752 Whitmore Ave · Dayton, OH 45417

$47,900

3 bd · 1.0 ba · 1,243 sqft · SingleFamily public records · 6 Days on market

Built 1952 5,040 sqft lot Est $81k · 41% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity in Dayton! This 3-bedroom, 1-bath property is in need of a complete renovation but offers strong potential as a rental property once finished. Features include a covered front porch, small lot for easy maintenance, and a 1-car detached garage. Bring your vision and add this one to your portfolio.

Key facts

• Covered front porch
• Detached garage
• 5,040 sq ft lot

Tags

• COVERED FRONT PORCH
• DETACHED GARAGE

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: One-car garage
• Utilities: Central air (cooling)
• Home design: Single-story brick property
• Construction: Brick construction
• Exterior features: Residential lot (approx. 40 x 125)

Interior

• Bedrooms: One main-level bedroom (approximately 10 x 12)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central air conditioning
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Cap rate 19.5% 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: Rents rising fast (+4.1%/yr); 135 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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).
• This rent runs 36% of the median local income ($37k/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 $331 of loan paydown is wiped out by about $1k 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 + 4.1% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $47,900

Questions for the listing agent

1. Built in 1952 — 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: 2.31% ✓
• Cap rate: 19.51%
• Cash-on-cash: 47.21%
• DSCR: 3.10
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $80,795
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5015 Yalecrest Dr	0.47mi	3/1.5	1,231 (-1%)	9mo	$132,000	$107	67
4905 W 2nd St	0.43mi	4/1.0 (+1)	1,296 (+4%)	5mo	$40,000	$31	64
236 Elmhurst Rd	0.64mi	2/1.0 (-1)	1,245 (+0%)	1mo	$54,900	$44	64
4643 Laurel Dr	0.25mi	2/1.5 (-1)	1,150 (-8%)	7mo	$47,000	$41	63
3001 Edison St	0.74mi	3/1.5	1,217 (-2%)	9mo	$24,000	$20	52
4317 Midway Ave	0.61mi	4/1.0 (+1)	1,148 (-8%)	2mo	$50,000	$44	52
346 Bungalow Rd	0.58mi	3/2.0	1,157 (-7%)	8mo	$114,000	$99	51
332 Roxbury Rd	0.59mi	3/1.5	1,140 (-8%)	8mo	$129,000	$113	50
4530 Chesapeake Ave	0.68mi	3/1.0	1,364 (+10%)	3mo	$65,500	$48	50
4309 Sylvan Dr	0.40mi	2/1.0 (-1)	1,402 (+13%)	6mo	$91,500	$65	50
4416 Midway Ave	0.61mi	2/1.0 (-1)	1,160 (-7%)	10mo	$124,950	$108	48
323 Roxbury Rd	0.59mi	4/1.5 (+1)	1,322 (+6%)	10mo	$127,000	$96	47

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 · 4.06% rent growth · sell at horizon

5-year hold

• IRR: 45.8%
• Equity multiple: 3.02×
• Total profit: $27,063
• Equity at exit: $7,142

10-year hold

• IRR: 52.1%
• Equity multiple: 6.36×
• Total profit: $71,939
• Equity at exit: $4,142

Cash invested: $13,412 (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 45417

• Home prices YoY: -32.3%
• Rents YoY: 4.1%
• Active inventory: 135
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,105 high
• Mortgage (P&I): −$251
• Tax from tax record: −$74 /mo · $890/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $528

Break-even live

Break-even rent $437

Max offer price $47,900

Occupancy floor 47%

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: $11,975
• Closing costs: $1,437
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4625 Gardendale Ave Dayton, OH	3.0	1.0	864	$1,150	$1.33	2d	1	0.53mi
4914 Gardendale Ave Dayton, OH	4.0	1.0	960	$1,125	$1.17	44d	1	0.57mi
4109 Midway Ave Dayton, OH	3.0	1.0	971	$1,000	$1.03	3d	1	0.67mi
1498 Elaine St Dayton, OH	3.0	1.0	864	$1,025	$1.19	2d	1	0.72mi
3925 Hoover Ave Dayton, OH	2.0	1.0	936	$1,100	$1.18	2d	1	0.76mi
1427 Stuben Dr Dayton, OH	3.0	1.0	957	$900	$0.94	2d	1	0.77mi
4576 Live Oak Dr Dayton, OH	3.0	1.0	864	$1,400	$1.62	44d	1	0.80mi
1595 Elaine St Dayton, OH	3.0	1.0	864	$950	$1.10	2d	1	0.82mi
5336 Rockport Ave Dayton, OH	3.0	1.0	925	$1,025	$1.11	44d	1	0.82mi
863 N Upland Ave Dayton, OH	3.0	1.0	1042	$1,200	$1.15	44d	1	0.99mi
126 Bluecrest Ave Dayton, OH	2.0	1.0	840	$1,000	$1.19	14d	1	1.07mi
828 Walton Ave Unit 832 Walton Dayton, OH	2.0	1.0	750	$795	$1.06	23d	1	1.18mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$750	$0.94	2d	1	1.26mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$775	$0.97	44d	1	1.26mi
617 Westwood Ave Dayton, OH	3.0	1.0	1304	$1,050	$0.81	44d	1	1.26mi
1816 N James H McGee Blvd Unit C Dayton, OH	3.0	1.0	950	$1,150	$1.21	2d	1	1.29mi
1816 N James H McGee Blvd Apt B Dayton, OH	3.0	1.0	950	$1,150	$1.21	44d	1	1.29mi
1816 N James H McGee Blvd Apt A Dayton, OH	3.0	1.0	950	$1,200	$1.26	2d	1	1.29mi
920 Huron Ave Dayton, OH	2.0	1.0	950	$995	$1.05	3d	1	1.30mi
137 Westwood Ave Dayton, OH	2.0	1.0	784	$900	$1.15	3d	1	1.31mi
500 Bowie Dr Unit 122 Dayton, OH	2.0	1.0	850	$910	$1.07	44d	1	1.48mi
3222 Athens Ave Unit C Dayton, OH	2.0	1.0	700	$700	$1.00	44d	1	1.49mi

Listing history 6 events

1. 2026-06-18
   days on market $47,900 Active 6 DOM
2. 2026-06-17
   days on market $47,900 Active 5 DOM
3. 2026-06-16
   days on market $47,900 Active 4 DOM
4. 2026-06-15
   days on market $47,900 Active 3 DOM
5. 2026-06-13
   remarks 318-char remark
6. 2026-06-13
   listed $47,900 Active 1 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: $890 · $74/mo
• Projected year-2 tax: $890 · $74/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 ≥104°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,261
• − Mortgage interest: −$2,683
• − Property taxes: −$890
• − Insurance: −$240
• − Repairs & maintenance: −$1,061
• − Management: −$1,061
• − Depreciation: −$1,393
• Taxable income: $5,933
• Est. tax owed @ 24.0%: −$1,424
• After-tax cash flow: $4,908/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): 28,186
• Household income: $36,945
• Rent vs Own: 52.1% rent · 47.9% own
• Severe rent burden: 1822.0

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 (71%)
• Race & ethnicity: Black 71% White 20% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Romanian 0%
• Foreign-born: 3% · Canada
• Languages at home: 96% 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: ▼ -92.43%
• Current HPI: 193.4175
• Rent YoY: ▲ 4.06%
• 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

1 event — show timeline

• 2026-06-12 Listed $47,900 Dayton MLS

Property tax history

+13.8%/yr

Latest (2025): $890 · -0.2% YoY. Source: county tax records.