4642 W Hillcrest Ave · Dayton, OH 45406

$89,000

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 7 Days on market

Built 1953 6,721 sqft lot

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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 +23.8/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover an exceptional opportunity to own a charming single-family residence, perfectly situated for comfortable living. This delightful home offers a welcoming atmosphere, featuring two cozy bedrooms and a full bathroom, all thoughtfully arranged on a single level for effortless accessibility. The living area spans 792 square feet, providing an intimate yet functional space for daily life and entertaining. Enjoy the convenience of a well-equipped kitchen, which includes a range and refrigerator, washer and dryer ensuring immediate comfort upon moving in. A valuable home warranty is also provided, offering peace of mind for future homeowners. The property boasts a generous lot size of 0.15

Key facts

• Private patio
• Vibrant neighborhood
• Generous lot size

Tags

• WELL EQUIPPED KITCHEN
• PRIVATE PATIO
• GENEROUS LOT SIZE
• VIBRANT NEIGHBORHOOD

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Utilities: Has heating; Has cooling
• Home design: Single-story home; Frame construction; Slab foundation; Has home warranty
• Construction: Frame construction; Slab foundation
• Exterior features: Residential zoning; Lot approximately 0.15 acres (56 x 120)

Interior

• Kitchen: Kitchen (main level, approximately 8 x 8); Range; Refrigerator
• Bedrooms: Main-level bedroom, approximately 11 x 9; Main-level bedroom, approximately 12 x 9
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced-air heating; Window cooling units
• Interior features: 5 total rooms; Main-level layout
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($951 rent vs $89k).

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; 33 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,000

Questions for the listing agent

1. Built in 1953 — 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: 1.07% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.27%
• DSCR: 1.37
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $57,024
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4715 Greenwich Village Ave	0.15mi	2/1.0	756 (-4%)	6mo	$21,500	$28	81
2612 N Gettysburg Ave	0.45mi	2/1.0	780 (-2%)	3mo	$28,200	$36	74
4509 Queens Ave	0.44mi	2/1.0	720 (-9%)	0mo	$56,000	$78	64
4445 Prescott Ave	0.34mi	2/1.0	888 (+12%)	7mo	$40,000	$45	58
4637 Waymire Ave	0.19mi	3/1.0 (+1)	906 (+14%)	8mo	$65,000	$72	55
4424 Genesee Ave	0.46mi	2/1.0	720 (-9%)	12mo	$47,000	$65	53
5304 W Riverview Ave	0.54mi	3/1.0 (+1)	720 (-9%)	7mo	$28,000	$39	49
4466 Gatewood Pl	0.63mi	3/1.0 (+1)	864 (+9%)	5mo	$77,400	$90	46
3748 Saint James Ave	0.65mi	3/1.0 (+1)	864 (+9%)	6mo	$92,500	$107	44
3678 Wilmore St	0.75mi	3/1.5 (+1)	864 (+9%)	3mo	$131,900	$153	41
4288 Redonda Ln	0.68mi	3/2.0 (+1)	864 (+9%)	4mo	$125,000	$145	41
3691 Marlin Ave	0.74mi	3/1.0 (+1)	864 (+9%)	12mo	$35,640	$41	36

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-3,467
• Equity at exit: $13,270

10-year hold

• IRR: 6.0%
• Equity multiple: 1.45×
• Total profit: $11,147
• Equity at exit: $7,695

Cash invested: $24,920 (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: 7.8×

Monthly cashflow live

• Estimated rent: $951 high
• Mortgage (P&I): −$467
• Tax from tax record: −$76 /mo · $906/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $172

Break-even live

Break-even rent $733

Max offer price $89,000

Occupancy floor 77%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2002 Val Vista Ct Dayton, OH	3.0	1.0	975	$1,095	$1.12	21d	1	0.27mi
4446 Waymire Ave Dayton, OH	3.0	1.0	1100	$1,100	$1.00	21d	1	0.30mi
5112 W Hillcrest Ave Unit 1 Dayton, OH	3.0	1.0	972	$700	$0.72	23d	1	0.31mi
2014 Hickorydale Dr Unit 2016 Dayton, OH	2.0	1.0	800	$900	$1.12	43d	1	0.35mi
4629 Queens Ave Dayton, OH	2.0	1.0	900	$1,100	$1.22	43d	1	0.39mi
2675-2727 N Gettysburg Ave Unit 2727-22 Dayton, OH	1.0	1.0	650	$600	$0.92	43d	1	0.49mi
2675-2727 N Gettysburg Ave Dayton, OH	1.0	1.0	650	$600	$0.92	14d	22	0.49mi
2408 Falmouth Ave Dayton, OH	2.0	1.0	806	$950	$1.18	23d	1	0.53mi
2414 Hancock Ave Unit 2418 Dayton, OH	1.0	1.0	600	$650	$1.08	43d	1	0.60mi
2501 Fairport Ave Dayton, OH	2.0	1.0	605	$850	$1.40	43d	1	0.71mi
4113 Crest Dr Dayton, OH	1.0	1.0	650	$650	$1.00	43d	1	0.71mi
2609 Fairport Ave Dayton, OH	3.0	1.0	1000	$1,025	$1.02	2d	1	0.73mi
3711 Pittsburg Ave Dayton, OH	2.0	1.0	800	$875	$1.09	43d	1	0.94mi
1720 Kings Mill Ct Dayton, OH	2.0	1.5	975	$925	$0.95	23d	1	0.98mi
4132 Natchez Ave Dayton, OH	3.0	1.5	991	$1,250	$1.26	3d	1	0.98mi
1732 Harold Dr Dayton, OH	2.0	1.0	805	$925	$1.15	43d	1	1.02mi
3537 Otterbein Ave Unit d Dayton, OH	2.0	1.0	900	$925	$1.03	43d	1	1.05mi
3650 Otterbein Ave Unit 3650 Dayton, OH	2.0	1.0	900	$800	$0.89	2d	1	1.06mi
3652 Otterbein Ave Unit 3652 Dayton, OH	2.0	1.0	700	$800	$1.14	2d	1	1.07mi
3858 Haney Rd Dayton, OH	2.0	1.0	850	$825	$0.97	2d	1	1.16mi
3311 Otterbein Ave Dayton, OH	3.0	1.5	1004	$1,300	$1.29	11d	1	1.17mi
3552 Stanford Pl Dayton, OH	2.0	1.0	800	$800	$1.00	23d	1	1.22mi
3552 Stanford Pl Unit 3552 Dayton, OH	2.0	1.0	800	$800	$1.00	43d	1	1.22mi
4527 Channing Ln Dayton, OH	3.0	1.0	946	$1,600	$1.69	43d	1	1.25mi
2257 Hepburn Ave Dayton, OH	1.0	1.0	600	$695	$1.16	43d	1	1.31mi
2109 Victoria Ave Dayton, OH	2.0	1.0	714	$950	$1.33	3d	1	1.33mi
1934 Tennyson Ave Dayton, OH	1.0	1.0	675	$700	$1.04	43d	1	1.35mi
4576 Live Oak Dr Dayton, OH	3.0	1.0	864	$1,400	$1.62	43d	1	1.35mi
1982 Victoria Ave Dayton, OH	1.0	1.0	675	$700	$1.04	43d	1	1.38mi
4365 Parkway Dr Trotwood, OH	2.0	1.0	600	$800	$1.33	43d	1	1.39mi
1330 W Hillcrest Ave Dayton, OH	1.0	1.0	525	$825	$1.57	43d	1	1.41mi
4161 Mapleleaf Dr Dayton, OH	3.0	1.0	960	$1,250	$1.30	2d	1	1.44mi
1595 Elaine St Dayton, OH	3.0	1.0	864	$950	$1.10	2d	1	1.48mi

Listing history 7 events

1. 2026-06-18
   days on market $89,000 Active 7 DOM
2. 2026-06-17
   days on market $89,000 Active 6 DOM
3. 2026-06-16
   days on market $89,000 Active 5 DOM
4. 2026-06-15
   days on market $89,000 Active 4 DOM
5. 2026-06-14
   days on market $89,000 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $89,000 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: $906 · $76/mo
• Projected year-2 tax: $1,147 · $96/mo
• Expected delta: +$241/yr (+$20/mo · 26.6%)

ⓘ 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 ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $11,408
• − Mortgage interest: −$4,985
• − Property taxes: −$906
• − Insurance: −$445
• − Repairs & maintenance: −$913
• − Management: −$913
• − Depreciation: −$2,589
• Taxable income: $657
• Est. tax owed @ 24.0%: −$158
• After-tax cash flow: $1,902/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

1 event — show timeline

• 2026-06-09 Listed $89,000 Dayton MLS

Property tax history

-1.1%/yr

Latest (2025): $906 · +35.9% YoY. Source: county tax records.