210 Billwood Rd · Dayton, OH 45431

$45,000

3 bd · 2.0 ba · 1,216 sqft · Other · 37 Days on market

Built 2018 Poor condition ↓ 10% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Livability +3.2/5.0
• Schools +1.3/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

2018 Manufactured Home 3bd, 2ba, open floor plan. Larger lot, gutters and 10 & Atilde; & mdash; 12 barn. Located in woods mobile home park. $50,000 price is negotiable. Must get park approval. Please call/text 937-305-8305 leave message and I& apos; ll get back with you. * * please disregard the mess we are in the process of moving * *

Key facts

• Open floor plan
• Barn
• Larger lot

Tags

• OPEN FLOOR PLAN
• LARGER LOT
• BARN

Property features AI

Exterior

• Home design: Built in 2018
• Construction: Living area approximately 1216
• Exterior features: Located in the Eastern Hills subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $45k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $745 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 26.2% 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 (+5.8%/yr); 124 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $311 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 + 5.8% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.97% ✓
• Cap rate: 26.15%
• Cash-on-cash: 70.93%
• DSCR: 4.16
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.79% rent growth · sell at horizon

5-year hold

• IRR: 73.7%
• Equity multiple: 4.49×
• Total profit: $44,018
• Equity at exit: $6,710

10-year hold

• IRR: 78.3%
• Equity multiple: 10.23×
• Total profit: $116,245
• Equity at exit: $3,891

Cash invested: $12,600 (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 45431

• Home prices YoY: -35.0%
• Rents YoY: 5.8%
• Active inventory: 124
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,336 high
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $745

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 39%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4644 Burkhardt Ave Dayton, OH	1.0–2.0	1.0	725	$1,095	$1.51	2d	9	0.14mi
531 S Hayden Ave Dayton, OH	3.0	1.0	1200	$1,325	$1.10	11d	1	0.15mi
4403 Burkhardt Ave Dayton, OH	3.0	1.0–2.0	800	$1,100	$1.38	2d	1	0.30mi
515 Mertland Ave Dayton, OH	2.0	1.0	876	$950	$1.08	23d	1	0.35mi
517 Mertland Ave Dayton, OH	2.0	1.0	876	$875	$1.00	14d	1	0.35mi
1770 Suman Ave Dayton, OH	2.0	1.0	904	$1,145	$1.27	43d	1	0.36mi
1704 Huffman Ave Unit 1706 Huffman Dayton, OH	2.0	1.0	896	$900	$1.00	3d	1	0.37mi
1762 Suman Ave Dayton, OH	2.0	1.0	804	$1,150	$1.43	21d	1	0.37mi
1671 Gummer Ave Dayton, OH	2.0	1.0	704	$1,100	$1.56	2d	1	0.46mi
1620 Gummer Ave Dayton, OH	2.0	1.0	875	$950	$1.09	3d	1	0.52mi
1029 Blakley Dr Dayton, OH	3.0	1.0	947	$1,300	$1.37	2d	1	0.57mi
4924 Bayside Dr Dayton, OH	3.0	2.0	1236	$1,545	$1.25	43d	1	0.57mi
3817 E 5th St Dayton, OH	2.0	1.0	1178	$1,295	$1.10	2d	1	0.60mi
4013 E 3rd St Dayton, OH	2.0	1.5	1144	$1,095	$0.96	14d	1	0.65mi
1143 Blakley Dr Dayton, OH	3.0	1.0	947	$1,195	$1.26	14d	1	0.69mi
1356 Huffman Ave Unit 1356 Dayton, OH	2.0	1.0	864	$975	$1.13	43d	1	0.75mi
144 N Quentin Ave Dayton, OH	3.0	1.0	1038	$1,600	$1.54	43d	1	0.79mi
3719 E 3rd St Unit 3717 Dayton, OH	3.0	1.0	1092	$1,100	$1.01	2d	1	0.80mi
3707 E 3rd St Unit 3705 Dayton, OH	3.0	1.0	1410	$1,045	$0.74	23d	1	0.81mi
1371 Florence St Dayton, OH	2.0	1.0	850	$800	$0.94	3d	1	0.81mi
211 N Cherrywood Ave Unit 2 Dayton, OH	2.0	1.0	950	$795	$0.84	3d	1	0.81mi
1300 Chardon Ct Dayton, OH	2.0	1.0	970	$1,200	$1.24	2d	1	0.86mi
210 S Hedges St Dayton, OH	2.0	1.5	1048	$1,045	$1.00	21d	1	0.88mi
334 Blackwood Ave Unit 2 Dayton, OH	2.0	1.0	1000	$850	$0.85	23d	1	0.92mi
334 Blackwood Ave Unit 3 Dayton, OH	2.0	1.0	1000	$850	$0.85	3d	1	0.92mi
201 Pleasant Ave Unit 203 Dayton, OH	2.0	1.0	1250	$975	$0.78	23d	1	0.96mi
3100 Linden Ave Unit 3102 Dayton, OH	2.0	1.0	1035	$995	$0.96	43d	1	0.99mi
224 S Irwin St Unit 226 Dayton, OH	2.0	1.0	992	$900	$0.91	3d	1	1.01mi
314 Sheridan Ave Dayton, OH	3.0	1.0	1258	$1,150	$0.91	3d	1	1.06mi
1354 Ohmer St Unit 1354A Dayton, OH	2.0	1.0	900	$675	$0.75	23d	1	1.06mi
1354 Ohmer St Unit 1356C Dayton, OH	2.0	2.0	1200	$900	$0.75	43d	1	1.06mi
1354 Ohmer St Unit 1354C Dayton, OH	2.0	1.0	900	$700	$0.78	43d	1	1.06mi
1520 S Smithville Rd Dayton, OH	3.0	2.0	1481	$1,345	$0.91	2d	1	1.09mi
1430 Coventry Rd Dayton, OH	2.0	1.0	1106	$1,125	$1.02	14d	1	1.13mi
706 Kolping Ave Unit 706 Dayton, OH	3.0	1.5	1172	$1,300	$1.11	2d	1	1.16mi
1659 Hearthstone Dr Dayton, OH	3.0	1.0	1102	$1,195	$1.08	2d	1	1.17mi
101 N Irwin St Dayton, OH	2.0	1.0	900	$1,100	$1.22	3d	1	1.20mi
120 S Monmouth St Dayton, OH	2.0	1.0	1000	$950	$0.95	43d	1	1.22mi
4500 Elliot Ave Dayton, OH	2.0	1.5	1283	$1,250	$0.97	2d	1	1.29mi
854 Santa Cruz Ave Dayton, OH	3.0	1.0	1060	$1,300	$1.23	43d	1	1.33mi

Listing history 16 events

1. 2026-06-18
   days on market $45,000 Active 37 DOM
2. 2026-06-17
   days on market $45,000 Active 36 DOM
3. 2026-06-16
   pricedays on market $45,000 Active 35 DOM
4. 2026-06-15
   days on market $50,000 Active 34 DOM
5. 2026-06-14
   days on market $50,000 Active 32 DOM
6. 2026-06-13
   days on market $50,000 Active 31 DOM
7. 2026-06-10
   days on market $50,000 Active 29 DOM
8. 2026-06-09
   days on market $50,000 Active 28 DOM
9. 2026-06-08
   days on market $50,000 Active 27 DOM
10. 2026-06-07
    days on market $50,000 Active 26 DOM
11. 2026-06-05
    days on market $50,000 Active 23 DOM
12. 2026-06-03
    days on market $50,000 Active 22 DOM
13. 2026-06-02
    days on market $50,000 Active 21 DOM
14. 2026-06-01
    days on market $50,000 Active 20 DOM
15. 2026-05-31
    days on market $50,000 Active 19 DOM
16. 2026-05-12
    listed $50,000 Active 327-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,036
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$1,309
• Taxable income: $8,741
• Est. tax owed @ 24.0%: −$2,098
• After-tax cash flow: $6,839/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This home requires extensive repairs, including a damaged fence and worn siding, significantly impacting its value. Immediate repairs are needed to improve its condition and increase its resale or rental value.

Repairs flagged

• Major fence — Structural damage and leaning
• Major siding — Significant wear and tear

Value-add opportunities

• Both repair and replace fence — Improves safety and curb appeal
• Both repair and replace siding — Enhances home's appearance and value
• Both paint interior and exterior — Fresh paint improves home's appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
fence · Structural damage and leaning	Major	$15,000–50,000
siding · Significant wear and tear	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both repair and replace fence — Improves safety and curb appeal ↑
• Both repair and replace siding — Enhances home's appearance and value ↑
• Both paint interior and exterior — Fresh paint improves home's appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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: Greene County · 132,120 people
• City population: 164,387
• Metro: Dayton-Kettering, OH
• Population (ZIP): 27,951
• Household income: $83,175
• Rent vs Own: 49.6% rent · 50.4% own
• Severe rent burden: 622.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 8% Hispanic / Latino 6% Asian 5% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 6% · South Korea, Canada, Jamaica
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2% Korean 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: ▼ -148.58%
• Current HPI: 276.444
• Rent YoY: ▲ 5.79%
• 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

-10.0% since first listed

2 events — show timeline

• 2026-06-16 Price Changed $45,000 FSBO.com
• 2026-05-12 Listed $50,000 FSBO.com