15 W Maplewood Ave · Dayton, OH 45405

$299,000

9 bd · 2.0 ba · 6,552 sqft · MultiFamily public records · 1 Days on market

Built 1950 0.27 ac lot Est $242k · 23% 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 +25.5/30.0
• DSCR +8.5/10.0
• 1% rule +6.7/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Experience an exceptional investment opportunity with this captivating Multifamily property in Dayton, OH. Boasting a 6,552 SF building, this charming Low-Rise/Garden property features 5 units, each exuding timeless appeal. The fifth unit, a studio, is vacant and needs to be fully rehabbed. There is underground garage parking available. Built in 1950, the property showcases enduring architectural character and comfort. The entryway and staircase has terrazzo flooring. With a prime location in the vibrant Dayton area, this 80% occupied investment presents steady income potential. Residents enjoy the convenience of an established community, while the property offers an attractive blend of cla

Key facts

• Multifamily property
• Terrazzo flooring
• 0.27 acre lot

Tags

• MULTIFAMILY PROPERTY
• LOW-RISE/GARDEN PROPERTY
• UNDERGROUND GARAGE PARKING
• TERRAZZO FLOORING
• 80% OCCUPIED INVESTMENT
• WASHER & DRYER HOOK-UPS

Property features AI

Finance

• Financial info: Property offered for sale; Reported gross income $45,960

Exterior

• Parking: Four or more spaces; Garage with 4 spaces
• Utilities: Public water available; Septic available; septic tank listed; Storm sewer
• Home design: Two-story building; Single building containing all units; Cellar foundation
• Construction: Brick and block construction
• Exterior features: Lot dimensions approximately 77 x 108; Lot area about 0.27 acres; Zoned Residential Multiple

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Units include two-bedroom and efficiency layouts
• Bathrooms: Five full bathrooms (total across units)
• Heating & cooling: Heating: Electric, Heat Pump, Natural Gas; Central Air conditioning
• Interior features: Multi-unit property with five total units in one building; Gross annual income reported at $45,960
• Laundry & utility: Tenant pays electricity, gas, and heat

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $299k.

Deal economics

• At list price, monthly cash flow is $700 ($8k/yr) — positive. Per door: $233/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $299k).
• Cap rate 9.1% vs local median 7.3% in Dayton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 fast (+4.3%/yr); 134 active listings in the ZIP; lower-income renter base — watch delinquency; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• At $3,501/mo this rent would consume 96% of the median local household income ($44k/yr) (locally 1475% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 + 4.3% rent growth), your $84k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $88k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $88k; list at $299k implies a 240% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $299,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.04%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $242,424
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 W Norman Ave	0.63mi	8/4.0 (-1)	6,720 (+3%)	9mo	$250,000	$37	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 · 4.34% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $987
• Equity at exit: $44,582

10-year hold

• IRR: 11.3%
• Equity multiple: 1.94×
• Total profit: $78,677
• Equity at exit: $25,852

Cash invested: $83,720 (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: 134
• Price-to-rent: 21.3×

Monthly cashflow live

• Estimated rent: $3,501 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$373 /mo · $4,475/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $700

Break-even live

Break-even rent $2,615

Max offer price $299,000

Occupancy floor 75%

Sensitivity live

Price	-10% $870	-5% $785	+0% $700	+5% $616	+10% $531
Rent	-10% $424	-5% $562	+0% $700	+5% $839	+10% $977
Rate	-1.0pp $851	-0.5pp $776	base $700	+0.5pp $623	+1.0pp $544

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$3,501
Total (3 units)			$3,501

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   statusdays on marketlisting id $299,000 Active 1 DOM
2. 2026-06-15
   days on market $299,000 ActiveUnderContract 111 DOM
3. 2026-06-14
   days on market $299,000 ActiveUnderContract 109 DOM
4. 2026-06-13
   days on market $299,000 ActiveUnderContract 108 DOM
5. 2026-06-10
   days on market $299,000 ActiveUnderContract 106 DOM
6. 2026-06-09
   days on market $299,000 ActiveUnderContract 105 DOM
7. 2026-06-08
   days on market $299,000 ActiveUnderContract 104 DOM
8. 2026-06-07
   days on market $299,000 ActiveUnderContract 103 DOM
9. 2026-06-05
   days on market $299,000 ActiveUnderContract 100 DOM
10. 2026-06-03
    days on market $299,000 ActiveUnderContract 99 DOM
11. 2026-06-02
    days on market $299,000 ActiveUnderContract 98 DOM
12. 2026-06-01
    days on market $299,000 ActiveUnderContract 97 DOM
13. 2026-05-31
    days on market $299,000 ActiveUnderContract 96 DOM
14. 2026-04-23
    historical ActiveUnderContract
15. 2026-03-20
    price $299,000
16. 2026-03-06
    price $349,000
17. 2026-02-24
    listed $387,125 Active
18. 2025-09-12
    price $339,000
19. 2025-07-13
    price $349,000
20. 2016-09-30
    soldstatus $88,000
21. 2014-05-01
    soldstatus $75,000
22. 2014-03-31
    historical
23. 2013-10-03
    listed $79,900
24. 2009-10-15
    soldstatus $100,000
25. 2002-03-11
    soldstatus $92,300
26. 1993-09-03
    soldstatus $102,000
27. 1983-06-21
    soldstatus $84,000

ⓘ 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: $4,475 · $373/mo
• Projected year-2 tax: $4,570 · $381/mo
• Expected delta: +$95/yr (+$8/mo · 2.1%)

ⓘ 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 · 18 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: $42,012
• − Mortgage interest: −$16,749
• − Property taxes: −$4,475
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,361
• − Management: −$3,361
• − Depreciation: −$8,698
• Taxable income: $3,873
• Est. tax owed @ 24.0%: −$930
• After-tax cash flow: $7,474/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

+256.0% since first listed

14 events — show timeline

• 2026-04-23 Contingent — Dayton MLS
• 2026-03-20 Price Changed $299,000 Dayton MLS
• 2026-03-06 Price Changed $349,000 Dayton MLS
• 2026-02-24 Listed $387,125 Dayton MLS
• 2025-09-12 Price Changed $339,000 Dayton MLS
• 2025-07-13 Price Changed $349,000 Dayton MLS
• 2016-09-30 Sold (Public Records) $88,000 Public Records
• 2014-05-01 Sold (Public Records) $75,000 Public Records
• 2014-03-31 Listing Removed — Dayton MLS
• 2013-10-03 Listed $79,900 Dayton MLS
• 2009-10-15 Sold (Public Records) $100,000 Public Records
• 2002-03-11 Sold (Public Records) $92,300 Public Records
• 1993-09-03 Sold (Public Records) $102,000 Public Records
• 1983-06-21 Sold (Public Records) $84,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $4,475 · -1.0% YoY. Source: county tax records.