80 E Maplewood Ave · Dayton, OH 45405

$109,000

3 bd · 1.5 ba · 1,308 sqft · SingleFamily public records · 19 Days on market

Built 1923 6,399 sqft lot Est $103k · 5% over

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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).

• Cash flow +21.2/30.0
• DSCR +6.8/10.0
• ARV discount +5.0/15.0
• 1% rule +4.9/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very cute 2 story home. Home features large living and dining areas. Kitchen is open with great counter and cabinet space. Huge 2 car detached garage. Large bedrooms with great closet space. Don't miss this great first time buyer home. Please read attached doc, print and forward with all offers. Seller addendum required. Info believed accurate not warranted. Rely on your own inspections. This sale is subject to seller’s ability in conveying insurable title.

Key facts

• Enclosed front porch
• 6,399 sq ft lot
• 2 garage spots

Tags

• ENCLOSED FRONT PORCH
• 2 CAR DETACHED GARAGE
• GENEROUS LIVING SPACE

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached two-car garage
• Utilities: Natural gas available; Central air conditioning
• Home design: Two-story home; Aluminum siding and frame construction
• Construction: Aluminum siding; Frame construction
• Exterior features: Residential lot

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Three bedrooms on the second level
• Bathrooms: One full bathroom; One half bathroom (main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Full, unfinished basement; Florida room
• Laundry & utility: Basement utility space

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (0.8% below list).
• Recommended offer: $107k (1.5% below list) — sets the bar for market timing.

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: amenities C-, crime F, commute 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.
• Zoned schools: River'S Edge Montessori Elementary School (math 22% / reading 32%, grade F, #1,193 of 1,584 statewide, top 76%, 494 students, 0% FRL); Belmont High School (math 5% / reading 20%, grade F, #720 of 781 statewide, top 93%, 1,100 students, 0% FRL) — zoned schools average 0% FRL vs 74% district-wide (74 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 136 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $754 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

• It's been on market 19 days — a 2% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $20k; list at $109k implies a 445% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $107,365 (1.5% below list)

Questions for the listing agent

1. Built in 1923 — 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. 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?
5. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 8.04%
• Cash-on-cash: 6.23%
• DSCR: 1.28
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $103,332
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 E Hillcrest Ave	0.08mi	3/1.0	1,402 (+7%)	1mo	$75,000	$53	82
69 E Beechwood Ave	0.10mi	3/1.0	1,400 (+7%)	1mo	$173,000	$124	81
128 E Parkwood Dr	0.33mi	3/1.0	1,228 (-6%)	1mo	$29,810	$24	72
423 Sandalwood Dr	0.30mi	3/1.5	1,444 (+10%)	1mo	$62,000	$43	68
445 Sandhurst Dr	0.56mi	3/1.0	1,338 (+2%)	2mo	$48,950	$37	66
212 E Hillcrest Ave	0.22mi	3/1.0	1,144 (-12%)	2mo	$90,000	$79	65
1404 Pinecrest Dr	0.74mi	3/1.5	1,256 (-4%)	0mo	$205,000	$163	58
117 Valleyview Dr	0.52mi	2/1.0 (-1)	1,381 (+6%)	1mo	$50,000	$36	58
148 Valleyview Dr	0.46mi	3/1.0	1,163 (-11%)	2mo	$125,000	$107	57
17 Marie Ave	0.55mi	4/1.5 (+1)	1,424 (+9%)	0mo	$70,000	$49	54
50 Woodcrest Ave	0.41mi	3/1.0	1,500 (+15%)	2mo	$155,000	$103	53
2933 Lindale Ave	0.73mi	3/2.0	1,132 (-14%)	2mo	$208,000	$184	40

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 · 4.34% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-6,120
• Equity at exit: $16,252

10-year hold

• IRR: 5.8%
• Equity multiple: 1.45×
• Total profit: $13,809
• Equity at exit: $9,424

Cash invested: $30,520 (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 45405

• Rents YoY: 4.3%
• Active inventory: 136
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,081 high
• Mortgage (P&I): −$572
• Tax from tax record: −$79 /mo · $944/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $158

Break-even live

Break-even rent $881

Max offer price $109,000

Occupancy floor 80%

Sensitivity live

Price	-10% $220	-5% $189	+0% $158	+5% $127	+10% $97
Rent	-10% $73	-5% $116	+0% $158	+5% $201	+10% $244
Rate	-1.0pp $213	-0.5pp $186	base $158	+0.5pp $130	+1.0pp $101

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
65 E Maplewood Ave Dayton, OH	2.0	1.0	1064	$723	$0.68	45d	1	0.03mi
39 E Maplewood Ave Dayton, OH	4.0	1.5	1560	$1,050	$0.67	5d	1	0.07mi
42 Pointview Ave Unit 42 Dayton, OH	3.0	2.0	1240	$1,200	$0.97	5d	1	0.10mi
38 Pointview Ave Dayton, OH	2.0	1.0	1140	$900	$0.79	16d	1	0.11mi
220 Fernwood Ave Dayton, OH	2.0	1.0	884	$900	$1.02	5d	1	0.18mi
26 W Beechwood Ave Dayton, OH	3.0	1.5	1468	$1,050	$0.72	45d	1	0.20mi
202 E Bruce Ave Apt 2 Dayton, OH	2.0	1.0	1250	$800	$0.64	25d	1	0.24mi
147 Laura Ave Dayton, OH	2.0	1.0	1096	$975	$0.89	25d	1	0.26mi
101 E Bruce Ave Dayton, OH	3.0	1.0	1455	$1,150	$0.79	4d	1	0.27mi
317 Fernwood Ave Dayton, OH	3.0	1.0	1320	$1,100	$0.83	13d	1	0.27mi
152 Laura Ave Dayton, OH	2.0	1.0	990	$895	$0.90	45d	1	0.28mi
337 Ryburn Ave Unit 2 Dayton, OH	2.0	1.0	900	$800	$0.89	45d	1	0.37mi
228 E Siebenthaler Ave Dayton, OH	2.0	1.0	934	$1,200	$1.28	45d	1	0.43mi
244 E Siebenthaler Ave Dayton, OH	2.0	1.5	1273	$1,175	$0.92	4d	1	0.44mi
2327 N Main St Unit 2 Dayton, OH	2.0	1.0	900	$1,200	$1.33	25d	1	0.46mi
41 W Fairview Ave Unit 2 Dayton, OH	3.0	1.0	1452	$1,200	$0.83	16d	1	0.48mi
31 E Norman Ave Dayton, OH	3.0	1.0	1100	$1,150	$1.05	25d	1	0.53mi
419 Sandhurst Dr Dayton, OH	2.0	1.0	950	$975	$1.03	25d	1	0.55mi
101 W Norman Ave Unit 101 Dayton, OH	3.0	1.0	1600	$945	$0.59	45d	1	0.55mi
412 W Parkwood Dr Unit 1 Dayton, OH	2.0	1.0	900	$875	$0.97	25d	1	0.56mi
2333 Rustic Rd Unit 4 Dayton, OH	2.0	1.0	1000	$840	$0.84	4d	1	0.58mi
2333 Rustic Rd Dayton, OH	2.0	1.0	1000	$840	$0.84	45d	1	0.58mi
181 W Norman Ave Dayton, OH	3.0	2.0	1228	$1,150	$0.94	45d	1	0.59mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	45d	1	0.60mi
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	45d	1	0.61mi
167 W Hudson Ave Dayton, OH	3.0	1.5	1344	$1,185	$0.88	45d	1	0.64mi
234 Santa Clara Ave Dayton, OH	3.0	1.0	1368	$1,125	$0.82	45d	1	0.79mi
1019 Cherry Dr Dayton, OH	4.0	1.0	1057	$1,125	$1.06	45d	1	0.80mi
628 W Norman Ave Unit 628 Dayton, OH	2.0	1.0	918	$795	$0.87	45d	1	0.81mi
69 Waverly Ave Dayton, OH	2.0	1.0	900	$850	$0.94	5d	1	0.87mi
1004 W Fairview Ave Dayton, OH	2.0	1.0	1053	$950	$0.90	25d	1	0.87mi
265 Victor Ave Dayton, OH	3.0	1.0	1204	$900	$0.75	45d	1	0.91mi
240 Castlewood Ave Dayton, OH	2.0	1.0	912	$995	$1.09	23d	1	0.93mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	5d	1	0.98mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	45d	1	0.98mi
519 Heather Dr Unit 1C Dayton, OH	2.0	2.0	1100	$1,095	$1.00	5d	1	0.99mi
2247 Salem Ave Unit 2249 Dayton, OH	3.0	1.5	1300	$1,400	$1.08	45d	1	1.02mi
2247 Salem Ave Unit 2247 Dayton, OH	3.0	1.5	1300	$1,350	$1.04	5d	1	1.02mi
110 Cromwell Pl Unit 2 Dayton, OH	2.0	1.0	1000	$995	$0.99	23d	1	1.02mi
110 Cromwell Pl Unit 5 Dayton, OH	2.0	1.0	1000	$1,099	$1.10	21d	1	1.02mi

Listing history 14 events

1. 2026-06-22
   days on market $109,000 Active 19 DOM
2. 2026-06-18
   days on market $109,000 Active 16 DOM
3. 2026-06-17
   days on market $109,000 Active 15 DOM
4. 2026-06-16
   days on market $109,000 Active 14 DOM
5. 2026-06-15
   days on market $109,000 Active 13 DOM
6. 2026-06-14
   days on market $109,000 Active 11 DOM
7. 2026-06-13
   days on market $109,000 Active 10 DOM
8. 2026-06-10
   days on market $109,000 Active 8 DOM
9. 2026-06-09
   days on market $109,000 Active 7 DOM
10. 2026-06-08
    days on market $109,000 Active 6 DOM
11. 2026-06-07
    days on market $109,000 Active 5 DOM
12. 2026-06-05
    days on market $109,000 Active 2 DOM
13. 2026-06-03
    remarks 699-char remark
14. 2026-06-03
    listed $109,000 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: $944 · $79/mo
• Projected year-2 tax: $1,322 · $110/mo
• Expected delta: +$378/yr (+$31/mo · 40.0%)

ⓘ 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) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,973
• − Mortgage interest: −$6,106
• − Property taxes: −$944
• − Insurance: −$545
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$3,171
• Taxable income: $132
• Est. tax owed @ 24.0%: −$32
• After-tax cash flow: $1,869/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): 18,955
• Household income: $43,973
• Rent vs Own: 64.0% rent · 36.0% own
• Severe rent burden: 1475.0

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 (68%)
• Race & ethnicity: Black 68% White 23% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -125.58%
• Current HPI: 173.4962
• Rent YoY: ▲ 4.34%
• 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

+82.0% since first listed

6 events — show timeline

• 2026-06-02 Listed $109,000 Dayton MLS
• 2019-02-21 Sold (MLS) $20,000 Dayton MLS
• 2019-02-21 Sold (MLS) $20,000 Dayton MLS
• 2019-01-31 Pending — Dayton MLS
• 2019-01-15 Listed $19,900 Dayton MLS
• 1998-07-20 Sold (Public Records) $59,900 Public Records

Property tax history

-1.3%/yr

Latest (2025): $944 · -0.2% YoY. Source: county tax records.