5510 W Riverview Ave · Dayton, OH 45406

$89,900

3 bd · 1.0 ba · 1,134 sqft · SingleFamily public records · 101 Days on market

Built 1966 5,998 sqft lot Est $96k · 7% under

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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 +27.1/30.0
• ARV discount +10.5/15.0
• DSCR +9.4/10.0
• 1% rule +6.9/10.0
• 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

Charming 3-bedroom, 1-bath home located at 5510 W Riverview Rd in Dayton. This well-laid-out property offers comfortable living spaces with ample natural light and functional flow. The spacious bedrooms provide flexibility for a growing household, home office, or rental setup. Conveniently located near Great Miami River trails, Island MetroPark, and Deeds Point, this home offers easy access to outdoor recreation, walking and biking paths, and scenic river views. Enjoy nearby shopping, dining, and entertainment in downtown Dayton, with quick access to US-35 and I-75 for an easy commute. Perfect for first-time homebuyers looking to build equity or investors seeking a solid rental opportunity,

Key facts

• Outdoor recreation
• Island metropark
• Deeds point

Tags

• GREAT MIAMI RIVER TRAILS
• ISLAND METROPARK
• DEEDS POINT
• OUTDOOR RECREATION
• WALKING AND BIKING PATHS
• SCENIC RIVER VIEWS

Property features AI

Finance

• Other: Residential zoning; Lot approximately 50 x 120 (about 0.1377 acres)

Exterior

• Parking: No garage
• Security: Smoke detector(s)
• Utilities: Natural gas available; Public water; Sewer available (storm sewer)
• Home design: Single-story (1 story); Brick construction
• Construction: Brick construction; Slab foundation
• Exterior features: Deck; Front porch; Fenced yard; Storage shed

Interior

• Kitchen: Range; Microwave; Disposal; Refrigerator; Laminate counters
• Bedrooms: Three main-level bedrooms (approximate dimensions: 12 x 11, 10 x 10, 10 x 9)
• Flooring: Laminate counters noted (flooring type not specified)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Ceiling fan(s); Jetted tub; Laminate counters; Casement windows with double-pane vinyl glazing
• Laundry & utility: Main-level laundry (washer and dryer included); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 31% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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.
• Current owner paid $52k; list at $90k implies a 73% gain — meaningful room to come down on a strong offer.

Recommended offer $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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: 1.19% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.17%
• DSCR: 1.54
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $96,390
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5130 Eichelberger Ave	0.04mi	3/1.5	1,120 (-1%)	3mo	$51,000	$46	91
4637 Blueberry Ave	0.53mi	3/2.0	1,134 (0%)	8mo	$50,000	$44	65
4647 Greenwich Village Ave	0.47mi	3/1.0	1,057 (-7%)	5mo	$20,000	$19	63
4867 Glencross Dr	0.67mi	3/1.0	1,092 (-4%)	1mo	$172,000	$158	62
2521 Arlene Ave	0.63mi	3/1.0	1,176 (+4%)	4mo	$100,500	$85	61
4845 Little Richmond Rd	0.65mi	3/1.5	1,134 (0%)	9mo	$100,000	$88	60
2015 Val Vista Dr	0.26mi	3/1.0	975 (-14%)	8mo	$85,000	$87	58
3312 Hazelpark Pl	0.71mi	3/1.5	1,239 (+9%)	3mo	$105,500	$85	47
2512 England Ave	0.74mi	3/2.0	1,188 (+5%)	8mo	$142,250	$120	47
2419 Marchmont Dr	0.47mi	3/1.0	972 (-14%)	9mo	$79,900	$82	47
4610 Blueberry Ave	0.58mi	3/1.5	1,296 (+14%)	1mo	$110,000	$85	46
4625 Saint Johns Ave	0.55mi	3/2.5	1,015 (-10%)	6mo	$105,000	$103	46

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $1,722
• Equity at exit: $13,404

10-year hold

• IRR: 11.4%
• Equity multiple: 1.90×
• Total profit: $22,557
• Equity at exit: $7,773

Cash invested: $25,172 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,070 high
• Mortgage (P&I): −$471
• Tax from tax record: −$81 /mo · $974/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $255

Break-even live

Break-even rent $747

Max offer price $89,900

Occupancy floor 71%

Sensitivity live

Price	-10% $306	-5% $281	+0% $255	+5% $230	+10% $204
Rent	-10% $171	-5% $213	+0% $255	+5% $298	+10% $340
Rate	-1.0pp $301	-0.5pp $278	base $255	+0.5pp $232	+1.0pp $208

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2014 Hickorydale Dr Unit 2016 Dayton, OH	2.0	1.0	800	$900	$1.12	44d	1	0.20mi
2002 Val Vista Ct Dayton, OH	3.0	1.0	975	$1,095	$1.12	22d	1	0.26mi
5112 W Hillcrest Ave Unit 1 Dayton, OH	3.0	1.0	972	$700	$0.72	24d	1	0.32mi
4629 Queens Ave Dayton, OH	2.0	1.0	900	$1,100	$1.22	44d	1	0.47mi
4446 Waymire Ave Dayton, OH	3.0	1.0	1100	$1,100	$1.00	22d	1	0.66mi
2408 Falmouth Ave Dayton, OH	2.0	1.0	806	$950	$1.18	24d	1	1.01mi
4576 Live Oak Dr Dayton, OH	3.0	1.0	864	$1,400	$1.62	44d	1	1.10mi
1595 Elaine St Dayton, OH	3.0	1.0	864	$950	$1.10	3d	1	1.11mi
1498 Elaine St Dayton, OH	3.0	1.0	864	$1,025	$1.19	3d	1	1.20mi
1732 Harold Dr Dayton, OH	2.0	1.0	805	$925	$1.15	44d	1	1.22mi
2609 Fairport Ave Dayton, OH	3.0	1.0	1000	$1,025	$1.02	3d	1	1.23mi
1720 Kings Mill Ct Dayton, OH	2.0	1.5	975	$925	$0.95	24d	1	1.27mi
3650 Otterbein Ave Unit 3650 Dayton, OH	2.0	1.0	900	$800	$0.89	3d	1	1.28mi
3652 Otterbein Ave Unit 3652 Dayton, OH	2.0	1.0	700	$800	$1.14	3d	1	1.28mi
3537 Otterbein Ave Unit d Dayton, OH	2.0	1.0	900	$925	$1.03	44d	1	1.32mi
1427 Stuben Dr Dayton, OH	3.0	1.0	957	$900	$0.94	3d	1	1.33mi
3672 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	44d	1	1.34mi
4132 Natchez Ave Dayton, OH	3.0	1.5	991	$1,250	$1.26	4d	1	1.34mi
3668 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	24d	1	1.34mi
4625 Gardendale Ave Dayton, OH	3.0	1.0	864	$1,150	$1.33	3d	1	1.35mi
4914 Gardendale Ave Dayton, OH	4.0	1.0	960	$1,125	$1.17	44d	1	1.38mi
3552 Stanford Pl Unit 3552 Dayton, OH	2.0	1.0	800	$800	$1.00	44d	1	1.40mi
3552 Stanford Pl Dayton, OH	2.0	1.0	800	$800	$1.00	24d	1	1.40mi
3711 Pittsburg Ave Dayton, OH	2.0	1.0	800	$875	$1.09	44d	1	1.42mi
3311 Otterbein Ave Dayton, OH	3.0	1.5	1004	$1,300	$1.29	12d	1	1.47mi

Listing history 11 events

1. 2026-04-28
   status Pending
2. 2026-02-27
   status Active
3. 2026-02-16
   status Pending
4. 2026-01-07
   listed $89,900 Active
5. 2011-05-29
   historical
6. 2010-12-31
   historical
7. 2010-11-29
   listed $28,999
8. 2010-07-27
   listed $28,999
9. 2006-11-22
   soldstatus $52,000
10. 2006-11-21
    soldstatus $67,000
11. 2001-07-16
    soldstatus $60,900

ⓘ 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: $974 · $81/mo
• Projected year-2 tax: $1,188 · $99/mo
• Expected delta: +$214/yr (+$18/mo · 22.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,841
• − Mortgage interest: −$5,036
• − Property taxes: −$974
• − Insurance: −$450
• − Repairs & maintenance: −$1,027
• − Management: −$1,027
• − Depreciation: −$2,615
• Taxable income: $1,712
• Est. tax owed @ 24.0%: −$411
• After-tax cash flow: $2,653/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

+47.6% since first listed

11 events — show timeline

• 2026-04-28 Pending — Dayton MLS
• 2026-02-27 Relisted — Dayton MLS
• 2026-02-16 Pending — Dayton MLS
• 2026-01-07 Listed $89,900 Dayton MLS
• 2011-05-29 Listing Removed — Dayton MLS
• 2010-12-31 Listing Removed — Dayton MLS
• 2010-11-29 Listed $28,999 Dayton MLS
• 2010-07-27 Listed $28,999 Dayton MLS
• 2006-11-22 Sold (Public Records) $52,000 Public Records
• 2006-11-21 Sold (Public Records) $67,000 Public Records
• 2001-07-16 Sold (Public Records) $60,900 Public Records

Property tax history

-3.7%/yr

Latest (2025): $974 · -0.2% YoY. Source: county tax records.