3073 Wayland Ave · Dayton, OH 45420

$120,000

2 bd · 1.0 ba · 804 sqft · SingleFamily public records · 13 Days on market

Built 1928 6,355 sqft lot $149/sqft · 21% below area Est $153k · 21% 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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.6/10.0
• 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 MLS

Tons of potential. This cozy little bungalow has so much to offer! Highlighted by 2 bedrooms and 1 bath - the spacious living room will greet your guests - the kitchen and dining room is perfect for the person who likes to entertain guests. The back porch offers a view of a large back yard. The 2 Car Detached garage offers area to store your lawn equipment and is perfect for the handy-man! HUD owned. Property is being sold AS-IS. Buyer must have financing in order and proof of funds or preapproval letter with all offers. All offers must be non-contingent. Lockbox on front door. Call Centralized Showing Service for code. Equal Housing Opportunity UI (Un-Insured) & 203K eligible

Key facts

• 6,355 sq ft lot
• 2 garage spots
• Built 1928

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached two-car garage
• Utilities: Public water; Sewer available; Natural gas available
• Home design: Single-story home; Residential property
• Construction: Aluminum siding; Slab foundation
• Exterior features: Fenced yard; Covered porch

Interior

• Kitchen: Kitchen on main level (12 x 11)
• Bedrooms: Bedroom on main level (10 x 10)
• Bathrooms: One full bathroom on main level
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Decorative gas fireplace (one)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

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.
• 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.
• Market conditions: Rents rising fast (+4.8%/yr); 106 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $830 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 17y 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.
• Current owner paid $22k; list at $120k implies a 437% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1928 — 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: 1.06% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.77%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

• ARV (median comp): $152,836
• List price: $120,000
• Delta: -21.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2901 Whittier Ave	0.38mi	2/1.0	819 (+2%)	2mo	$133,000	$162	77
2904 Kingston Ave	0.25mi	3/1.0 (+1)	768 (-4%)	2mo	$132,000	$172	74
2908 Hazel Ave	0.22mi	2/1.0	876 (+9%)	2mo	$170,000	$194	73
1611 Horlacher Ave	0.45mi	2/1.0	773 (-4%)	1mo	$155,000	$201	72
3120 Martel Dr	0.47mi	2/1.0	768 (-4%)	1mo	$38,500	$50	70
2904 Grace Ave	0.27mi	2/1.0	712 (-11%)	1mo	$160,000	$225	68
2040 Courtland Ave	0.23mi	2/1.0	704 (-12%)	2mo	$115,000	$163	67
2824 S Smithville Rd	0.45mi	2/1.0	874 (+9%)	2mo	$95,000	$109	63
1136 Croyden Dr	0.67mi	2/1.0	840 (+4%)	1mo	$170,000	$202	60
1020 Weng Ave	0.54mi	2/1.0	736 (-8%)	2mo	$133,500	$181	59
1004 Chelsea Ave	0.61mi	2/1.0	864 (+8%)	2mo	$165,000	$191	58
1035 Chelsea Ave	0.62mi	2/1.0	864 (+8%)	2mo	$150,000	$174	57

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-6,763
• Equity at exit: $17,892

10-year hold

• IRR: 6.4%
• Equity multiple: 1.52×
• Total profit: $17,525
• Equity at exit: $10,375

Cash invested: $33,600 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,266 high
• Mortgage (P&I): −$629
• Tax from tax record: −$160 /mo · $1,914/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $162

Break-even live

Break-even rent $1,062

Max offer price $120,000

Occupancy floor 82%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1828 Hazel Ave Dayton, OH	2.0	1.0	960	$1,435	$1.49	3d	1	0.07mi
2112 Patterson Rd Dayton, OH	3.0	1.0	1008	$1,425	$1.41	3d	1	0.11mi
2850 Hazel Ave Unit 1496064P Dayton, OH	3.0	2.0	850	$6,259	$7.36	19d	1	0.23mi
3311 S Smithville Rd Dayton, OH	3.0	1.0	1019	$1,295	$1.27	44d	1	0.39mi
3603 S Smithville Rd Kettering, OH	2.0	1.0	950	$1,100	$1.16	23d	1	0.50mi
1238 Colwick Dr Dayton, OH	2.0	1.0	786	$1,250	$1.59	11d	1	0.55mi
2212 Farmside Dr Dayton, OH	3.0	1.0	1008	$1,395	$1.38	44d	1	0.72mi
1934 Farmside Dr Dayton, OH	3.0	1.0	1008	$1,395	$1.38	44d	1	0.83mi
511 Haskins Ave Dayton, OH	1.0	1.0	600	$775	$1.29	44d	1	1.07mi
1059 Wilmington Ave Unit 1059 1 Dayton, OH	3.0	1.5	1100	$1,495	$1.36	44d	1	1.07mi
1053 Wilmington Ave Dayton, OH	2.0–3.0	1.0–1.5	1025	$1,295	$1.26	3d	5	1.08mi
2416 Brookline Ave Dayton, OH	2.0	1.0	806	$895	$1.11	3d	1	1.13mi
809 Patterson Rd Dayton, OH	2.0	1.0–1.5	895	$1,075	$1.20	3d	7	1.14mi
1570 Woodman Dr Unit 1610-A05 Dayton, OH	1.0	1.0	690	$700	$1.01	23d	1	1.16mi
1570 Woodman Dr Dayton, OH	1.0	1.0	690	$700	$1.01	44d	1	1.17mi
719 Wiltshire Blvd Unit 1 Dayton, OH	1.0	1.0	600	$895	$1.49	21d	1	1.22mi
719 Wiltshire Blvd Apt 2 Dayton, OH	1.0	1.0	600	$895	$1.49	3d	1	1.22mi
922 Wilmington Ave Dayton, OH	2.0	1.0	720	$1,200	$1.67	23d	1	1.24mi
933 Wilmington Ave Dayton, OH	1.0–2.0	1.0–1.5	802	$980	$1.22	3d	8	1.24mi
41 Patterson Village Dr Dayton, OH	1.0–2.0	1.0	553	$920	$1.66	3d	14	1.27mi
1905 Coventry Rd Dayton, OH	2.0	1.0	1000	$1,250	$1.25	23d	1	1.30mi
2029 Brookline Ave Dayton, OH	2.0	1.0	990	$1,270	$1.28	14d	1	1.32mi
737 Wilmington Ave Dayton, OH	2.0	1.0	1000	$950	$0.95	23d	1	1.37mi
1641 Edendale Rd Dayton, OH	3.0	1.0	976	$1,395	$1.43	3d	1	1.40mi
2820 Harvey Ave Dayton, OH	2.0	1.0	900	$1,350	$1.50	44d	1	1.42mi
2974 Woodman Dr Dayton, OH	3.0	1.0	864	$1,625	$1.88	14d	1	1.46mi
5345 Middlebury Rd Dayton, OH	3.0	1.0	864	$1,600	$1.85	44d	1	1.47mi
539 Corona Ave Unit A Dayton, OH	1.0	1.0	700	$900	$1.29	44d	1	1.48mi
440 Lonsdale Ave #1 Dayton, OH	2.0	1.0	1050	$1,450	$1.38	11d	1	1.48mi
426 Kling Dr Unit B Dayton, OH	1.0	1.0	600	$1,500	$2.50	3d	1	1.49mi

Listing history 17 events

1. 2026-05-14
   status Pending 582-char remark
2. 2026-04-30
   listed $120,000 Active 582-char remark
3. 2014-09-19
   soldstatus $22,359 691-char remark

   Show marketing remark (689 chars)

   Tons of potential. This cozy little bungalow has so much to offer! Highlighted by 2 bedrooms and 1 bath - the spacious living room will greet your guests - the kitchen and dining room is perfect for the person who likes to entertain guests. The back porch offers a view of a large back yard. The 2 Car Detached garage offers area to store your lawn equipment and is perfect for the handy-man! HUD owned. Property is being sold AS-IS. Buyer must have financing in order and proof of funds or preapproval letter with all offers. All offers must be non-contingent. Lockbox on front door. Call Centralized Showing Service for code. Equal Housing Opportunity UI (Un-Insured) & 203K eligible

4. 2014-09-19
   soldstatus $22,359 Closed 691-char remark

   Show marketing remark (689 chars)

   Tons of potential. This cozy little bungalow has so much to offer! Highlighted by 2 bedrooms and 1 bath - the spacious living room will greet your guests - the kitchen and dining room is perfect for the person who likes to entertain guests. The back porch offers a view of a large back yard. The 2 Car Detached garage offers area to store your lawn equipment and is perfect for the handy-man! HUD owned. Property is being sold AS-IS. Buyer must have financing in order and proof of funds or preapproval letter with all offers. All offers must be non-contingent. Lockbox on front door. Call Centralized Showing Service for code. Equal Housing Opportunity UI (Un-Insured) & 203K eligible

5. 2014-09-19
   soldstatus $22,359

   Show marketing remark (689 chars)

   Tons of potential. This cozy little bungalow has so much to offer! Highlighted by 2 bedrooms and 1 bath - the spacious living room will greet your guests - the kitchen and dining room is perfect for the person who likes to entertain guests. The back porch offers a view of a large back yard. The 2 Car Detached garage offers area to store your lawn equipment and is perfect for the handy-man! HUD owned. Property is being sold AS-IS. Buyer must have financing in order and proof of funds or preapproval letter with all offers. All offers must be non-contingent. Lockbox on front door. Call Centralized Showing Service for code. Equal Housing Opportunity UI (Un-Insured) & 203K eligible

6. 2014-08-27
   historical 691-char remark

   Show marketing remark (691 chars)

   Tons of potential. This cozy little bungalow has so much to offer! Highlighted by 2 bedrooms and 1 bath - the spacious living room will greet your guests - the kitchen and dining room is perfect for the person who likes to entertain guests. The back porch offers a view of a large back yard. The 2 Car Detached garage offers area to store your lawn equipment and is perfect for the handy-man! HUD owned. Property is being sold AS-IS. Buyer must have financing in order and proof of funds or preapproval letter with all offers. All offers must be non-contingent. Lockbox on front door. Call Centralized Showing Service for code. Equal Housing Opportunity UI (Un-Insured) & 203K eligible

7. 2014-06-27
   listed $26,100 691-char remark

   Show marketing remark (689 chars)

   Tons of potential. This cozy little bungalow has so much to offer! Highlighted by 2 bedrooms and 1 bath - the spacious living room will greet your guests - the kitchen and dining room is perfect for the person who likes to entertain guests. The back porch offers a view of a large back yard. The 2 Car Detached garage offers area to store your lawn equipment and is perfect for the handy-man! HUD owned. Property is being sold AS-IS. Buyer must have financing in order and proof of funds or preapproval letter with all offers. All offers must be non-contingent. Lockbox on front door. Call Centralized Showing Service for code. Equal Housing Opportunity UI (Un-Insured) & 203K eligible

8. 2014-06-27
   listed $26,100

   Show marketing remark (689 chars)

   Tons of potential. This cozy little bungalow has so much to offer! Highlighted by 2 bedrooms and 1 bath - the spacious living room will greet your guests - the kitchen and dining room is perfect for the person who likes to entertain guests. The back porch offers a view of a large back yard. The 2 Car Detached garage offers area to store your lawn equipment and is perfect for the handy-man! HUD owned. Property is being sold AS-IS. Buyer must have financing in order and proof of funds or preapproval letter with all offers. All offers must be non-contingent. Lockbox on front door. Call Centralized Showing Service for code. Equal Housing Opportunity UI (Un-Insured) & 203K eligible

9. 2013-10-08
   historical
10. 2013-07-08
    listed $39,900
11. 2012-06-30
    historical
12. 2011-12-08
    listed $47,900
13. 2010-03-18
    historical
14. 2009-09-17
    listed $67,900
15. 1998-03-05
    soldstatus $55,000
16. 1992-05-06
    soldstatus $50,000
17. 1990-04-25
    soldstatus $33,500

ⓘ 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: $1,914 · $160/mo
• Projected year-2 tax: $1,914 · $160/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 0% 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: $15,197
• − Mortgage interest: −$6,722
• − Property taxes: −$1,914
• − Insurance: −$600
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$3,491
• Taxable income: $38
• Est. tax owed @ 24.0%: −$9
• After-tax cash flow: $1,931/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

+258.2% since first listed

17 events — show timeline

• 2026-05-14 Pending — Dayton MLS
• 2026-04-30 Listed $120,000 Dayton MLS
• 2014-09-19 Sold (MLS) $22,359 WRIST
• 2014-09-19 Sold (MLS) $22,359 Dayton MLS
• 2014-09-19 Sold (MLS) $22,359 Dayton MLS
• 2014-08-27 Listing Removed — Dayton MLS
• 2014-06-27 Listed $26,100 WRIST
• 2014-06-27 Listed $26,100 Dayton MLS
• 2013-10-08 Listing Removed — Dayton MLS
• 2013-07-08 Listed $39,900 Dayton MLS
• 2012-06-30 Listing Removed — Dayton MLS
• 2011-12-08 Listed $47,900 Dayton MLS
• 2010-03-18 Listing Removed — Dayton MLS
• 2009-09-17 Listed $67,900 Dayton MLS
• 1998-03-05 Sold (Public Records) $55,000 Public Records
• 1992-05-06 Sold (Public Records) $50,000 Public Records
• 1990-04-25 Sold (Public Records) $33,500 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,914 · -0.2% YoY. Source: county tax records.