4900 Genesee Ave · Dayton, OH 45406

$60,000

1 bd · 1.0 ba · 992 sqft · SingleFamily public records · 9 Days on market

Built 1949 5,502 sqft lot Est $75k · 20% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Investment opportunity! 3-bedroom, 1-bath ranch ready for renovation and improvement. Full unfinished basement offers additional possibilities to maximize value. Ideally situated near shopping, dining, parks, and Downtown Dayton. Property sold As-Is. Short sale subject to lender approval.

Key facts

• Near dining
• Near shopping
• Near parks

Tags

• FULL UNFINISHED BASEMENT
• NEAR SHOPPING
• NEAR DINING
• NEAR PARKS
• NEAR DOWNTOWN DAYTON

Property features AI

Finance

• Other: Lot roughly 50 x 110 (about 0.126 acre)
• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Natural gas available; Electric water heater
• Home design: Ranch single-family home; One level; Residential zoning
• Construction: Vinyl siding; Shingle roof; Poured foundation
• Exterior features: Deck; City street access

Interior

• Kitchen: Eat-in kitchen; Wood cabinets; Laminate floor; Includes oven/range and refrigerator
• Bedrooms: Three bedrooms on main level — Primary bedroom approx. 14 x 12; Second bedroom approx. 12 x 12; Third bedroom approx. 12 x 7
• Flooring: Laminate floors in living room and kitchen
• Bathrooms: One full bathroom on main level
• Heating & cooling: Forced air heating (gas)
• Interior features: Laminate flooring in living areas; Eat-in kitchen with wood cabinets; Full unfinished basement with concrete floor; Six total rooms
• Laundry & utility: Basement utility area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($904 rent vs $60k).
• Cap rate 11.8% 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; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $415 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 + 3.0% rent growth), your $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1949 — 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: 1.51% ✓
• Cap rate: 11.85%
• Cash-on-cash: 19.84%
• DSCR: 1.88
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $75,392
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4445 Prescott Ave	0.39mi	2/1.0 (+1)	888 (-10%)	7mo	$40,000	$45	53
4532 Saint Johns Ave	0.43mi	2/1.5 (+1)	925 (-7%)	22mo	$70,000	$76	43

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: 12.0%
• Equity multiple: 1.48×
• Total profit: $8,026
• Equity at exit: $8,946

10-year hold

• IRR: 21.0%
• Equity multiple: 2.79×
• Total profit: $29,994
• Equity at exit: $5,188

Cash invested: $16,800 (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: 5.5×

Monthly cashflow live

• Estimated rent: $904 high
• Mortgage (P&I): −$315
• Tax from tax record: −$96 /mo · $1,156/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $278

Break-even live

Break-even rent $552

Max offer price $60,000

Occupancy floor 64%

Sensitivity live

Price	-10% $312	-5% $295	+0% $278	+5% $261	+10% $244
Rent	-10% $206	-5% $242	+0% $278	+5% $314	+10% $349
Rate	-1.0pp $308	-0.5pp $293	base $278	+0.5pp $262	+1.0pp $246

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4629 Queens Ave Dayton, OH	2.0	1.0	900	$1,100	$1.22	44d	1	0.14mi
2014 Hickorydale Dr Unit 2016 Dayton, OH	2.0	1.0	800	$900	$1.12	44d	1	0.14mi
2408 Falmouth Ave Dayton, OH	2.0	1.0	806	$950	$1.18	24d	1	0.76mi
2414 Hancock Ave Unit 2418 Dayton, OH	1.0	1.0	600	$650	$1.08	44d	1	0.82mi
2675-2727 N Gettysburg Ave Dayton, OH	1.0	1.0	650	$600	$0.92	14d	22	0.82mi
2675-2727 N Gettysburg Ave Unit 2727-22 Dayton, OH	1.0	1.0	650	$600	$0.92	44d	1	0.82mi
1732 Harold Dr Dayton, OH	2.0	1.0	805	$925	$1.15	44d	1	0.90mi
1720 Kings Mill Ct Dayton, OH	2.0	1.5	975	$925	$0.95	24d	1	0.94mi
2501 Fairport Ave Dayton, OH	2.0	1.0	605	$850	$1.40	44d	1	0.95mi
3650 Otterbein Ave Unit 3650 Dayton, OH	2.0	1.0	900	$800	$0.89	3d	1	0.96mi
3652 Otterbein Ave Unit 3652 Dayton, OH	2.0	1.0	700	$800	$1.14	3d	1	0.96mi
3537 Otterbein Ave Unit d Dayton, OH	2.0	1.0	900	$925	$1.03	44d	1	0.99mi
4113 Crest Dr Dayton, OH	1.0	1.0	650	$650	$1.00	44d	1	1.07mi
3552 Stanford Pl Dayton, OH	2.0	1.0	800	$800	$1.00	24d	1	1.09mi
3552 Stanford Pl Unit 3552 Dayton, OH	2.0	1.0	800	$800	$1.00	44d	1	1.09mi
3711 Pittsburg Ave Dayton, OH	2.0	1.0	800	$875	$1.09	44d	1	1.28mi
1934 Tennyson Ave Dayton, OH	1.0	1.0	675	$700	$1.04	44d	1	1.40mi
2109 Victoria Ave Dayton, OH	2.0	1.0	714	$950	$1.33	3d	1	1.42mi
3007 Cornell Dr Dayton, OH	2.0	1.0	827	$1,000	$1.21	3d	1	1.43mi
1982 Victoria Ave Dayton, OH	1.0	1.0	675	$700	$1.04	44d	1	1.44mi
2257 Hepburn Ave Dayton, OH	1.0	1.0	600	$695	$1.16	44d	1	1.46mi

Listing history 8 events

1. 2026-06-18
   days on market $60,000 Active 9 DOM
2. 2026-06-17
   days on market $60,000 Active 8 DOM
3. 2026-06-16
   days on market $60,000 Active 7 DOM
4. 2026-06-15
   days on market $60,000 Active 6 DOM
5. 2026-06-14
   days on market $60,000 Active 4 DOM
6. 2026-06-13
   days on market $60,000 Active 3 DOM
7. 2026-06-09
   remarks 289-char remark

   Show marketing remark (289 chars)

   Investment opportunity! 3-bedroom, 1-bath ranch ready for renovation and improvement. Full unfinished basement offers additional possibilities to maximize value. Ideally situated near shopping, dining, parks, and Downtown Dayton. Property sold As-Is. Short sale subject to lender approval.

8. 2026-06-09
   listed $60,000 Active 1 DOM

   Show marketing remark (289 chars)

   Investment opportunity! 3-bedroom, 1-bath ranch ready for renovation and improvement. Full unfinished basement offers additional possibilities to maximize value. Ideally situated near shopping, dining, parks, and Downtown Dayton. Property sold As-Is. Short sale subject to lender approval.

ⓘ 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: $1,156 · $96/mo
• Projected year-2 tax: $1,156 · $96/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $10,843
• − Mortgage interest: −$3,361
• − Property taxes: −$1,156
• − Insurance: −$300
• − Repairs & maintenance: −$867
• − Management: −$867
• − Depreciation: −$1,745
• Taxable income: $2,545
• Est. tax owed @ 24.0%: −$611
• After-tax cash flow: $2,723/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

+200.0% since first listed

20 events — show timeline

• 2026-06-09 Listed $60,000 Cincy MLS
• 2026-06-09 Listed $60,000 Dayton MLS
• 2026-04-01 Listing Removed — Dayton MLS
• 2026-04-01 Listing Removed — Cincy MLS
• 2025-08-20 Price Changed $89,000 Dayton MLS
• 2025-08-20 Price Changed $89,000 Cincy MLS
• 2025-08-14 Price Changed $95,000 Dayton MLS
• 2025-08-14 Price Changed $95,000 Cincy MLS
• 2025-07-28 Listed $99,000 Dayton MLS
• 2025-07-28 Listed $99,000 Cincy MLS
• 2023-07-01 Listing Removed — Cincy MLS
• 2023-06-21 Listing Removed — Dayton MLS
• 2023-05-22 Price Changed $130,000 Dayton MLS
• 2023-05-03 Price Changed $130,000 Cincy MLS
• 2023-03-29 Listed $145,000 Cincy MLS
• 2023-03-29 Listed $145,000 Dayton MLS
• 2022-12-13 Sold (Public Records) $115,000 Public Records
• 1994-01-14 Sold (Public Records) $19,900 Public Records
• 1991-11-13 Sold (Public Records) $19,900 Public Records
• 1985-05-01 Sold (Public Records) $20,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,156 · +39.2% YoY. Source: county tax records.