton, OH	3.0	1.0	1040	$1,500	$1.44	11d	1	0.37mi
5900 Erica Ct Dayton, OH	2.0	1.0	800	$975	$1.22	2d	1	0.50mi
4911 Northcutt Pl Dayton, OH	2.0	1.0	850	$825	$0.97	2d	1	0.88mi
2991 Benchwood Rd Unit 2993 Dayton, OH	2.0	1.5	1063	$1,295	$1.22	2d	1	1.31mi
3097 Silver Rock Ave Unit 3103 Dayton, OH	2.0	1.5	1035	$1,295	$1.25	14d	1	1.38mi

Listing history 6 events

1. 2026-06-13
   status $134,900 Pending 6 DOM
2. 2026-06-10
   days on market $134,900 Active 6 DOM
3. 2026-06-09
   days on market $134,900 Active 5 DOM
4. 2026-06-08
   days on market $134,900 Active 4 DOM
5. 2026-06-07
   remarks 517-char remark
6. 2026-06-07
   listed $134,900 Active 3 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: $3,313 · $276/mo
• Projected year-2 tax: $3,313 · $276/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°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: $16,988
• − Mortgage interest: −$7,556
• − Property taxes: −$3,313
• − Insurance: −$674
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − Depreciation: −$3,924
• Taxable loss: −$1,198
• Est. tax savings @ 24.0%: +$288
• After-tax cash flow: $1,232/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

• 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

+348.2% since first listed

12 events — show timeline

• 2026-06-04 Listed $134,900 Dayton MLS
• 2024-10-18 Sold (Public Records) $9,179,000 Public Records
• 2021-02-26 Sold (Public Records) $77,000 Public Records
• 2021-01-05 Sold (MLS) $77,000 Dayton MLS
• 2021-01-05 Sold (MLS) $77,000 Dayton MLS
• 2021-01-04 Pending — Dayton MLS
• 2020-12-21 Contingent — Dayton MLS
• 2020-12-04 Relisted — Dayton MLS
• 2020-11-15 Contingent — Dayton MLS
• 2020-11-09 Listed $89,900 Dayton MLS
• 1986-07-01 Sold (Public Records) $30,100 Public Records
• 1986-07-01 Sold (Public Records) $30,100 Public Records

Property tax history

+17.5%/yr

Latest (2025): $3,313 · -2.4% YoY. Source: county tax records.