2150 Kensington Dr · Dayton, OH 45406

$79,995

2 bd · 1.0 ba · 725 sqft · SingleFamily public records · 38 Days on market

Built 1946 4,792 sqft lot $110/sqft · 24% above area Est $64k · 24% over

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Why this score? — see what drove the D 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 +21.8/30.0
• DSCR +7.0/10.0
• 1% rule +5.0/10.0
• Rent growth +3.3/5.0
• 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

Listing remarks MLS

Charming, affordable, and full of potential! This inviting 2-bedroom, 1-bath Ranch is the perfect opportunity for first-time buyers or savvy investors. Enjoy easy one-level living with a bright living room, central AC, and a nice-sized yard with a deck; ideal for relaxing or entertaining. The large unfinished basement offers endless possibilities to expand your living space and add value. Whether you're looking to make it your own or grow your portfolio, this home checks all the boxes. Opportunities like this don't come often. Make it yours today!

Key facts

• Central ac
• Nice sized yard
• One level living

Tags

• ONE LEVEL LIVING
• CENTRAL AC
• NICE SIZED YARD
• LARGE UNFINISHED BASEMENT

Property features AI

Finance

• Other: Zoned residential; Lease not considered
• HOA & community: No HOA

Exterior

• Utilities: Public water; Public sewer; Natural gas
• Home design: Ranch-style single family home; One story
• Construction: Other foundation
• Exterior features: Shingle roof; Aluminum siding; Windows: Other

Interior

• Kitchen: Kitchen about 12 x 9
• Bedrooms: Two bedrooms total; Primary bedroom about 12 x 10 (Level: 1); Second bedroom about 10 x 8 (Level: 1)
• Flooring: Wall-to-wall carpet in living room
• Bathrooms: One full bathroom on main level
• Heating & cooling: Forced air heating; Central air conditioning; Gas water heating
• Interior features: Four total rooms; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($804 rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

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: amenities C-, crime F, commute 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.
• Zoned schools: River'S Edge Montessori Elementary School (math 22% / reading 32%, grade F, #1,193 of 1,584 statewide, top 76%, 494 students, 0% FRL); Belmont High School (math 5% / reading 20%, grade F, #720 of 781 statewide, top 93%, 1,100 students, 0% FRL) — zoned schools average 0% FRL vs 74% district-wide (74 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.0%/yr); 156 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $60k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,595 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.00% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.67%
• DSCR: 1.30
• GRM: 8.3

CMA / ARV

• ARV (median comp): $64,440
• List price: $79,995
• Delta: 24.14%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2131 Wesleyan Rd	0.14mi	2/1.0	720 (-1%)	13mo	$89,900	$125	82
2113 Kensington Dr	0.07mi	2/1.0	796 (+10%)	12mo	$100,000	$126	71
2612 N Gettysburg Ave	0.58mi	2/1.0	780 (+8%)	3mo	$28,200	$36	58
1958 Wesleyan Rd	0.27mi	3/1.0 (+1)	832 (+15%)	9mo	$65,000	$78	50
2200 Falmouth Ave	0.51mi	2/1.0	825 (+14%)	20mo	$87,000	$105	37

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 · 3.03% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-5,026
• Equity at exit: $11,928

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $5,873
• Equity at exit: $6,917

Cash invested: $22,399 (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 45406

• Rents YoY: 3.0%
• Active inventory: 156
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $804 high
• Mortgage (P&I): −$420
• Tax from tax record: −$58 /mo · $692/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $124

Break-even live

Break-even rent $646

Max offer price $79,995

Occupancy floor 80%

Sensitivity live

Price	-10% $170	-5% $147	+0% $124	+5% $102	+10% $79
Rent	-10% $61	-5% $93	+0% $124	+5% $156	+10% $188
Rate	-1.0pp $165	-0.5pp $145	base $124	+0.5pp $104	+1.0pp $83

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: $19,999
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2257 Hepburn Ave Dayton, OH	1.0	1.0	600	$695	$1.16	45d	1	0.31mi
2109 Victoria Ave Dayton, OH	2.0	1.0	714	$950	$1.33	5d	1	0.33mi
2501 Fairport Ave Dayton, OH	2.0	1.0	605	$850	$1.40	45d	1	0.41mi
1330 W Hillcrest Ave Dayton, OH	1.0	1.0	525	$825	$1.57	45d	1	0.42mi
1982 Victoria Ave Dayton, OH	1.0	1.0	675	$700	$1.04	45d	1	0.43mi
1934 Tennyson Ave Dayton, OH	1.0	1.0	675	$700	$1.04	45d	1	0.44mi
2414 Hancock Ave Unit 2418 Dayton, OH	1.0	1.0	600	$650	$1.08	45d	1	0.45mi
3652 Otterbein Ave Unit 3652 Dayton, OH	2.0	1.0	700	$800	$1.14	4d	1	0.72mi
2675-2727 N Gettysburg Ave Dayton, OH	1.0	1.0	650	$600	$0.92	16d	22	0.76mi
2675-2727 N Gettysburg Ave Unit 2727-22 Dayton, OH	1.0	1.0	650	$600	$0.92	45d	1	0.76mi
2010 Auburn Ave Dayton, OH	1.0	1.0	560	$625	$1.12	4d	1	0.82mi
1923 Auburn Ave Apt 2 Dayton, OH	1.0	1.0	490	$600	$1.22	45d	1	0.85mi
1923 Auburn Ave Dayton, OH	1.0	1.0	490	$600	$1.22	16d	1	0.85mi
2310 Emerson Ave Unit B Dayton, OH	1.0	1.0	750	$600	$0.80	45d	1	1.02mi
2039 Emerson Ave Dayton, OH	1.0	1.0	725	$725	$1.00	5d	1	1.03mi
4113 Crest Dr Dayton, OH	1.0	1.0	650	$650	$1.00	45d	1	1.10mi
3222 Athens Ave Unit C Dayton, OH	2.0	1.0	700	$700	$1.00	45d	1	1.29mi
51 Marie Ave Unit 1 Dayton, OH	1.0	1.0	675	$695	$1.03	45d	1	1.30mi
111 Bennington Dr Unit 4 Dayton, OH	1.0	1.0	750	$750	$1.00	45d	1	1.39mi
62 Bennington Dr Unit 3 Dayton, OH	1.0	1.0	700	$650	$0.93	23d	1	1.44mi

Listing history 29 events

1. 2026-06-22
   days on market $79,995 Active 38 DOM
2. 2026-06-18
   days on market $79,995 Active 35 DOM
3. 2026-06-17
   days on market $79,995 Active 34 DOM
4. 2026-06-16
   days on market $79,995 Active 33 DOM
5. 2026-06-15
   days on market $79,995 Active 32 DOM
6. 2026-06-14
   days on market $79,995 Active 30 DOM
7. 2026-06-13
   days on market $79,995 Active 29 DOM
8. 2026-06-10
   days on market $79,995 Active 27 DOM
9. 2026-06-09
   days on market $79,995 Active 26 DOM
10. 2026-06-08
    days on market $79,995 Active 25 DOM
11. 2026-06-07
    days on market $79,995 Active 24 DOM
12. 2026-06-05
    days on market $79,995 Active 21 DOM
13. 2026-06-03
    days on market $79,995 Active 20 DOM
14. 2026-06-02
    days on market $79,995 Active 19 DOM
15. 2026-06-01
    days on market $79,995 Active 18 DOM
16. 2026-05-31
    days on market $79,995 Active 17 DOM
17. 2026-05-14
    listed $79,995 Active 553-char remark

    Show marketing remark (553 chars)

    Charming, affordable, and full of potential! This inviting 2-bedroom, 1-bath Ranch is the perfect opportunity for first-time buyers or savvy investors. Enjoy easy one-level living with a bright living room, central AC, and a nice-sized yard with a deck; ideal for relaxing or entertaining. The large unfinished basement offers endless possibilities to expand your living space and add value. Whether you're looking to make it your own or grow your portfolio, this home checks all the boxes. Opportunities like this don't come often. Make it yours today!

18. 2026-05-14
    listed $79,995 Active 553-char remark

    Show marketing remark (553 chars)

    Charming, affordable, and full of potential! This inviting 2-bedroom, 1-bath Ranch is the perfect opportunity for first-time buyers or savvy investors. Enjoy easy one-level living with a bright living room, central AC, and a nice-sized yard with a deck; ideal for relaxing or entertaining. The large unfinished basement offers endless possibilities to expand your living space and add value. Whether you're looking to make it your own or grow your portfolio, this home checks all the boxes. Opportunities like this don't come often. Make it yours today!

19. 2026-03-31
    historical

    Show marketing remark (553 chars)

    Charming, affordable, and full of potential! This inviting 2-bedroom, 1-bath Ranch is the perfect opportunity for first-time buyers or savvy investors. Enjoy easy one-level living with a bright living room, central AC, and a nice-sized yard with a deck; ideal for relaxing or entertaining. The large unfinished basement offers endless possibilities to expand your living space and add value. Whether you're looking to make it your own or grow your portfolio, this home checks all the boxes. Opportunities like this don't come often. Make it yours today!

20. 2025-12-19
    price $55,000
21. 2025-11-02
    status Active

    Show marketing remark (553 chars)

    Charming, affordable, and full of potential! This inviting 2-bedroom, 1-bath Ranch is the perfect opportunity for first-time buyers or savvy investors. Enjoy easy one-level living with a bright living room, central AC, and a nice-sized yard with a deck; ideal for relaxing or entertaining. The large unfinished basement offers endless possibilities to expand your living space and add value. Whether you're looking to make it your own or grow your portfolio, this home checks all the boxes. Opportunities like this don't come often. Make it yours today!

22. 2025-10-28
    historical Contingency Pending

    Show marketing remark (553 chars)

    Charming, affordable, and full of potential! This inviting 2-bedroom, 1-bath Ranch is the perfect opportunity for first-time buyers or savvy investors. Enjoy easy one-level living with a bright living room, central AC, and a nice-sized yard with a deck; ideal for relaxing or entertaining. The large unfinished basement offers endless possibilities to expand your living space and add value. Whether you're looking to make it your own or grow your portfolio, this home checks all the boxes. Opportunities like this don't come often. Make it yours today!

23. 2025-10-10
    listed $69,500 Active

    Show marketing remark (553 chars)

    Charming, affordable, and full of potential! This inviting 2-bedroom, 1-bath Ranch is the perfect opportunity for first-time buyers or savvy investors. Enjoy easy one-level living with a bright living room, central AC, and a nice-sized yard with a deck; ideal for relaxing or entertaining. The large unfinished basement offers endless possibilities to expand your living space and add value. Whether you're looking to make it your own or grow your portfolio, this home checks all the boxes. Opportunities like this don't come often. Make it yours today!

24. 2025-09-04
    price $69,500
25. 2016-11-04
    historical
26. 2007-02-19
    listed $21,400
27. 2002-11-01
    soldstatus $60,000
28. 2001-01-03
    soldstatus $9,600
29. 1992-05-12
    soldstatus $11,500

ⓘ 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: $692 · $58/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$278/yr (+$23/mo · 40.2%)

ⓘ 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 ≥103°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,645
• − Mortgage interest: −$4,481
• − Property taxes: −$692
• − Insurance: −$400
• − Repairs & maintenance: −$772
• − Management: −$772
• − Depreciation: −$2,327
• Taxable income: $202
• Est. tax owed @ 24.0%: −$48
• After-tax cash flow: $1,445/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): 19,991
• Household income: $41,796
• Rent vs Own: 52.9% rent · 47.1% own
• Severe rent burden: 1504.0

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 (75%)
• Race & ethnicity: Black 75% White 16% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -113.75%
• Current HPI: 197.1302
• Rent YoY: ▲ 3.03%
• 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

+595.6% since first listed

13 events — show timeline

• 2026-05-14 Listed $79,995 Cincy MLS
• 2026-05-14 Listed $79,995 Dayton MLS
• 2026-03-31 Listing Removed — Cincy MLS
• 2025-12-19 Price Changed $55,000 Dayton MLS
• 2025-11-02 Relisted — Cincy MLS
• 2025-10-28 Contingent — Cincy MLS
• 2025-10-10 Listed $69,500 Cincy MLS
• 2025-09-04 Price Changed $69,500 Dayton MLS
• 2016-11-04 Listing Removed — WRIST
• 2007-02-19 Listed $21,400 WRIST
• 2002-11-01 Sold (Public Records) $60,000 Public Records
• 2001-01-03 Sold (Public Records) $9,600 Public Records
• 1992-05-12 Sold (Public Records) $11,500 Public Records

Property tax history

-1.1%/yr

Latest (2025): $692 · -0.2% YoY. Source: county tax records.