2035 Stapleton Ct · Dayton, OH 45404

$124,900

3 bd · 1.0 ba · 1,214 sqft · SingleFamily public records · 16 Days on market

Built 1910 3,584 sqft lot Est $126k · at est.

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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 +17.8/30.0
• ARV discount +8.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Look no further for a stunning 2 ST. featuring brick columns outlining the cov. porch. 2 car det. Gar w/ opener w/ wifi. Alley access. Fenced yd. Welcome thru a red steel door w/ reinforced oak door panels. Slate foyer entry floor. Window from the turn of the century. Living rm w/ nostalgic fp. All floors woodlike vinyl. Replaced base boards in white. All vinyl dbl hung windows. New lights fixtures or paddle fans. Dining rm w/ refin. built-in hutch. Doors either new or refinished thruout. Kitchen huge for this home, lots of refurbished walnut wood cabinets 2-tone painted, under cab. lights, & new flooring. But, the best feature, a SS 5 burner ceramic top range w/ convection oven, SS dbl door w/ ice refrig. , new Kohler faucet, gar. dis. Partial base w/ 2014 95% eff. Trane furnace & AC. New laundry tub. W/ D stay. Glass block windows. All painted 3 bedrms, new flooring, new or ref. doors, and rem. bath. All blinds . Mud rm to backyd & 2-car gar. entrance. Landscaping. Impressive & Immaculate.

Key facts

• Private patio
• Efficient layout
• Welcoming porch

Tags

• PRIVATE PATIO
• WELCOMING PORCH
• FENCE PROVIDING PRIVACY
• EFFICIENT LAYOUT
• KITCHEN EQUIPPED WITH RANGE
• WASHER AND DRYER INCLUDED

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached 2-car garage
• Home design: 2-story single-family home
• Construction: Frame construction with vinyl and wood siding
• Exterior features: Residential zoning; Lot dimensions approximately 31 x 112

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Second-floor bedroom (8 x 8); Second-floor bedroom (12 x 12)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished partial basement; Decorative fireplace; Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/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 $113k (9.2% below list).
• Recommended offer: $113k (9.2% 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: 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: Kiser Elementary School (math 11% / reading 15%, grade F, #1,429 of 1,584 statewide, top 90%, 552 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: 67 active listings in the ZIP; 22 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 35% of the median local income ($39k/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 $864 of loan paydown is wiped out by about $4k 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 16 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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 $49k; list at $125k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,417 (9.2% below list)

Questions for the listing agent

1. Built in 1910 — 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: 0.91% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.51%
• DSCR: 1.16
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $126,256
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 Rita St	0.08mi	3/1.5	1,355 (+12%)	2mo	$165,000	$122	74
1811 Warner Ave	0.23mi	2/1.0 (-1)	1,146 (-6%)	3mo	$97,000	$85	72
165 Rita St	0.09mi	3/1.0	1,360 (+12%)	5mo	$60,000	$44	71
77 Baltimore St	0.28mi	3/1.0	1,319 (+9%)	2mo	$111,900	$85	71
1531 Chapel St	0.42mi	3/2.5	1,216 (+0%)	6mo	$126,500	$104	69
18 Baltimore St	0.32mi	3/1.0	1,109 (-9%)	6mo	$134,000	$121	66
1033 Gerhard St	0.18mi	2/1.5 (-1)	1,087 (-10%)	4mo	$70,000	$64	64
1417 Schaeffer St	0.50mi	2/1.0 (-1)	1,178 (-3%)	4mo	$65,000	$55	63
310 Brandt St	0.31mi	3/1.0	1,389 (+14%)	0mo	$147,000	$106	61
435 Grove Ave	0.44mi	4/2.0 (+1)	1,162 (-4%)	4mo	$150,000	$129	60
1304 Valley St	0.41mi	2/2.0 (-1)	1,051 (-13%)	1mo	$135,900	$129	49
1322 Schaeffer St	0.55mi	3/2.0	1,384 (+14%)	4mo	$40,000	$29	44

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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-13,743
• Equity at exit: $18,623

10-year hold

• IRR: -1.5%
• Equity multiple: 0.89×
• Total profit: $-3,673
• Equity at exit: $10,799

Cash invested: $34,972 (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 45404

• Home prices YoY: -24.2%
• Active inventory: 67
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,134 high
• Mortgage (P&I): −$655
• Tax from tax record: −$87 /mo · $1,039/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $102

Break-even live

Break-even rent $1,005

Max offer price $124,900

Occupancy floor 86%

Sensitivity live

Price	-10% $173	-5% $138	+0% $102	+5% $67	+10% $32
Rent	-10% $13	-5% $58	+0% $102	+5% $147	+10% $192
Rate	-1.0pp $165	-0.5pp $134	base $102	+0.5pp $70	+1.0pp $37

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2034 Leo St Dayton, OH	2.0	1.0	888	$1,100	$1.24	23d	1	0.18mi
78 Notre Dame Ave Unit A Dayton, OH	3.0	1.0	1015	$1,025	$1.01	45d	1	0.33mi
2119 Bellefontaine Ave Dayton, OH	3.0	1.5	1500	$1,400	$0.93	4d	1	0.34mi
163 Grove Ave Unit 163 Dayton, OH	3.0	1.0	1000	$950	$0.95	45d	1	0.41mi
155 Grove Ave Unit 155 Dayton, OH	3.0	1.0	1150	$950	$0.83	45d	1	0.42mi
1517 Chapel St Unit 1521 Dayton, OH	2.0	1.0	1239	$1,000	$0.81	5d	1	0.46mi
200 Hart St Dayton, OH	3.0	1.0	1304	$1,250	$0.96	25d	1	0.62mi
224 Deeds Ave Dayton, OH	2.0	1.0	1124	$950	$0.85	25d	1	0.67mi
29 N Garfield St Dayton, OH	3.0	1.0	1092	$1,000	$0.92	25d	1	0.98mi
451 Hunter Ave Dayton, OH	2.0	1.0	974	$800	$0.82	25d	1	1.01mi
821 Herman Ave Dayton, OH	3.0	1.0	1456	$1,100	$0.76	23d	1	1.03mi
809 Herman Ave Dayton, OH	2.0	1.0	747	$700	$0.94	5d	1	1.05mi
101 N Irwin St Dayton, OH	2.0	1.0	900	$1,100	$1.22	5d	1	1.09mi
120 S Monmouth St Dayton, OH	2.0	1.0	1000	$950	$0.95	45d	1	1.28mi
2200 E 5th St Dayton, OH	2.0	1.0	1000	$825	$0.82	25d	1	1.32mi
15 John St Unit 15 Dayton, OH	2.0	1.0	1200	$800	$0.67	25d	1	1.33mi
112 Webster St Dayton, OH	2.0	1.0–2.0	802	$2,198	$2.74	4d	63	1.38mi
204 Sears St Dayton, OH	3.0	1.0–2.5	1124	$2,793	$2.48	4d	10	1.38mi
3707 E 3rd St Unit 3705 Dayton, OH	3.0	1.0	1410	$1,045	$0.74	25d	1	1.43mi
3719 E 3rd St Unit 3717 Dayton, OH	3.0	1.0	1092	$1,100	$1.01	4d	1	1.44mi
224 S Irwin St Unit 226 Dayton, OH	2.0	1.0	992	$900	$0.91	5d	1	1.47mi
144 N Quentin Ave Dayton, OH	3.0	1.0	1038	$1,600	$1.54	45d	1	1.49mi

Listing history 12 events

1. 2026-06-22
   days on market $124,900 Active 16 DOM
2. 2026-06-18
   days on market $124,900 Active 13 DOM
3. 2026-06-17
   days on market $124,900 Active 12 DOM
4. 2026-06-16
   days on market $124,900 Active 11 DOM
5. 2026-06-15
   days on market $124,900 Active 10 DOM
6. 2026-06-14
   days on market $124,900 Active 8 DOM
7. 2026-06-13
   days on market $124,900 Active 7 DOM
8. 2026-06-10
   days on market $124,900 Active 5 DOM
9. 2026-06-09
   days on market $124,900 Active 4 DOM
10. 2026-06-08
    days on market $124,900 Active 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $124,900 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: $1,039 · $87/mo
• Projected year-2 tax: $1,494 · $124/mo
• Expected delta: +$455/yr (+$38/mo · 43.8%)

ⓘ 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
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,610
• − Mortgage interest: −$6,996
• − Property taxes: −$1,039
• − Insurance: −$624
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$3,633
• Taxable loss: −$861
• Est. tax savings @ 24.0%: +$207
• After-tax cash flow: $1,435/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

+309.5% since first listed

20 events — show timeline

• 2026-06-05 Listed $124,900 Dayton MLS
• 2017-12-05 Sold (Public Records) $49,000 Public Records
• 2017-11-16 Sold (MLS) $49,000 Dayton MLS
• 2017-11-16 Sold (MLS) $49,000 Dayton MLS
• 2017-10-27 Contingent — Dayton MLS
• 2017-09-26 Price Changed $54,000 Dayton MLS
• 2017-08-08 Listed $55,000 Dayton MLS
• 2016-08-02 Listing Removed — Dayton MLS
• 2016-07-25 Price Changed $54,000 Dayton MLS
• 2016-07-18 Price Changed $59,000 Dayton MLS
• 2016-06-11 Listed $65,000 Dayton MLS
• 2014-06-19 Sold (MLS) $24,000 Dayton MLS
• 2014-06-19 Sold (MLS) $24,000 Dayton MLS
• 2014-06-10 Listing Removed — Dayton MLS
• 2014-05-16 Listed $25,000 Dayton MLS
• 2013-03-14 Sold (MLS) $21,200 Dayton MLS
• 2013-03-14 Sold (MLS) $21,200 Dayton MLS
• 2013-02-26 Listing Removed — Dayton MLS
• 2012-06-21 Listed $28,000 Dayton MLS
• 1987-08-28 Sold (Public Records) $30,500 Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,039 · -0.2% YoY. Source: county tax records.