730 Faulkner Ave · Dayton, OH 45402

$49,900

2 bd · 1.0 ba · 972 sqft · SingleFamily public records · 68 Days on market

Built 1921 7,079 sqft lot $51/sqft · 14% below area Est $58k · 14% under

---

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 +13.9/15.0
• 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 MLS

Dare to dream. Discover this exceptional investment opportunity for this single family residence and welcome to your next investment opportunity. Looking for passive income? This is the home for you; it is a true gem and diamond in the rough, promising a new project for a fix-and-flip or income investor. Improvements need to be made and anyone with a vision can make this special. Being sold AS IS. Call today for a showing!!

Key facts

• 7,079 sq ft lot
• Built 1921
• Listed 68 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.9% 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 (+4.0%/yr); 83 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $345 of loan paydown is wiped out by about $1k 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 + 4.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $9k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $50k implies a 399% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $46,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 2.01% ✓
• Cap rate: 17.86%
• Cash-on-cash: 41.32%
• DSCR: 2.84
• GRM: 4.1

CMA / ARV

• ARV (median comp): $58,130
• List price: $49,900
• Delta: -14.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1727 W Riverview Ave	0.17mi	2/1.0	864 (-11%)	4mo	$33,000	$38	70
527 Dakota St	0.29mi	2/1.0	917 (-6%)	9mo	$55,000	$60	70
736 N Paul Laurence Dunbar St	0.06mi	2/1.0	858 (-12%)	12mo	$26,000	$30	68
924 Dow St	0.41mi	3/1.0 (+1)	910 (-6%)	8mo	$60,000	$66	59
1412 Superior Ave	0.37mi	2/1.0	892 (-8%)	21mo	$35,000	$39	52
1421 Superior Ave	0.39mi	3/1.0 (+1)	1,100 (+13%)	16mo	$50,000	$45	41
426 N Williams St	0.41mi	3/1.5 (+1)	1,059 (+9%)	23mo	$35,000	$33	40
235 Mercer Ave	0.63mi	2/1.5	1,116 (+15%)	7mo	$63,000	$56	39
55 Mound St	0.75mi	3/2.0 (+1)	1,080 (+11%)	8mo	$189,900	$176	31

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 · 3.98% rent growth · sell at horizon

5-year hold

• IRR: 38.9%
• Equity multiple: 2.69×
• Total profit: $23,549
• Equity at exit: $7,440

10-year hold

• IRR: 45.8%
• Equity multiple: 5.59×
• Total profit: $64,125
• Equity at exit: $4,314

Cash invested: $13,972 (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 45402

• Rents YoY: 4.0%
• Active inventory: 83
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,004 high
• Mortgage (P&I): −$262
• Tax from tax record: −$30 /mo · $358/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $481

Break-even live

Break-even rent $395

Max offer price $49,900

Occupancy floor 47%

Sensitivity live

Price	-10% $509	-5% $495	+0% $481	+5% $467	+10% $453
Rent	-10% $402	-5% $441	+0% $481	+5% $521	+10% $560
Rate	-1.0pp $506	-0.5pp $494	base $481	+0.5pp $468	+1.0pp $455

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 Lexington Ave Unit 1 Dayton, OH	1.0	1.0	700	$759	$1.08	22d	1	0.41mi
119 Edgewood Ave Dayton, OH	1.0–2.0	1.0	817	$999	$1.22	24d	2	0.54mi
1903 W Grand Ave Unit 4 Dayton, OH	2.0	1.0	600	$850	$1.42	44d	1	0.60mi
848 Riverview Ter Apt 306 Dayton, OH	1.0	1.0	600	$900	$1.50	3d	1	0.61mi
848 Riverview Ter Unit 606 Dayton, OH	1.0	1.0	700	$900	$1.29	44d	1	0.61mi
848 Riverview Ter Apt 205 Dayton, OH	2.0	1.0	1100	$1,100	$1.00	15d	1	0.61mi
848 Riverview Ter Unit 104 Dayton, OH	1.0	1.0	600	$1,100	$1.83	44d	1	0.61mi
848 Riverview Ter Unit 508 Dayton, OH	1.0	1.0	800	$975	$1.22	44d	1	0.61mi
905 Neal Ave Dayton, OH	3.0	1.0	1100	$850	$0.77	44d	1	0.63mi
905 Neal Ave Dayton, OH	2.0	1.0	950	$750	$0.79	24d	1	0.63mi
604 W Grand Ave Unit 9 Dayton, OH	1.0	1.0	550	$695	$1.26	44d	1	0.69mi
104 Central Ave Dayton, OH	1.0	1.0	550	$710	$1.29	3d	1	0.70mi
39 Central Ave Dayton, OH	1.0	1.0	467	$680	$1.45	3d	6	0.70mi
111 Grafton Ave Dayton, OH	1.0	1.0	660	$795	$1.20	24d	1	0.72mi
111 Grafton Ave Dayton, OH	1.0	1.0	660	$795	$1.20	44d	1	0.72mi
515 W Grand Ave Dayton, OH	2.0	2.0	1100	$1,025	$0.93	4d	1	0.74mi
515 W Grand Ave Dayton, OH	2.0	2.0	1100	$1,025	$0.93	24d	1	0.74mi
515 W Grand Ave Dayton, OH	2.0	2.0	1100	$1,025	$0.93	44d	1	0.74mi
51 Grafton Ave Dayton, OH	1.0	1.0	532	$775	$1.46	44d	1	0.74mi
51 Grafton Ave Dayton, OH	2.0	1.0	768	$950	$1.24	24d	1	0.74mi
51 Grafton Ave Dayton, OH	1.0	1.0	532	$775	$1.46	4d	1	0.74mi
617 W Riverview Ave Dayton, OH	1.0	1.0	525	$765	$1.46	15d	1	0.75mi
617 W Riverview Ave Dayton, OH	1.0	1.0	575	$725	$1.26	44d	1	0.75mi
1067 Salem Ave Unit 3 Dayton, OH	2.0	1.5	1100	$900	$0.82	44d	1	0.81mi
1067 Salem Ave Unit 2 Dayton, OH	2.0	1.5	1100	$900	$0.82	44d	1	0.81mi
1067 Salem Ave Dayton, OH	2.0	1.0	1100	$900	$0.82	44d	1	0.81mi
725 Maplehurst Ave Dayton, OH	2.0	1.0	1104	$895	$0.81	44d	1	0.83mi
See individual Unit addresses Dayton, OH	1.0–2.0	1.0–2.0	928	$2,297	$2.48	44d	10	0.84mi
322 Lorenz Ave Dayton, OH	1.0	1.0	634	$850	$1.34	44d	1	0.94mi
410 Delaware Ave Dayton, OH	1.0	1.0	975	$650	$0.67	3d	1	0.99mi
364 Delaware Ave Unit 4 Dayton, OH	1.0	1.0	700	$675	$0.96	24d	1	1.00mi
635 Anna St Dayton, OH	3.0	1.0	960	$1,300	$1.35	15d	1	1.01mi
41 N Marion St Dayton, OH	2.0	1.0	652	$925	$1.42	4d	1	1.01mi
1453 Harvard Blvd Dayton, OH	1.0	1.0	780	$650	$0.83	44d	1	1.04mi
265 Victor Ave Dayton, OH	1.0	1.0	602	$699	$1.16	4d	1	1.12mi
605 Forest Ave Dayton, OH	2.0	1.0	978	$650	$0.66	24d	1	1.14mi
44 5 Oaks Ave Unit 2 Dayton, OH	2.0	1.0	700	$800	$1.14	44d	1	1.18mi
115 W Monument Ave Dayton, OH	1.0–2.0	1.0–2.5	1053	$2,199	$2.09	3d	20	1.19mi
35 Neal Ave Dayton, OH	2.0	1.0	728	$875	$1.20	24d	1	1.22mi
70 Gramont Ave Dayton, OH	3.0	1.5	966	$1,300	$1.35	3d	1	1.22mi

Listing history 23 events

1. 2026-06-18
   days on market $49,900 Active 68 DOM
2. 2026-06-17
   days on market $49,900 Active 67 DOM
3. 2026-06-16
   days on market $49,900 Active 66 DOM
4. 2026-06-15
   days on market $49,900 Active 65 DOM
5. 2026-06-14
   days on market $49,900 Active 63 DOM
6. 2026-06-13
   days on market $49,900 Active 62 DOM
7. 2026-06-10
   days on market $49,900 Active 60 DOM
8. 2026-06-09
   days on market $49,900 Active 59 DOM
9. 2026-06-08
   days on market $49,900 Active 58 DOM
10. 2026-06-07
    days on market $49,900 Active 57 DOM
11. 2026-06-05
    days on market $49,900 Active 54 DOM
12. 2026-06-03
    days on market $49,900 Active 53 DOM
13. 2026-06-02
    days on market $49,900 Active 52 DOM
14. 2026-06-01
    days on market $49,900 Active 51 DOM
15. 2026-05-31
    days on market $49,900 Active 50 DOM
16. 2026-04-28
    price $49,900 427-char remark

    Show marketing remark (427 chars)

    Dare to dream. Discover this exceptional investment opportunity for this single family residence and welcome to your next investment opportunity. Looking for passive income? This is the home for you; it is a true gem and diamond in the rough, promising a new project for a fix-and-flip or income investor. Improvements need to be made and anyone with a vision can make this special. Being sold AS IS. Call today for a showing!!

17. 2026-04-23
    price $53,500 427-char remark

    Show marketing remark (427 chars)

    Dare to dream. Discover this exceptional investment opportunity for this single family residence and welcome to your next investment opportunity. Looking for passive income? This is the home for you; it is a true gem and diamond in the rough, promising a new project for a fix-and-flip or income investor. Improvements need to be made and anyone with a vision can make this special. Being sold AS IS. Call today for a showing!!

18. 2026-04-11
    listed $58,500 Active 427-char remark

    Show marketing remark (427 chars)

    Dare to dream. Discover this exceptional investment opportunity for this single family residence and welcome to your next investment opportunity. Looking for passive income? This is the home for you; it is a true gem and diamond in the rough, promising a new project for a fix-and-flip or income investor. Improvements need to be made and anyone with a vision can make this special. Being sold AS IS. Call today for a showing!!

19. 2011-02-21
    historical
20. 2010-08-24
    listed $9,900
21. 2009-12-02
    historical
22. 2009-08-24
    listed $12,500
23. 1990-04-11
    soldstatus $10,000

ⓘ 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: $358 · $30/mo
• Projected year-2 tax: $568 · $47/mo
• Expected delta: +$210/yr (+$18/mo · 58.8%)

ⓘ 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 ≥102°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: $12,051
• − Mortgage interest: −$2,795
• − Property taxes: −$358
• − Insurance: −$250
• − Repairs & maintenance: −$964
• − Management: −$964
• − Depreciation: −$1,452
• Taxable income: $5,269
• Est. tax owed @ 24.0%: −$1,264
• After-tax cash flow: $4,508/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): 9,407
• Household income: $48,401
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 404.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 57% White 32% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Italian 2% Serbian 2% Slovak 1%
• Foreign-born: 5% · Canada, Vietnam, Jamaica
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1% Arabic 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: ▼ -81.89%
• Current HPI: 149.7909
• Rent YoY: ▲ 3.98%
• 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

+399.0% since first listed

8 events — show timeline

• 2026-04-28 Price Changed $49,900 Dayton MLS
• 2026-04-23 Price Changed $53,500 Dayton MLS
• 2026-04-11 Listed $58,500 Dayton MLS
• 2011-02-21 Listing Removed — Dayton MLS
• 2010-08-24 Listed $9,900 Dayton MLS
• 2009-12-02 Listing Removed — Cincy MLS
• 2009-08-24 Listed $12,500 Cincy MLS
• 1990-04-11 Sold (Public Records) $10,000 Public Records

Property tax history

-8.1%/yr

Latest (2025): $358 · +2.4% YoY. Source: county tax records.