7720 Irvington Ave · Clayton, OH 45415

$180,000

3 bd · 1.0 ba · 1,216 sqft · SingleFamily public records · 78 Days on market

Built 1969 9,278 sqft lot $148/sqft · 39% above area Est $259k · 31% under

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +5.5/30.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover an exceptional opportunity to embrace comfortable living in this charming brick ranch. This delightful home offers three generously sized bedrooms, two full bathrooms and a half, a large eat-in kitchen providing ample space and privacy for everyone. The inviting layout encompasses 1216 square feet of living area, thoughtfully designed to maximize both functionality and aesthetic appeal. The semi-finished basement is ideal for a game room, home theater, or extra living space—whatever suits your lifestyle. , fenced for outdoor activities. Schedule your showing today and live your dream

Key facts

• Large eat-in kitchen
• Brick ranch
• 9,278 sq ft lot

Tags

• BRICK RANCH
• LARGE EAT-IN KITCHEN
• SEMI-FINISHED BASEMENT
• FENCED FOR OUTDOOR ACTIVITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-381 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (37.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (38.4% below list).
• Recommended offer: $111k (38.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#363 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Northmont City (suburban): math 52% / reading 62% proficiency, ranked #318 of 656 in OH (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 53 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent is only 17% of the median local income ($79k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• It's been on market 78 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $143k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $110,826 (38.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.62% ✗
• Cap rate: 3.75%
• Cash-on-cash: -9.08%
• DSCR: 0.60
• GRM: 13.5

CMA / ARV

• ARV (median comp): $259,006
• List price: $180,000
• Delta: -30.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7807 Irvington Ave	0.08mi	3/2.0	1,262 (+4%)	8mo	$185,000	$147	80
7861 Irvington Ave	0.14mi	3/2.0	1,248 (+3%)	11mo	$215,000	$172	76
4133 Roman Dr	0.42mi	2/1.0 (-1)	1,220 (+0%)	9mo	$159,000	$130	67
7848 Irvington Ave	0.12mi	3/2.0	1,336 (+10%)	11mo	$215,900	$162	65
7885 Allison Ave	0.50mi	3/1.0	1,196 (-2%)	11mo	$182,000	$152	65
7400 N Main St	0.25mi	3/1.0	1,066 (-12%)	10mo	$155,000	$145	59
161 Ashbrook Rd	0.44mi	3/1.5	1,372 (+13%)	2mo	$229,000	$167	54
5981 Ashbrook Cir	0.47mi	3/2.0	1,296 (+7%)	14mo	$194,200	$150	51
8201 N Main St	0.71mi	3/2.0	1,290 (+6%)	19mo	$95,000	$74	36
5408 Maplecliff Ct	0.75mi	4/2.0 (+1)	1,166 (-4%)	19mo	$212,000	$182	33
8207 N Main St	0.73mi	3/1.0	1,356 (+12%)	19mo	$132,000	$97	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -32.4%
• Equity multiple: -0.06×
• Total profit: $-53,429
• Equity at exit: $26,839

10-year hold

• IRR: -37.8%
• Equity multiple: -0.54×
• Total profit: $-77,697
• Equity at exit: $15,563

Cash invested: $50,400 (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 45415

• Active inventory: 53
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,108 high
• Mortgage (P&I): −$944
• Tax from tax record: −$238 /mo · $2,855/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $-381

Break-even live

Break-even rent $1,591

Max offer price $112,640

Occupancy floor —

Sensitivity live

Price	-10% $-279	-5% $-330	+0% $-381	+5% $-432	+10% $-483
Rent	-10% $-469	-5% $-425	+0% $-381	+5% $-338	+10% $-294
Rate	-1.0pp $-291	-0.5pp $-336	base $-381	+0.5pp $-428	+1.0pp $-475

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7835 N Main St Dayton, OH	2.0	1.0	900	$900	$1.00	3d	1	0.15mi
148 Burgess Ave Dayton, OH	2.0	1.0	900	$1,200	$1.33	44d	1	0.95mi
132 Burgess Ave Dayton, OH	2.0	1.0	900	$1,130	$1.26	3d	1	0.96mi
4303 Drowfield Dr Dayton, OH	2.0	1.5	1100	$1,500	$1.36	15d	1	1.08mi
5200 Greencroft Dr Dayton, OH	2.0	2.0	1116	$1,200	$1.08	3d	1	1.16mi
5200 Greencroft Dr Dayton, OH	2.0	2.0	1115	$1,200	$1.08	22d	1	1.16mi
4777 Dawnwood Dr Dayton, OH	3.0	2.5	1479	$1,900	$1.28	3d	1	1.29mi
651 Rustic Oak Dr Dayton, OH	2.0	1.0	878	$1,015	$1.16	3d	1	1.33mi

Listing history 27 events

1. 2026-06-18
   days on market $180,000 Active 78 DOM
2. 2026-06-17
   days on market $180,000 Active 77 DOM
3. 2026-06-16
   days on market $180,000 Active 76 DOM
4. 2026-06-15
   days on market $180,000 Active 75 DOM
5. 2026-06-14
   days on market $180,000 Active 73 DOM
6. 2026-06-10
   days on market $180,000 Active 70 DOM
7. 2026-06-09
   days on market $180,000 Active 69 DOM
8. 2026-06-08
   days on market $180,000 Active 68 DOM
9. 2026-06-07
   days on market $180,000 Active 67 DOM
10. 2026-06-05
    days on market $180,000 Active 64 DOM
11. 2026-06-03
    days on market $180,000 Active 63 DOM
12. 2026-06-02
    days on market $180,000 Active 62 DOM
13. 2026-06-01
    days on market $180,000 Active 61 DOM
14. 2026-05-31
    days on market $180,000 Active 60 DOM
15. 2026-05-10
    price $195,000 605-char remark

    Show marketing remark (605 chars)

    Discover an exceptional opportunity to embrace comfortable living in this charming brick ranch. This delightful home offers three generously sized bedrooms, two full bathrooms and a half, a large eat-in kitchen providing ample space and privacy for everyone. The inviting layout encompasses 1216 square feet of living area, thoughtfully designed to maximize both functionality and aesthetic appeal. The semi-finished basement is ideal for a game room, home theater, or extra living space—whatever suits your lifestyle. , fenced for outdoor activities. Schedule your showing today and live your dream

16. 2026-04-03
    price $200,000 605-char remark

    Show marketing remark (605 chars)

    Discover an exceptional opportunity to embrace comfortable living in this charming brick ranch. This delightful home offers three generously sized bedrooms, two full bathrooms and a half, a large eat-in kitchen providing ample space and privacy for everyone. The inviting layout encompasses 1216 square feet of living area, thoughtfully designed to maximize both functionality and aesthetic appeal. The semi-finished basement is ideal for a game room, home theater, or extra living space—whatever suits your lifestyle. , fenced for outdoor activities. Schedule your showing today and live your dream

17. 2026-03-30
    listed $190,000 Active 605-char remark

    Show marketing remark (605 chars)

    Discover an exceptional opportunity to embrace comfortable living in this charming brick ranch. This delightful home offers three generously sized bedrooms, two full bathrooms and a half, a large eat-in kitchen providing ample space and privacy for everyone. The inviting layout encompasses 1216 square feet of living area, thoughtfully designed to maximize both functionality and aesthetic appeal. The semi-finished basement is ideal for a game room, home theater, or extra living space—whatever suits your lifestyle. , fenced for outdoor activities. Schedule your showing today and live your dream

18. 2021-10-12
    soldstatus $143,433
19. 2021-10-01
    soldstatus $143,500 Sold 664-char remark

    Show marketing remark (664 chars)

    Spacious 3 bedroom brick ranch home is ready for you! New carpet was just installed throughout. Large eat-in kitchen features a peninsula countertop for additional seating and has beautiful flooring. This home has 2 gorgeous, updated full bathrooms on the main level and 1 additional half bathroom in the lower level. The semi-finished basement can double the amount of living space and has tons of storage space. Fantastic concrete patio off the kitchen overlooks the large, flat backyard that is already fenced. Oversized 2 car detached garage with electric provides even more storage space. Come check it out for yourself, as it is much larger than it appears!

20. 2021-10-01
    soldstatus $143,500 Closed 664-char remark

    Show marketing remark (664 chars)

    Spacious 3 bedroom brick ranch home is ready for you! New carpet was just installed throughout. Large eat-in kitchen features a peninsula countertop for additional seating and has beautiful flooring. This home has 2 gorgeous, updated full bathrooms on the main level and 1 additional half bathroom in the lower level. The semi-finished basement can double the amount of living space and has tons of storage space. Fantastic concrete patio off the kitchen overlooks the large, flat backyard that is already fenced. Oversized 2 car detached garage with electric provides even more storage space. Come check it out for yourself, as it is much larger than it appears!

21. 2021-10-01
    soldstatus $143,500 Sold

    Show marketing remark (664 chars)

    Spacious 3 bedroom brick ranch home is ready for you! New carpet was just installed throughout. Large eat-in kitchen features a peninsula countertop for additional seating and has beautiful flooring. This home has 2 gorgeous, updated full bathrooms on the main level and 1 additional half bathroom in the lower level. The semi-finished basement can double the amount of living space and has tons of storage space. Fantastic concrete patio off the kitchen overlooks the large, flat backyard that is already fenced. Oversized 2 car detached garage with electric provides even more storage space. Come check it out for yourself, as it is much larger than it appears!

22. 2021-09-08
    historical Contingency Pending

    Show marketing remark (664 chars)

    Spacious 3 bedroom brick ranch home is ready for you! New carpet was just installed throughout. Large eat-in kitchen features a peninsula countertop for additional seating and has beautiful flooring. This home has 2 gorgeous, updated full bathrooms on the main level and 1 additional half bathroom in the lower level. The semi-finished basement can double the amount of living space and has tons of storage space. Fantastic concrete patio off the kitchen overlooks the large, flat backyard that is already fenced. Oversized 2 car detached garage with electric provides even more storage space. Come check it out for yourself, as it is much larger than it appears!

23. 2021-09-08
    historical Active/Pending 664-char remark

    Show marketing remark (664 chars)

    Spacious 3 bedroom brick ranch home is ready for you! New carpet was just installed throughout. Large eat-in kitchen features a peninsula countertop for additional seating and has beautiful flooring. This home has 2 gorgeous, updated full bathrooms on the main level and 1 additional half bathroom in the lower level. The semi-finished basement can double the amount of living space and has tons of storage space. Fantastic concrete patio off the kitchen overlooks the large, flat backyard that is already fenced. Oversized 2 car detached garage with electric provides even more storage space. Come check it out for yourself, as it is much larger than it appears!

24. 2021-09-03
    listed $139,000 Active 664-char remark

    Show marketing remark (664 chars)

    Spacious 3 bedroom brick ranch home is ready for you! New carpet was just installed throughout. Large eat-in kitchen features a peninsula countertop for additional seating and has beautiful flooring. This home has 2 gorgeous, updated full bathrooms on the main level and 1 additional half bathroom in the lower level. The semi-finished basement can double the amount of living space and has tons of storage space. Fantastic concrete patio off the kitchen overlooks the large, flat backyard that is already fenced. Oversized 2 car detached garage with electric provides even more storage space. Come check it out for yourself, as it is much larger than it appears!

25. 2021-09-03
    listed $139,000 Active

    Show marketing remark (664 chars)

    Spacious 3 bedroom brick ranch home is ready for you! New carpet was just installed throughout. Large eat-in kitchen features a peninsula countertop for additional seating and has beautiful flooring. This home has 2 gorgeous, updated full bathrooms on the main level and 1 additional half bathroom in the lower level. The semi-finished basement can double the amount of living space and has tons of storage space. Fantastic concrete patio off the kitchen overlooks the large, flat backyard that is already fenced. Oversized 2 car detached garage with electric provides even more storage space. Come check it out for yourself, as it is much larger than it appears!

26. 2008-08-20
    soldstatus $95,000
27. 2004-05-13
    soldstatus $85,000

ⓘ 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: $2,855 · $238/mo
• Projected year-2 tax: $2,855 · $238/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 ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,299
• − Mortgage interest: −$10,083
• − Property taxes: −$2,855
• − Insurance: −$900
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$5,236
• Taxable loss: −$7,903
• Est. tax savings @ 24.0%: +$1,897
• After-tax cash flow: $-2,679/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: Northmont City
• NCES district ID: 3904872
• Math proficiency: 52% ▼ -15.00%
• Reading proficiency: 62% ▼ -8.00%
• Median HH income: $60,230
• Composite: 49.53/100
• National rank: #1995
• State rank: #318 of 656 in OH

Livability — Clayton

• Score: 72/100
• State rank: #363
• US rank: #5877

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clayton, OH
• County: Montgomery · 506,435 people
• City population: 37,953
• Metro: Dayton-Kettering-Beavercreek, OH
• Population (ZIP): 12,171
• Household income: $78,864
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 9.7

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 0.55)
• Race & ethnicity: White 53% Black 42% Two or more races 4%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Other Indo-European 1% 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: ▼ -151.39%
• Current HPI: 171.4122
• Rent YoY: —
• Metro: —
• 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

+129.4% since first listed

13 events — show timeline

• 2026-05-10 Price Changed $195,000 Dayton MLS
• 2026-04-03 Price Changed $200,000 Dayton MLS
• 2026-03-30 Listed $190,000 Dayton MLS
• 2021-10-12 Sold (Public Records) $143,433 Public Records
• 2021-10-01 Sold (MLS) $143,500 Cincy MLS
• 2021-10-01 Sold (MLS) $143,500 Dayton MLS
• 2021-10-01 Sold (MLS) $143,500 Dayton MLS
• 2021-09-08 Contingent — Cincy MLS
• 2021-09-08 Contingent — Dayton MLS
• 2021-09-03 Listed $139,000 Cincy MLS
• 2021-09-03 Listed $139,000 Dayton MLS
• 2008-08-20 Sold (Public Records) $95,000 Public Records
• 2004-05-13 Sold (Public Records) $85,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $2,855 · +5.6% YoY. Source: county tax records.