3400 Earlham Dr · Dayton, OH 45406

$99,900

2 bd · 1.0 ba · 988 sqft · SingleFamily public records · 1 Days on market

Built 1947 5,998 sqft lot Est $105k · at est.

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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 +21.0/30.0
• ARV discount +9.6/15.0
• DSCR +6.7/10.0
• 1% rule +4.8/10.0
• 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

Discover comfortable living in this charming 2-bedroom, 1-bathroom Dayton residence. This inviting home boasts a well-maintained exterior of brick, wood siding, and durable vinyl siding, complemented by an attached garage and private driveway. The living area offers a warm ambiance with a stone fireplace, carpet flooring, and natural light. The spacious kitchen provides ample cabinetry, generous counter space, and a microwave. Bedrooms offer cozy carpeted flooring and abundant natural light. Enjoy year-round comfort with central air cooling and forced air heating. The bathroom features classic tile work and a bathtub. Step outside to a verdant retreat, where a lush lawn, mature trees, and a

Key facts

• Ample cabinetry
• Stone fireplace
• Lush lawn

Tags

• WELL MAINTAINED EXTERIOR
• STONE FIREPLACE
• AMPLE CABINETRY
• GENEROUS COUNTER SPACE
• LUSH LAWN
• MATURE TREES

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached one-car garage
• Home design: Single-story home; Vinyl siding
• Construction: Slab foundation
• Exterior features: Residential lot (approximately 50 x 120)

Interior

• Kitchen: Main-level kitchen, approximately 11 x 10
• Bedrooms: Main-level bedroom, approximately 10 x 12; Main-level bedroom, approximately 11 x 12
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Five total rooms; Main-level living areas
• Laundry & utility: Main-level utility room, approximately 6 x 12

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $142 ($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 $98k (1.8% below list).
• Recommended offer: $98k (1.8% below list) — sets the bar for 1% rule.

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; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $691 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $52k; list at $100k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,088 (1.8% below list)

Questions for the listing agent

1. Built in 1947 — 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: 0.98% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.07%
• DSCR: 1.27
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $104,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3250 Campus Dr	0.17mi	3/1.0 (+1)	1,008 (+2%)	2mo	$129,900	$129	82
1335 Kingsley Ave	0.23mi	3/1.0 (+1)	900 (-9%)	4mo	$94,900	$105	67
1341 Shaftesbury Rd	0.22mi	3/2.0 (+1)	1,116 (+13%)	2mo	$144,900	$130	58
1215 Philadelphia Dr	0.54mi	3/1.0 (+1)	1,056 (+7%)	1mo	$108,000	$102	58
3927 Necco Ave	0.62mi	3/1.0 (+1)	936 (-5%)	1mo	$72,500	$77	56
3816 Lori Sue Ave	0.56mi	3/1.0 (+1)	925 (-6%)	3mo	$152,000	$164	55
1812 Haverhill Dr	0.65mi	3/1.0 (+1)	933 (-6%)	1mo	$108,900	$117	54
1042 Shakespeare Ave	0.59mi	2/1.5	1,100 (+11%)	3mo	$78,240	$71	49
3819 Dandridge Ave	0.73mi	3/1.0 (+1)	1,061 (+7%)	2mo	$45,000	$42	47
938 Leland Ave	0.67mi	2/1.0	844 (-15%)	0mo	$40,000	$47	44
1200 Wilson Dr	0.69mi	3/2.0 (+1)	1,079 (+9%)	4mo	$125,000	$116	40
1632 Academy Pl	0.67mi	3/1.5 (+1)	1,132 (+15%)	4mo	$120,000	$106	34

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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-7,164
• Equity at exit: $14,895

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $5,409
• Equity at exit: $8,638

Cash invested: $27,972 (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: 8.5×

Monthly cashflow live

• Estimated rent: $981 high
• Mortgage (P&I): −$524
• Tax from tax record: −$68 /mo · $814/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $142

Break-even live

Break-even rent $802

Max offer price $99,900

Occupancy floor 81%

Sensitivity live

Price	-10% $198	-5% $170	+0% $142	+5% $113	+10% $85
Rent	-10% $64	-5% $103	+0% $142	+5% $180	+10% $219
Rate	-1.0pp $192	-0.5pp $167	base $142	+0.5pp $116	+1.0pp $89

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	44d	1	0.14mi
3552 Stanford Pl Dayton, OH	2.0	1.0	800	$800	$1.00	24d	1	0.24mi
3552 Stanford Pl Unit 3552 Dayton, OH	2.0	1.0	800	$800	$1.00	44d	1	0.24mi
3222 Athens Ave Unit C Dayton, OH	2.0	1.0	700	$700	$1.00	44d	1	0.27mi
3007 Cornell Dr Dayton, OH	2.0	1.0	827	$1,000	$1.21	4d	1	0.30mi
1816 N James H McGee Blvd Apt A Dayton, OH	3.0	1.0	950	$1,200	$1.26	3d	1	0.37mi
1816 N James H McGee Blvd Apt B Dayton, OH	3.0	1.0	950	$1,150	$1.21	44d	1	0.37mi
1816 N James H McGee Blvd Unit C Dayton, OH	3.0	1.0	950	$1,150	$1.21	3d	1	0.37mi
3652 Otterbein Ave Unit 3652 Dayton, OH	2.0	1.0	700	$800	$1.14	3d	1	0.41mi
3650 Otterbein Ave Unit 3650 Dayton, OH	2.0	1.0	900	$800	$0.89	3d	1	0.41mi
1732 Harold Dr Dayton, OH	2.0	1.0	805	$925	$1.15	44d	1	0.45mi
3537 Otterbein Ave Unit d Dayton, OH	2.0	1.0	900	$925	$1.03	44d	1	0.50mi
3311 Otterbein Ave Dayton, OH	3.0	1.5	1004	$1,300	$1.29	11d	1	0.51mi
920 Huron Ave Dayton, OH	2.0	1.0	950	$995	$1.05	4d	1	0.54mi
1720 Kings Mill Ct Dayton, OH	2.0	1.5	975	$925	$0.95	24d	1	0.58mi
635 Anna St Dayton, OH	3.0	1.0	960	$1,300	$1.35	15d	1	0.71mi
828 Walton Ave Unit 832 Walton Dayton, OH	2.0	1.0	750	$795	$1.06	24d	1	0.72mi
1934 Tennyson Ave Dayton, OH	1.0	1.0	675	$700	$1.04	44d	1	0.77mi
863 N Upland Ave Dayton, OH	3.0	1.0	1042	$1,200	$1.15	44d	1	0.77mi
1982 Victoria Ave Dayton, OH	1.0	1.0	675	$700	$1.04	44d	1	0.85mi
1903 W Grand Ave Unit 4 Dayton, OH	2.0	1.0	600	$850	$1.42	44d	1	0.93mi
725 Maplehurst Ave Dayton, OH	2.0	1.0	1104	$895	$0.81	44d	1	0.94mi
2109 Victoria Ave Dayton, OH	2.0	1.0	714	$950	$1.33	4d	1	0.95mi
3925 Hoover Ave Dayton, OH	2.0	1.0	936	$1,100	$1.18	3d	1	0.96mi
2010 Auburn Ave Dayton, OH	1.0	1.0	560	$625	$1.12	3d	1	1.08mi
322 Lorenz Ave Dayton, OH	1.0	1.0	634	$850	$1.34	44d	1	1.13mi
2257 Hepburn Ave Dayton, OH	1.0	1.0	600	$695	$1.16	44d	1	1.14mi
4576 Live Oak Dr Dayton, OH	3.0	1.0	864	$1,400	$1.62	44d	1	1.15mi
1453 Harvard Blvd Dayton, OH	1.0	1.0	780	$650	$0.83	44d	1	1.15mi
4446 Waymire Ave Dayton, OH	3.0	1.0	1100	$1,100	$1.00	22d	1	1.16mi
4629 Queens Ave Dayton, OH	2.0	1.0	900	$1,100	$1.22	44d	1	1.17mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	4d	1	1.18mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	44d	1	1.18mi
1203 W Fairview Ave Dayton, OH	1.0	1.0	806	$750	$0.93	44d	1	1.19mi
3627 Delphos Ave Dayton, OH	1.0	1.0	525	$625	$1.19	15d	1	1.22mi
1008 W Fairview Ave Unit 2 Dayton, OH	1.0	1.0	1007	$800	$0.79	4d	1	1.23mi
1330 W Hillcrest Ave Dayton, OH	1.0	1.0	525	$825	$1.57	44d	1	1.24mi
1004 W Fairview Ave Dayton, OH	2.0	1.0	1053	$950	$0.90	24d	1	1.24mi
2414 Hancock Ave Unit 2418 Dayton, OH	1.0	1.0	600	$650	$1.08	44d	1	1.24mi
628 W Norman Ave Unit 628 Dayton, OH	2.0	1.0	918	$795	$0.87	44d	1	1.27mi

Listing history 5 events

1. 2026-05-15
   status Pending
2. 2026-05-14
   listed $99,900 Active
3. 2026-04-10
   soldstatus $52,400
4. 1995-07-10
   soldstatus $48,900
5. 1978-06-14
   soldstatus $17,500

ⓘ 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: $814 · $68/mo
• Projected year-2 tax: $1,186 · $99/mo
• Expected delta: +$372/yr (+$31/mo · 45.7%)

ⓘ 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 ≥104°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: $11,771
• − Mortgage interest: −$5,596
• − Property taxes: −$814
• − Insurance: −$500
• − Repairs & maintenance: −$942
• − Management: −$942
• − Depreciation: −$2,906
• Taxable income: $72
• Est. tax owed @ 24.0%: −$17
• After-tax cash flow: $1,681/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

+470.9% since first listed

5 events — show timeline

• 2026-05-15 Pending — Dayton MLS
• 2026-05-14 Listed $99,900 Dayton MLS
• 2026-04-10 Sold (Public Records) $52,400 Public Records
• 1995-07-10 Sold (Public Records) $48,900 Public Records
• 1978-06-14 Sold (Public Records) $17,500 Public Records

Property tax history

-3.3%/yr

Latest (2025): $814 · -0.2% YoY. Source: county tax records.