500 Mia Ave · Dayton, OH 45417

$59,900

3 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 5 Days on market

Built 1933 9,457 sqft lot Est $94k · 36% 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 +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Affordable and adorable! This Residence Park original has been enjoyed by its current owners for generations and the time has come to share the love. Owner’s pride is evident with the addition of dimensional roofing, vinyl replacement windows, central air conditioning, new entry/exit/storm doors and a custom deck for added efficiency. This one is larger than it looks with nearly 1,200 sqft spanned comfortably on one level. Unique built ins, large rooms and lots of natural light flow throughout. Additional highlights include an enclosed front porch, open living room, flexible dining room, eat in kitchen and 2 bedrooms with easy access to the central bath. Previously a 3 bedroom, the ba

Key facts

• Open living room
• Flexible dining room
• Eat in kitchen

Tags

• VINYL REPLACEMENT WINDOWS
• CUSTOM DECK
• ENCLOSED FRONT PORCH
• OPEN LIVING ROOM
• FLEXIBLE DINING ROOM
• EAT IN KITCHEN

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Utilities: Natural gas available; Public water; Sewer available (storm sewer)
• Home design: Ranch-style single-story home
• Construction: Aluminum siding and frame construction
• Exterior features: Patio; Residential lot approximately 0.217 acres (61 x 155)

Interior

• Kitchen: Eat-in kitchen (12 x 8)
• Bedrooms: Two main-level bedrooms (12 x 10; 10 x 13)
• Bathrooms: One full bathroom (on the main level)
• Heating & cooling: Central air conditioning; Forced air heating with natural gas
• Interior features: Bonus room on the main level; Eat-in kitchen; Florida room; Dining room; Living room; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 15.3% 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 fast (+4.1%/yr); 135 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 35% of the median local income ($37k/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 $414 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 + 4.1% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,900

Questions for the listing agent

1. Built in 1933 — 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: 1.81% ✓
• Cap rate: 15.30%
• Cash-on-cash: 32.18%
• DSCR: 2.43
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $94,276
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5227 Shasta Ave	0.28mi	3/1.0	1,008 (-3%)	1mo	$122,500	$122	82
615 Circle Rd	0.17mi	3/1.0	936 (-10%)	3mo	$66,000	$71	74
4519 Alfred Dr	0.34mi	2/1.0 (-1)	960 (-7%)	1mo	$81,000	$84	66
5009 Yalecrest Dr	0.53mi	3/1.0	1,000 (-4%)	5mo	$91,000	$91	65
419 Lindenwood Rd	0.60mi	3/1.5	1,008 (-3%)	0mo	$88,000	$87	65
214 Geneva Rd	0.39mi	2/1.0 (-1)	952 (-8%)	0mo	$89,000	$93	63
4643 Laurel Dr	0.14mi	2/1.5 (-1)	1,150 (+11%)	7mo	$47,000	$41	63
731 Whitmore Ave	0.30mi	3/1.0	925 (-11%)	8mo	$65,000	$70	61
4317 Midway Ave	0.43mi	4/1.0 (+1)	1,148 (+11%)	2mo	$50,000	$44	55
332 Roxbury Rd	0.45mi	3/1.5	1,140 (+10%)	8mo	$129,000	$113	54
346 Bungalow Rd	0.49mi	3/2.0	1,157 (+12%)	8mo	$114,000	$99	47
4901 Gardendale Ave	0.73mi	4/1.0 (+1)	960 (-7%)	3mo	$99,000	$103	46

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 · 4.06% rent growth · sell at horizon

5-year hold

• IRR: 28.4%
• Equity multiple: 2.20×
• Total profit: $20,118
• Equity at exit: $8,931

10-year hold

• IRR: 36.4%
• Equity multiple: 4.54×
• Total profit: $59,350
• Equity at exit: $5,179

Cash invested: $16,772 (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 45417

• Home prices YoY: -32.3%
• Rents YoY: 4.1%
• Active inventory: 135
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,084 high
• Mortgage (P&I): −$314
• Tax from tax record: −$68 /mo · $813/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $450

Break-even live

Break-even rent $515

Max offer price $59,900

Occupancy floor 54%

Sensitivity live

Price	-10% $484	-5% $467	+0% $450	+5% $433	+10% $416
Rent	-10% $364	-5% $407	+0% $450	+5% $493	+10% $535
Rate	-1.0pp $480	-0.5pp $465	base $450	+0.5pp $434	+1.0pp $418

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4109 Midway Ave Dayton, OH	3.0	1.0	971	$1,000	$1.03	4d	1	0.56mi
126 Bluecrest Ave Dayton, OH	2.0	1.0	840	$1,000	$1.19	15d	1	0.73mi
4914 Gardendale Ave Dayton, OH	4.0	1.0	960	$1,125	$1.17	44d	1	0.86mi
5336 Rockport Ave Dayton, OH	3.0	1.0	925	$1,025	$1.11	44d	1	0.87mi
4625 Gardendale Ave Dayton, OH	3.0	1.0	864	$1,150	$1.33	3d	1	0.88mi
3925 Hoover Ave Dayton, OH	2.0	1.0	936	$1,100	$1.18	3d	1	0.95mi
1427 Stuben Dr Dayton, OH	3.0	1.0	957	$900	$0.94	3d	1	1.02mi
1498 Elaine St Dayton, OH	3.0	1.0	864	$1,025	$1.19	3d	1	1.03mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$775	$0.97	44d	1	1.04mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$750	$0.94	3d	1	1.04mi
1595 Elaine St Dayton, OH	3.0	1.0	864	$950	$1.10	3d	1	1.13mi
4576 Live Oak Dr Dayton, OH	3.0	1.0	864	$1,400	$1.62	44d	1	1.14mi
863 N Upland Ave Dayton, OH	3.0	1.0	1042	$1,200	$1.15	44d	1	1.19mi
500 Bowie Dr Unit 122 Dayton, OH	2.0	1.0	850	$910	$1.07	44d	1	1.26mi
137 Westwood Ave Dayton, OH	2.0	1.0	784	$900	$1.15	4d	1	1.31mi
828 Walton Ave Unit 832 Walton Dayton, OH	2.0	1.0	750	$795	$1.06	24d	1	1.36mi
617 Westwood Ave Dayton, OH	3.0	1.0	1304	$1,050	$0.81	44d	1	1.42mi

Listing history 7 events

1. 2026-06-19
   price $59,900 Active 5 DOM
2. 2026-06-18
   days on market $69,900 Active 5 DOM
3. 2026-06-17
   days on market $69,900 Active 4 DOM
4. 2026-06-16
   days on market $69,900 Active 3 DOM
5. 2026-06-15
   days on market $69,900 Active 2 DOM
6. 2026-06-14
   remarks 693-char remark
7. 2026-06-14
   listed $69,900 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: $813 · $68/mo
• Projected year-2 tax: $874 · $73/mo
• Expected delta: +$61/yr (+$5/mo · 7.5%)

ⓘ 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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,011
• − Mortgage interest: −$3,355
• − Property taxes: −$813
• − Insurance: −$300
• − Repairs & maintenance: −$1,041
• − Management: −$1,041
• − Depreciation: −$1,743
• Taxable income: $4,719
• Est. tax owed @ 24.0%: −$1,133
• After-tax cash flow: $4,264/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): 28,186
• Household income: $36,945
• Rent vs Own: 52.1% rent · 47.9% own
• Severe rent burden: 1822.0

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 (71%)
• Race & ethnicity: Black 71% White 20% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Romanian 0%
• Foreign-born: 3% · Canada
• Languages at home: 96% 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: ▼ -92.43%
• Current HPI: 193.4175
• Rent YoY: ▲ 4.06%
• 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

1 event — show timeline

• 2026-06-12 Listed $69,900 Dayton MLS

Property tax history

-3.1%/yr

Latest (2025): $813 · -0.2% YoY. Source: county tax records.