3012 Wayland Ave · Dayton, OH 45420

$85,000

2 bd · 1.0 ba · 740 sqft · SingleFamily public records · 12 Days on market

Built 1927 2,701 sqft lot Est $127k · 33% 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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.9/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

2 bedroom/1 bath home plus a front enclosed porch is being sold in as-is condition to settle an estate. Large detached garage. Convenient location, close to shopping and area amenities. Being sold in as-is condition, seller will make no repairs, will not provide funds for any repairs. Favorably priced to sell! Allow up to 3 Business days for seller response to your offer. Allow 3 business days for response to your offer and up to 45 days to close. .

Key facts

• Front enclosed porch
• Convenient location
• Close to shopping

Tags

• FRONT ENCLOSED PORCH
• DETACHED GARAGE
• CONVENIENT LOCATION
• CLOSE TO SHOPPING
• AREA AMENITIES

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached 2-car garage
• Utilities: Natural gas; Central air conditioning
• Home design: Single-story home
• Construction: Aluminum siding construction
• Exterior features: Aluminum siding; Residential zoning; Lot dimensions approximately 30 x 89

Interior

• Kitchen: Kitchen on main level (10 x 16)
• Bedrooms: Bedroom on main level (10 x 10)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Florida room (main level); Dining room (main level); Living room (main level)

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 $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

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 (+4.8%/yr); 106 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 + 4.8% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1927 — 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: 1.19% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.98%
• DSCR: 1.40
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $127,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2904 Grace Ave	0.23mi	2/1.0	712 (-4%)	0mo	$160,000	$225	83
2904 Kingston Ave	0.19mi	3/1.0 (+1)	768 (+4%)	2mo	$132,000	$172	78
1020 Weng Ave	0.46mi	2/1.0	736 (-0%)	2mo	$133,500	$181	76
2040 Courtland Ave	0.31mi	2/1.0	704 (-5%)	2mo	$115,000	$163	76
1611 Horlacher Ave	0.38mi	2/1.0	773 (+4%)	1mo	$155,000	$201	74
3120 Martel Dr	0.48mi	2/1.0	768 (+4%)	0mo	$38,500	$50	71
2901 Whittier Ave	0.36mi	2/1.0	819 (+11%)	2mo	$133,000	$162	64
2413 S Smithville Rd	0.68mi	2/1.0	787 (+6%)	6mo	$60,000	$76	53
1136 Croyden Dr	0.68mi	2/1.0	840 (+14%)	1mo	$170,000	$202	45
952 Weng Ave	0.46mi	2/2.0	850 (+15%)	8mo	$169,900	$200	43
1101 Chelsea Ave	0.53mi	2/1.5	844 (+14%)	8mo	$131,000	$155	43
2419 Fauver Ave	0.75mi	2/1.0	832 (+12%)	4mo	$138,000	$166	41

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 · 4.82% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-504
• Equity at exit: $12,674

10-year hold

• IRR: 11.0%
• Equity multiple: 1.94×
• Total profit: $22,366
• 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 45420

• Rents YoY: 4.8%
• Active inventory: 106
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,014 high
• Mortgage (P&I): −$446
• Tax from tax record: −$141 /mo · $1,697/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $178

Break-even live

Break-even rent $788

Max offer price $85,000

Occupancy floor 77%

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
511 Haskins Ave Dayton, OH	1.0	1.0	600	$775	$1.29	43d	1	1.02mi
1570 Woodman Dr Unit 1610-A05 Dayton, OH	1.0	1.0	690	$700	$1.01	23d	1	1.10mi
1570 Woodman Dr Dayton, OH	1.0	1.0	690	$700	$1.01	43d	1	1.12mi
922 Wilmington Ave Dayton, OH	2.0	1.0	720	$1,200	$1.67	23d	1	1.21mi
933 Wilmington Ave Dayton, OH	1.0–2.0	1.0–1.5	802	$980	$1.22	3d	8	1.22mi
719 Wiltshire Blvd Unit 1 Dayton, OH	1.0	1.0	600	$895	$1.49	21d	1	1.25mi
719 Wiltshire Blvd Apt 2 Dayton, OH	1.0	1.0	600	$895	$1.49	2d	1	1.25mi
41 Patterson Village Dr Dayton, OH	1.0–2.0	1.0	553	$920	$1.66	3d	14	1.26mi
426 Kling Dr Unit B Dayton, OH	1.0	1.0	600	$1,500	$2.50	3d	1	1.46mi

Listing history 2 events

1. 2026-04-30
   status Pending
2. 2026-04-16
   listed $85,000 Active

ⓘ 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: $1,697 · $141/mo
• Projected year-2 tax: $1,697 · $141/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥100°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,162
• − Mortgage interest: −$4,761
• − Property taxes: −$1,697
• − Insurance: −$425
• − Repairs & maintenance: −$973
• − Management: −$973
• − Depreciation: −$2,473
• Taxable income: $860
• Est. tax owed @ 24.0%: −$206
• After-tax cash flow: $1,931/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): 24,411
• Household income: $60,588
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 856.0

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 (83%)
• Race & ethnicity: White 83% Black 7% Two or more races 6% Hispanic / Latino 3% Asian 3%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 2% Chinese 0%

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: ▼ -192.56%
• Current HPI: 241.6543
• Rent YoY: ▲ 4.82%
• 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

2 events — show timeline

• 2026-04-30 Pending — Dayton MLS
• 2026-04-16 Listed $85,000 Dayton MLS

Property tax history

+2.1%/yr

Latest (2025): $1,697 · -0.2% YoY. Source: county tax records.