1409 Lamar St · Dayton, OH 45404

$85,000

2 bd · 1.0 ba · 1,217 sqft · SingleFamily public records · 248 Days on market

Built 1903 3,842 sqft lot $70/sqft · 26% below area Est $116k · 26% under

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Why this score? — see what drove the B- 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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.3/10.0
• 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

Come check out this 3 bedroom 2 full bathroom home. This home features several updates including; flooring and paint throughout the home! This house would be a great investment opportunity or a great starter home. This home has a spacious living room and a kitchen large enough to entertain all your friends and family! The outside of this home is also a great place to spend time in your fully fenced in backyard! Schedule your showing before its gone!

Key facts

• Spacious living room
• 3,842 sq ft lot
• Garage

Tags

• FULLY FENCED BACKYARD
• SPACIOUS LIVING ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: 66 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 32% 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 $588 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 $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 248 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $35k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $6k; list at $85k implies a 1317% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 248 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1903 — 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: 1.23% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.90%
• DSCR: 1.57
• GRM: 6.8

CMA / ARV

• ARV (median comp): $115,645
• List price: $85,000
• Delta: -26.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1417 Schaeffer St	0.05mi	2/1.0	1,178 (-3%)	4mo	$65,000	$55	89
1811 Warner Ave	0.32mi	2/1.0	1,146 (-6%)	3mo	$97,000	$85	73
930 Leo St	0.36mi	3/1.0 (+1)	1,144 (-6%)	0mo	$103,000	$90	68
77 Baltimore St	0.32mi	3/1.0 (+1)	1,319 (+8%)	2mo	$111,900	$85	65
1531 Chapel St	0.46mi	3/2.5 (+1)	1,216 (-0%)	6mo	$126,500	$104	62
1322 Schaeffer St	0.05mi	3/2.0 (+1)	1,384 (+14%)	4mo	$40,000	$29	62
905 Troy St	0.03mi	3/3.0 (+1)	1,342 (+10%)	8mo	$186,200	$139	62
18 Baltimore St	0.41mi	3/1.0 (+1)	1,109 (-9%)	6mo	$134,000	$121	56
129 Rita St	0.43mi	3/1.5 (+1)	1,355 (+11%)	2mo	$165,000	$122	52
1033 Gerhard St	0.53mi	2/1.5	1,087 (-11%)	4mo	$70,000	$64	52
165 Rita St	0.42mi	3/1.0 (+1)	1,360 (+12%)	5mo	$60,000	$44	52
310 Brandt St	0.68mi	3/1.0 (+1)	1,389 (+14%)	0mo	$147,000	$106	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.8%
• Equity multiple: 1.11×
• Total profit: $2,522
• Equity at exit: $12,674

10-year hold

• IRR: 12.3%
• Equity multiple: 1.97×
• Total profit: $23,192
• Equity at exit: $7,349

Cash invested: $23,800 (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: 66
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,045 high
• Mortgage (P&I): −$446
• Tax from tax record: −$89 /mo · $1,064/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $256

Break-even live

Break-even rent $721

Max offer price $85,000

Occupancy floor 71%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
163 Grove Ave Unit 163 Dayton, OH	3.0	1.0	1000	$950	$0.95	43d	1	0.27mi
155 Grove Ave Unit 155 Dayton, OH	3.0	1.0	1150	$950	$0.83	43d	1	0.28mi
78 Notre Dame Ave Unit A Dayton, OH	3.0	1.0	1015	$1,025	$1.01	43d	1	0.29mi
528 Troy St Unit B Dayton, OH	1.0	1.0	850	$750	$0.88	23d	1	0.32mi
200 Hart St Dayton, OH	3.0	1.0	1304	$1,250	$0.96	23d	1	0.39mi
502 Hart St Unit 504 Dayton, OH	1.0	1.0	900	$700	$0.78	43d	1	0.40mi
1517 Chapel St Unit 1521 Dayton, OH	2.0	1.0	1239	$1,000	$0.81	3d	1	0.45mi
224 Deeds Ave Dayton, OH	2.0	1.0	1124	$950	$0.85	23d	1	0.48mi
2034 Leo St Dayton, OH	2.0	1.0	888	$1,100	$1.24	21d	1	0.53mi
451 Hunter Ave Dayton, OH	2.0	1.0	974	$800	$0.82	23d	1	0.63mi
2119 Bellefontaine Ave Dayton, OH	3.0	1.5	1500	$1,400	$0.93	2d	1	0.73mi
821 Herman Ave Dayton, OH	3.0	1.0	1456	$1,100	$0.76	21d	1	0.78mi
809 Herman Ave Dayton, OH	2.0	1.0	747	$700	$0.94	3d	1	0.79mi
204 Sears St Dayton, OH	3.0	1.0–2.5	1124	$2,228	$1.98	2d	10	1.25mi
112 Webster St Dayton, OH	2.0	1.0–2.0	802	$2,198	$2.74	2d	63	1.28mi
29 N Garfield St Dayton, OH	3.0	1.0	1092	$1,000	$0.92	23d	1	1.31mi
329 E 1st St Dayton, OH	1.0	1.0	832	$1,405	$1.69	2d	15	1.33mi
35 Neal Ave Dayton, OH	2.0	1.0	728	$875	$1.20	23d	1	1.39mi
140 E Monument Ave Dayton, OH	3.0	1.0–2.0	1048	$1,952	$1.86	2d	11	1.42mi
44 5 Oaks Ave Unit 2 Dayton, OH	2.0	1.0	700	$800	$1.14	43d	1	1.44mi
215 Ice Ave Unit 215 Dayton, OH	1.0	1.0	1218	$1,900	$1.56	43d	1	1.47mi

Listing history 30 events

1. 2026-06-18
   days on market $85,000 Active 248 DOM
2. 2026-06-17
   days on market $85,000 Active 247 DOM
3. 2026-06-16
   days on market $85,000 Active 246 DOM
4. 2026-06-15
   days on market $85,000 Active 245 DOM
5. 2026-06-14
   days on market $85,000 Active 243 DOM
6. 2026-06-13
   days on market $85,000 Active 242 DOM
7. 2026-06-10
   days on market $85,000 Active 240 DOM
8. 2026-06-09
   days on market $85,000 Active 239 DOM
9. 2026-06-08
   days on market $85,000 Active 238 DOM
10. 2026-06-07
    days on market $85,000 Active 237 DOM
11. 2026-06-05
    days on market $85,000 Active 234 DOM
12. 2026-06-03
    days on market $85,000 Active 233 DOM
13. 2026-06-02
    days on market $85,000 Active 232 DOM
14. 2026-06-01
    days on market $85,000 Active 231 DOM
15. 2026-05-31
    days on market $85,000 Active 230 DOM
16. 2026-05-14
    price $85,000 453-char remark

    Show marketing remark (453 chars)

    Come check out this 3 bedroom 2 full bathroom home. This home features several updates including; flooring and paint throughout the home! This house would be a great investment opportunity or a great starter home. This home has a spacious living room and a kitchen large enough to entertain all your friends and family! The outside of this home is also a great place to spend time in your fully fenced in backyard! Schedule your showing before its gone!

17. 2026-03-20
    price $98,000 453-char remark

    Show marketing remark (453 chars)

    Come check out this 3 bedroom 2 full bathroom home. This home features several updates including; flooring and paint throughout the home! This house would be a great investment opportunity or a great starter home. This home has a spacious living room and a kitchen large enough to entertain all your friends and family! The outside of this home is also a great place to spend time in your fully fenced in backyard! Schedule your showing before its gone!

18. 2026-02-10
    price $105,000 453-char remark

    Show marketing remark (453 chars)

    Come check out this 3 bedroom 2 full bathroom home. This home features several updates including; flooring and paint throughout the home! This house would be a great investment opportunity or a great starter home. This home has a spacious living room and a kitchen large enough to entertain all your friends and family! The outside of this home is also a great place to spend time in your fully fenced in backyard! Schedule your showing before its gone!

19. 2025-12-01
    price $115,000 453-char remark

    Show marketing remark (453 chars)

    Come check out this 3 bedroom 2 full bathroom home. This home features several updates including; flooring and paint throughout the home! This house would be a great investment opportunity or a great starter home. This home has a spacious living room and a kitchen large enough to entertain all your friends and family! The outside of this home is also a great place to spend time in your fully fenced in backyard! Schedule your showing before its gone!

20. 2025-11-11
    price $120,000 453-char remark

    Show marketing remark (453 chars)

    Come check out this 3 bedroom 2 full bathroom home. This home features several updates including; flooring and paint throughout the home! This house would be a great investment opportunity or a great starter home. This home has a spacious living room and a kitchen large enough to entertain all your friends and family! The outside of this home is also a great place to spend time in your fully fenced in backyard! Schedule your showing before its gone!

21. 2025-10-14
    price $125,000 453-char remark

    Show marketing remark (453 chars)

    Come check out this 3 bedroom 2 full bathroom home. This home features several updates including; flooring and paint throughout the home! This house would be a great investment opportunity or a great starter home. This home has a spacious living room and a kitchen large enough to entertain all your friends and family! The outside of this home is also a great place to spend time in your fully fenced in backyard! Schedule your showing before its gone!

22. 2025-10-13
    listed $120,000 Active 453-char remark

    Show marketing remark (453 chars)

    Come check out this 3 bedroom 2 full bathroom home. This home features several updates including; flooring and paint throughout the home! This house would be a great investment opportunity or a great starter home. This home has a spacious living room and a kitchen large enough to entertain all your friends and family! The outside of this home is also a great place to spend time in your fully fenced in backyard! Schedule your showing before its gone!

23. 2010-03-11
    soldstatus $6,000 Closed 65-char remark

    Show marketing remark (65 chars)

    Property in need of work. Sold as is. Seller will make no repairs

24. 2010-03-11
    soldstatus $6,000 65-char remark

    Show marketing remark (65 chars)

    Property in need of work. Sold as is. Seller will make no repairs

25. 2010-03-11
    soldstatus $6,000

    Show marketing remark (65 chars)

    Property in need of work. Sold as is. Seller will make no repairs

26. 2010-03-01
    historical 65-char remark

    Show marketing remark (65 chars)

    Property in need of work. Sold as is. Seller will make no repairs

27. 2010-02-04
    listed $9,900 65-char remark

    Show marketing remark (65 chars)

    Property in need of work. Sold as is. Seller will make no repairs

28. 2010-02-04
    listed $9,900

    Show marketing remark (65 chars)

    Property in need of work. Sold as is. Seller will make no repairs

29. 1994-06-23
    soldstatus $42,900
30. 1987-12-24
    soldstatus $23,750

ⓘ 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: $1,064 · $89/mo
• Projected year-2 tax: $1,195 · $100/mo
• Expected delta: +$131/yr (+$11/mo · 12.3%)

ⓘ 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 · 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: $12,541
• − Mortgage interest: −$4,761
• − Property taxes: −$1,064
• − Insurance: −$425
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$2,473
• Taxable income: $1,811
• Est. tax owed @ 24.0%: −$435
• After-tax cash flow: $2,635/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

+257.9% since first listed

15 events — show timeline

• 2026-05-14 Price Changed $85,000 Dayton MLS
• 2026-03-20 Price Changed $98,000 Dayton MLS
• 2026-02-10 Price Changed $105,000 Dayton MLS
• 2025-12-01 Price Changed $115,000 Dayton MLS
• 2025-11-11 Price Changed $120,000 Dayton MLS
• 2025-10-14 Price Changed $125,000 Dayton MLS
• 2025-10-13 Listed $120,000 Dayton MLS
• 2010-03-11 Sold (MLS) $6,000 Cincy MLS
• 2010-03-11 Sold (MLS) $6,000 Dayton MLS
• 2010-03-11 Sold (MLS) $6,000 Dayton MLS
• 2010-03-01 Listing Removed — Dayton MLS
• 2010-02-04 Listed $9,900 Cincy MLS
• 2010-02-04 Listed $9,900 Dayton MLS
• 1994-06-23 Sold (Public Records) $42,900 Public Records
• 1987-12-24 Sold (Public Records) $23,750 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,064 · -0.2% YoY. Source: county tax records.