442 Allwen Dr · Dayton, OH 45406

$94,900

3 bd · 1.5 ba · 1,520 sqft · SingleFamily public records · 56 Days on market

Built 1926 4,950 sqft lot $62/sqft · 19% above area Est $80k · 19% over

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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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This classic 1920s two-story home at 442 Allwen Dr perfectly balances historic character with functional living space. Featuring 1,520 square feet, the residence offers three spacious bedrooms and one and a half bathrooms. The interior is defined by stunning, original hardwood flooring that spans the main living areas, complemented by neutral paint and abundant natural light. The main level includes a large living room that flows into a formal dining area, while the kitchen is updated with rich wood cabinetry and a full appliance package. A standout feature of this property is the versatile bonus space, including a dedicated home office or sunroom and a full basement that houses the mechanicals and a secondary half-bath. The exterior provides excellent curb appeal with a covered front porch, while the rear features a fully fenced backyard and a private driveway for off-street parking. Located in an established Dayton neighborhood, this home offers easy access to local amenities and schools, making it an ideal choice for those seeking a move-in-ready home with timeless appeal.

Key facts

• Rich wood cabinetry
• Large living room
• Formal dining area

Tags

• ORIGINAL HARDWOOD FLOORING
• LARGE LIVING ROOM
• FORMAL DINING AREA
• UPDATED KITCHEN
• RICH WOOD CABINETRY
• FULL APPLIANCE PACKAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 7.4% 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: 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 (+3.0%/yr); 156 active listings in the ZIP; 40 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).
• This rent runs 34% of the median local income ($42k/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 $656 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $51k; list at $95k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.24% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.98%
• DSCR: 1.62
• GRM: 6.7

CMA / ARV

• ARV (median comp): $79,987
• List price: $94,900
• Delta: 18.64%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2032 Rugby Rd	0.18mi	3/1.0	1,422 (-6%)	0mo	$44,990	$32	78
1516 Kumler Ave	0.51mi	3/1.5	1,516 (-0%)	1mo	$100,000	$66	75
50 Woodcrest Ave	0.42mi	3/1.0	1,500 (-1%)	2mo	$155,000	$103	75
17 Marie Ave	0.26mi	4/1.5 (+1)	1,424 (-6%)	0mo	$70,000	$49	72
2331 Newport Ave	0.69mi	3/1.5	1,520 (0%)	1mo	$85,000	$56	67
423 Sandalwood Dr	0.57mi	3/1.5	1,444 (-5%)	0mo	$62,000	$43	65
117 Valleyview Dr	0.29mi	2/1.0 (-1)	1,381 (-9%)	1mo	$50,000	$36	63
1936 Burroughs Dr	0.52mi	3/1.5	1,682 (+11%)	0mo	$135,000	$80	58
2 E Hudson Ave	0.69mi	3/1.0	1,661 (+9%)	1mo	$35,000	$21	49
69 E Beechwood Ave	0.75mi	3/1.0	1,400 (-8%)	1mo	$173,000	$124	49
25 Laura Ave	0.62mi	3/1.5	1,710 (+12%)	2mo	$143,000	$84	49
2439 Mayfair Rd	0.65mi	2/3.0 (-1)	1,689 (+11%)	1mo	$200,000	$118	40

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 · 3.03% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.16×
• Total profit: $4,373
• Equity at exit: $14,150

10-year hold

• IRR: 13.8%
• Equity multiple: 2.10×
• Total profit: $29,329
• Equity at exit: $8,205

Cash invested: $26,572 (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 45406

• Rents YoY: 3.0%
• Active inventory: 156
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,177 high
• Mortgage (P&I): −$498
• Tax from tax record: −$83 /mo · $996/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $310

Break-even live

Break-even rent $785

Max offer price $94,900

Occupancy floor 69%

Sensitivity live

Price	-10% $363	-5% $336	+0% $310	+5% $283	+10% $256
Rent	-10% $217	-5% $263	+0% $310	+5% $356	+10% $403
Rate	-1.0pp $357	-0.5pp $334	base $310	+0.5pp $285	+1.0pp $260

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	44d	1	0.22mi
1743 Radcliffe Rd Dayton, OH	3.0	1.5	1729	$1,200	$0.69	44d	1	0.24mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	44d	1	0.30mi
181 W Norman Ave Dayton, OH	3.0	2.0	1228	$1,150	$0.94	44d	1	0.32mi
167 W Hudson Ave Dayton, OH	3.0	1.5	1344	$1,185	$0.88	44d	1	0.34mi
2232 Salem Ave Dayton, OH	3.0	1.0	1250	$1,200	$0.96	4d	1	0.36mi
2247 Salem Ave Unit 2247 Dayton, OH	3.0	1.5	1300	$1,350	$1.04	4d	1	0.37mi
2247 Salem Ave Unit 2249 Dayton, OH	3.0	1.5	1300	$1,400	$1.08	44d	1	0.37mi
1004 W Fairview Ave Dayton, OH	2.0	1.0	1053	$950	$0.90	24d	1	0.40mi
234 Santa Clara Ave Dayton, OH	3.0	1.0	1368	$1,125	$0.82	44d	1	0.43mi
265 Victor Ave Dayton, OH	3.0	1.0	1204	$900	$0.75	44d	1	0.44mi
1019 Cherry Dr Dayton, OH	4.0	1.0	1057	$1,125	$1.06	44d	1	0.47mi
101 W Norman Ave Unit 101 Dayton, OH	3.0	1.0	1600	$945	$0.59	44d	1	0.47mi
1927 Burroughs Dr Dayton, OH	3.0	2.0	1409	$1,245	$0.88	15d	1	0.52mi
518 Delaware Ave Dayton, OH	2.0	1.0	1500	$750	$0.50	44d	1	0.55mi
41 W Fairview Ave Unit 2 Dayton, OH	3.0	1.0	1452	$1,200	$0.83	15d	1	0.55mi
26 W Beechwood Ave Dayton, OH	3.0	1.5	1468	$1,050	$0.72	44d	1	0.61mi
1067 Salem Ave Dayton, OH	2.0	1.0	1100	$900	$0.82	44d	1	0.65mi
1225 Amherst Pl Dayton, OH	3.0	1.0	1548	$1,300	$0.84	15d	1	0.65mi
1067 Salem Ave Unit 3 Dayton, OH	2.0	1.5	1100	$900	$0.82	44d	1	0.65mi
1067 Salem Ave Unit 2 Dayton, OH	2.0	1.5	1100	$900	$0.82	44d	1	0.65mi
1378 Cory Dr Dayton, OH	2.0	1.0	1300	$975	$0.75	44d	1	0.67mi
31 E Norman Ave Dayton, OH	3.0	1.0	1100	$1,150	$1.05	24d	1	0.71mi
2141 Philadelphia Dr Dayton, OH	3.0	1.0	1736	$1,395	$0.80	44d	1	0.74mi
39 E Maplewood Ave Dayton, OH	4.0	1.5	1560	$1,050	$0.67	4d	1	0.79mi
38 Pointview Ave Dayton, OH	2.0	1.0	1140	$900	$0.79	15d	1	0.81mi
147 Laura Ave Dayton, OH	2.0	1.0	1096	$975	$0.89	24d	1	0.81mi
42 Pointview Ave Unit 42 Dayton, OH	3.0	2.0	1240	$1,200	$0.97	4d	1	0.81mi
65 E Maplewood Ave Dayton, OH	2.0	1.0	1064	$723	$0.68	44d	1	0.82mi
52 Fernwood Ave Dayton, OH	2.0	1.0	1926	$925	$0.48	44d	1	0.86mi
942 Harvard Blvd Dayton, OH	3.0	2.0	1596	$1,200	$0.75	4d	1	0.87mi
338 Kenwood Ave Dayton, OH	3.0	1.5	1512	$1,195	$0.79	44d	1	0.87mi
101 E Bruce Ave Dayton, OH	3.0	1.0	1455	$1,150	$0.79	3d	1	0.97mi
1501 Viola Ave Dayton, OH	3.0	1.0	1952	$1,175	$0.60	15d	1	0.97mi
905 Neal Ave Dayton, OH	3.0	1.0	1100	$850	$0.77	44d	1	0.99mi
202 E Bruce Ave Apt 2 Dayton, OH	2.0	1.0	1250	$800	$0.64	24d	1	1.02mi
132 Wroe Ave Unit 132 Dayton, OH	3.0	2.5	1934	$1,297	$0.67	44d	1	1.04mi
424 Lexington Ave Dayton, OH	3.0	2.0	1536	$1,025	$0.67	44d	1	1.06mi
317 Fernwood Ave Dayton, OH	3.0	1.0	1320	$1,100	$0.83	12d	1	1.08mi
3207 Cornell Dr Dayton, OH	3.0	1.0	1168	$1,000	$0.86	4d	1	1.10mi

Listing history 27 events

1. 2026-06-07
   statusdays on market $94,900 Pending 56 DOM
2. 2026-06-05
   days on market $94,900 Active 55 DOM
3. 2026-06-03
   days on market $94,900 Active 54 DOM
4. 2026-06-02
   days on market $94,900 Active 53 DOM
5. 2026-06-01
   days on market $94,900 Active 52 DOM
6. 2026-05-31
   days on market $94,900 Active 51 DOM
7. 2026-05-14
   price $94,900 1092-char remark

   Show marketing remark (1092 chars)

   This classic 1920s two-story home at 442 Allwen Dr perfectly balances historic character with functional living space. Featuring 1,520 square feet, the residence offers three spacious bedrooms and one and a half bathrooms. The interior is defined by stunning, original hardwood flooring that spans the main living areas, complemented by neutral paint and abundant natural light. The main level includes a large living room that flows into a formal dining area, while the kitchen is updated with rich wood cabinetry and a full appliance package. A standout feature of this property is the versatile bonus space, including a dedicated home office or sunroom and a full basement that houses the mechanicals and a secondary half-bath. The exterior provides excellent curb appeal with a covered front porch, while the rear features a fully fenced backyard and a private driveway for off-street parking. Located in an established Dayton neighborhood, this home offers easy access to local amenities and schools, making it an ideal choice for those seeking a move-in-ready home with timeless appeal.

8. 2026-04-10
   listed $99,900 Active 1092-char remark

   Show marketing remark (1092 chars)

   This classic 1920s two-story home at 442 Allwen Dr perfectly balances historic character with functional living space. Featuring 1,520 square feet, the residence offers three spacious bedrooms and one and a half bathrooms. The interior is defined by stunning, original hardwood flooring that spans the main living areas, complemented by neutral paint and abundant natural light. The main level includes a large living room that flows into a formal dining area, while the kitchen is updated with rich wood cabinetry and a full appliance package. A standout feature of this property is the versatile bonus space, including a dedicated home office or sunroom and a full basement that houses the mechanicals and a secondary half-bath. The exterior provides excellent curb appeal with a covered front porch, while the rear features a fully fenced backyard and a private driveway for off-street parking. Located in an established Dayton neighborhood, this home offers easy access to local amenities and schools, making it an ideal choice for those seeking a move-in-ready home with timeless appeal.

9. 2019-11-22
   soldstatus $51,000
10. 2019-08-29
    historical
11. 2019-08-29
    status Pending
12. 2019-08-17
    listed $65,000 Active
13. 2019-07-15
    historical
14. 2019-07-15
    historical
15. 2019-06-19
    price $80,000
16. 2019-06-19
    price $80,000
17. 2019-04-27
    price $84,850
18. 2019-04-16
    price $84,850
19. 2019-02-07
    price $84,900
20. 2019-01-06
    listed $85,000 Active
21. 2019-01-06
    listed $85,000 Active
22. 2015-06-01
    historical
23. 2015-03-21
    listed $50,000
24. 1996-02-14
    soldstatus $37,000
25. 1996-02-13
    soldstatus $37,000
26. 1994-06-30
    soldstatus $37,000
27. 1985-07-30
    soldstatus $25,011

ⓘ 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: $996 · $83/mo
• Projected year-2 tax: $1,238 · $103/mo
• Expected delta: +$242/yr (+$20/mo · 24.4%)

ⓘ 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 ≥104°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: $14,123
• − Mortgage interest: −$5,316
• − Property taxes: −$996
• − Insurance: −$474
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − Depreciation: −$2,761
• Taxable income: $2,317
• Est. tax owed @ 24.0%: −$556
• After-tax cash flow: $3,159/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): 19,991
• Household income: $41,796
• Rent vs Own: 52.9% rent · 47.1% own
• Severe rent burden: 1504.0

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 (75%)
• Race & ethnicity: Black 75% White 16% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -113.75%
• Current HPI: 197.1302
• Rent YoY: ▲ 3.03%
• 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

+279.4% since first listed

21 events — show timeline

• 2026-05-14 Price Changed $94,900 Dayton MLS
• 2026-04-10 Listed $99,900 Dayton MLS
• 2019-11-22 Sold (Public Records) $51,000 Public Records
• 2019-08-29 Listing Removed — Dayton MLS
• 2019-08-29 Pending — Dayton MLS
• 2019-08-17 Listed $65,000 Dayton MLS
• 2019-07-15 Listing Removed — Cincy MLS
• 2019-07-15 Listing Removed — Dayton MLS
• 2019-06-19 Price Changed $80,000 Dayton MLS
• 2019-06-19 Price Changed $80,000 Cincy MLS
• 2019-04-27 Price Changed $84,850 Cincy MLS
• 2019-04-16 Price Changed $84,850 Dayton MLS
• 2019-02-07 Price Changed $84,900 Dayton MLS
• 2019-01-06 Listed $85,000 Cincy MLS
• 2019-01-06 Listed $85,000 Dayton MLS
• 2015-06-01 Listing Removed — Dayton MLS
• 2015-03-21 Listed $50,000 Dayton MLS
• 1996-02-14 Sold (Public Records) $37,000 Public Records
• 1996-02-13 Sold (Public Records) $37,000 Public Records
• 1994-06-30 Sold (Public Records) $37,000 Public Records
• 1985-07-30 Sold (Public Records) $25,011 Public Records

Property tax history

-1.4%/yr

Latest (2025): $996 · -0.2% YoY. Source: county tax records.