311 Hart St · Dayton, OH 45404

$75,000

1 bd · 1.0 ba · 562 sqft · SingleFamily public records · 20 Days on market

Built 1901 1,102 sqft lot Est $56k · 33% over

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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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +6.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute little ranch home with all the updates done! Updates include Newer furnace, newer roof, updated plumbing and electric! The exterior has recently been painted as well! Lots of possibilities with this one! Property is currently tenanted at $650 on a month to month basis.

Key facts

• Generous land plot
• Efficient layout
• 1,102 sq ft lot

Tags

• GENEROUS LAND PLOT
• EFFICIENT LAYOUT
• PEACEFUL RESIDENTIAL SETTING
• EASY ACCESS TO LOCAL AMENITIES
• UNIQUE INVESTMENT PROSPECT

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Utilities: Electric cooling (window unit); Forced air heating
• Home design: Single-story residence
• Construction: Frame construction with shingle and wood siding
• Exterior features: Small residential lot (about 23 x 40); Residential zoning

Interior

• Kitchen: Main-level kitchen (approximately 12 x 10)
• Bedrooms: One bedroom on the main level (approximately 12 x 10)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Window air conditioning unit(s)
• Interior features: Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($862 rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: 66 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $519 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 $21k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $51k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1901 — 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: 1.15% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.57%
• DSCR: 1.56
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $56,200
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
227 Deeds Ave	0.14mi	1/2.0	555 (-1%)	15mo	$38,000	$68	75
1034 Dodgson Ct	0.58mi	2/1.0 (+1)	600 (+7%)	9mo	$60,000	$100	49

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $1,830
• Equity at exit: $11,183

10-year hold

• IRR: 11.8%
• Equity multiple: 1.93×
• Total profit: $19,537
• Equity at exit: $6,485

Cash invested: $21,000 (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 45404

• Home prices YoY: -24.2%
• Active inventory: 66
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $862 high
• Mortgage (P&I): −$393
• Tax from tax record: −$37 /mo · $438/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $220

Break-even live

Break-even rent $584

Max offer price $75,000

Occupancy floor 69%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
623 Troy St Unit A Dayton, OH	1.0	1.0	550	$695	$1.26	44d	1	0.13mi
623 Troy St Unit D Dayton, OH	1.0	1.0	550	$725	$1.32	2d	1	0.13mi
623 Hart St Dayton, OH	—	1.0	528	$699	$1.32	44d	1	0.19mi
809 Herman Ave Dayton, OH	2.0	1.0	747	$700	$0.94	3d	1	0.53mi
204 Sears St Dayton, OH	3.0	1.0–2.5	1124	$1,664	$1.48	2d	10	0.93mi
112 Webster St Dayton, OH	2.0	1.0–2.0	802	$1,682	$2.10	2d	63	0.96mi
329 E 1st St Dayton, OH	1.0	1.0	832	$1,405	$1.69	2d	15	1.04mi
307 E 1st St Dayton, OH	1.0	1.0	483	$1,270	$2.63	2d	9	1.06mi
22 Emmet St Unit 17 Dayton, OH	1.0	1.0	500	$875	$1.75	44d	1	1.15mi
22 Emmet St Unit 10 Dayton, OH	1.0	1.0	650	$895	$1.38	44d	1	1.15mi
22 Emmet St Unit 18 Dayton, OH	1.0	1.0	500	$875	$1.75	14d	1	1.15mi
140 E Monument Ave Dayton, OH	3.0	1.0–2.0	1048	$1,559	$1.49	2d	11	1.15mi
500 E 3rd St Dayton, OH	1.0–2.0	1.0–2.0	935	$1,160	$1.24	3d	16	1.21mi
35 Neal Ave Dayton, OH	2.0	1.0	728	$875	$1.20	23d	1	1.28mi
100 N Jefferson St Dayton, OH	1.0–2.0	1.0–2.0	800	$899	$1.12	3d	11	1.28mi
44 5 Oaks Ave Unit 2 Dayton, OH	2.0	1.0	700	$800	$1.14	44d	1	1.35mi
425 Dayton Towers Dr Dayton, OH	2.0	1.0–2.0	852	$1,417	$1.66	2d	30	1.35mi
35 S Saint Clair St Dayton, OH	1.0–2.0	1.0–2.0	918	$1,172	$1.28	3d	18	1.37mi
115 W Monument Ave Dayton, OH	1.0–2.0	1.0–2.5	1053	$1,199	$1.14	2d	20	1.40mi
118 Clay St Unit 6 Dayton, OH	1.0	1.0	520	$740	$1.42	23d	1	1.47mi
408 E 6th St Unit 10 Dayton, OH	1.0	1.0	700	$1,150	$1.64	44d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $75,000 Active 20 DOM
2. 2026-06-17
   days on market $75,000 Active 19 DOM
3. 2026-06-16
   days on market $75,000 Active 18 DOM
4. 2026-06-15
   days on market $75,000 Active 17 DOM
5. 2026-06-14
   days on market $75,000 Active 15 DOM
6. 2026-06-13
   pricedays on market $75,000 Active 14 DOM
7. 2026-06-10
   days on market $80,000 Active 12 DOM
8. 2026-06-09
   days on market $80,000 Active 11 DOM
9. 2026-06-08
   days on market $80,000 Active 10 DOM
10. 2026-06-07
    days on market $80,000 Active 9 DOM
11. 2026-06-05
    days on market $80,000 Active 6 DOM
12. 2026-06-03
    days on market $80,000 Active 5 DOM
13. 2026-06-02
    days on market $80,000 Active 4 DOM
14. 2026-06-01
    days on market $80,000 Active 3 DOM
15. 2026-05-31
    days on market $80,000 Active 2 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: $438 · $37/mo
• Projected year-2 tax: $804 · $67/mo
• Expected delta: +$366/yr (+$30/mo · 83.5%)

ⓘ 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 4/10 Moderate 7 d/yr ≥102°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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,344
• − Mortgage interest: −$4,201
• − Property taxes: −$438
• − Insurance: −$375
• − Repairs & maintenance: −$828
• − Management: −$828
• − Depreciation: −$2,182
• Taxable income: $1,493
• Est. tax owed @ 24.0%: −$358
• After-tax cash flow: $2,281/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): 9,826
• Household income: $38,874
• Rent vs Own: 55.9% rent · 44.1% own
• Severe rent burden: 702.0

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 White (70%)
• Race & ethnicity: White 70% Black 19% Two or more races 7% Hispanic / Latino 4% Asian 1%
• Common ancestry: Iranian 3% Slovak 2% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 4% Arabic 4% Other Asian/Pacific 3%

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: ▼ -67.48%
• Current HPI: 210.9571
• Rent YoY: —
• 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

+150.0% since first listed

11 events — show timeline

• 2026-05-29 Listed $80,000 Dayton MLS
• 2022-09-07 Sold (MLS) $51,000 Dayton MLS
• 2022-09-07 Sold (MLS) $51,000 Dayton MLS
• 2022-08-05 Pending — Dayton MLS
• 2022-05-18 Price Changed $49,900 Dayton MLS
• 2022-04-01 Listed $25,000 Dayton MLS
• 2016-02-16 Listing Removed — Dayton MLS
• 2015-06-03 Listed $19,900 Dayton MLS
• 2002-07-02 Sold (Public Records) $6,900 Public Records
• 2001-10-16 Sold (Public Records) $18,000 Public Records
• 2001-09-20 Sold (Public Records) $32,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $438 · -0.2% YoY. Source: county tax records.