724 Dennison Ave · Dayton, OH 45417

$79,900

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 260 Days on market

Built 1923 3,572 sqft lot $102/sqft · 34% above area Est $60k · 34% over

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Why this score? — see what drove the C 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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Rent growth +3.5/5.0
• 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

Great rental property. Some things are still being fixed. (minor) Previous tenants paid 1,000 a month. Affordable home. Roof is 4 years old, within the last two years all water lines inside the home were replaces, water heater is newer as well.

Key facts

• Water lines replaced
• Roof is 4 years old
• 3,572 sq ft lot

Tags

• ROOF IS 4 YEARS OLD
• WATER LINES REPLACED
• WATER HEATER IS NEWER

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 $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($974 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 7.3% 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: 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); Wogaman Middle School (math 8% / reading 12%, grade F, #645 of 654 statewide, top 99%, 364 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 fast (+4.1%/yr); 140 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 32% 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 $552 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.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 260 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $7k; list at $80k implies a 1041% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 260 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 1923 — 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: 1.22% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.47%
• DSCR: 1.64
• GRM: 6.8

CMA / ARV

• ARV (median comp): $59,787
• List price: $79,900
• Delta: 33.64%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2320 Germantown St	0.26mi	2/1.0	836 (+7%)	7mo	$36,800	$44	70
925 Haller Ave	0.25mi	2/1.0	730 (-6%)	14mo	$91,337	$125	66
809 Dennison Ave	0.09mi	3/1.0 (+1)	872 (+12%)	8mo	$62,500	$72	65
1443 Tampa Ave	0.64mi	3/1.0 (+1)	816 (+5%)	2mo	$81,000	$99	56
56 Lorenz Ave	0.71mi	3/2.0 (+1)	792 (+2%)	3mo	$142,000	$179	53
50 Gramont Ave	0.74mi	1/2.0 (-1)	804 (+3%)	3mo	$115,000	$143	49
708 Ethel Ave	0.29mi	3/1.0 (+1)	864 (+11%)	18mo	$80,000	$93	48
1306 Danner Ave	0.56mi	2/1.0	896 (+15%)	8mo	$37,000	$41	42

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: 6.0%
• Equity multiple: 1.24×
• Total profit: $5,269
• Equity at exit: $11,913

10-year hold

• IRR: 16.2%
• Equity multiple: 2.39×
• Total profit: $31,047
• Equity at exit: $6,908

Cash invested: $22,372 (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: 140
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $974 high
• Mortgage (P&I): −$419
• Tax from tax record: −$48 /mo · $572/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $270

Break-even live

Break-even rent $633

Max offer price $79,900

Occupancy floor 67%

Sensitivity live

Price	-10% $315	-5% $292	+0% $270	+5% $247	+10% $225
Rent	-10% $193	-5% $231	+0% $270	+5% $308	+10% $347
Rate	-1.0pp $310	-0.5pp $290	base $270	+0.5pp $249	+1.0pp $228

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
673 Randolph St Dayton, OH	2.0	1.0	792	$950	$1.20	46d	1	0.05mi
652 Dennison Ave Dayton, OH	2.0	2.0	988	$1,095	$1.11	23d	1	0.07mi
2240 Lakeview Ave Dayton, OH	3.0	1.0	1056	$1,025	$0.97	46d	1	0.12mi
2525 Lakeview Ave Unit 5 Dayton, OH	1.0	1.0	750	$750	$1.00	5d	1	0.43mi
2525 Lakeview Ave Unit 2 Dayton, OH	1.0	1.0	750	$750	$1.00	46d	1	0.43mi
2525 Lakeview Ave Unit 9 Dayton, OH	1.0	1.0	920	$700	$0.76	46d	1	0.43mi
2525 Germantown St Unit A Dayton, OH	1.0	1.0	650	$700	$1.08	46d	1	0.43mi
2525 Germantown St Unit C Dayton, OH	1.0	1.0	750	$750	$1.00	46d	1	0.43mi
1272 Clement Ave Dayton, OH	3.0	1.0	1025	$1,350	$1.32	5d	1	0.47mi
1515 W Stewart St Dayton, OH	2.0	1.0	925	$1,000	$1.08	46d	1	0.52mi
41 N Marion St Dayton, OH	2.0	1.0	652	$925	$1.42	5d	1	0.71mi
70 Gramont Ave Dayton, OH	3.0	1.5	966	$1,300	$1.35	5d	1	0.78mi
137 Westwood Ave Dayton, OH	2.0	1.0	784	$900	$1.15	5d	1	0.91mi
500 Bowie Dr Unit 122 Dayton, OH	2.0	1.0	850	$910	$1.07	46d	1	0.96mi
322 Lorenz Ave Dayton, OH	1.0	1.0	634	$850	$1.34	46d	1	1.06mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$750	$0.94	5d	1	1.14mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$775	$0.97	46d	1	1.14mi
725 Maplehurst Ave Dayton, OH	2.0	1.0	1104	$895	$0.81	46d	1	1.28mi
3627 Delphos Ave Dayton, OH	1.0	1.0	525	$625	$1.19	16d	1	1.33mi
3939 Nicholas Rd Dayton, OH	3.0	1.0	912	$1,200	$1.32	46d	1	1.41mi
4109 Midway Ave Dayton, OH	3.0	1.0	971	$1,000	$1.03	5d	1	1.49mi
3964 Nicholas Rd Dayton, OH	3.0	1.0	912	$1,000	$1.10	5d	1	1.49mi
635 Anna St Dayton, OH	3.0	1.0	960	$1,300	$1.35	16d	1	1.49mi

Listing history 19 events

1. 2026-06-22
   days on market $79,900 Active 260 DOM
2. 2026-06-18
   days on market $79,900 Active 257 DOM
3. 2026-06-17
   days on market $79,900 Active 256 DOM
4. 2026-06-16
   days on market $79,900 Active 255 DOM
5. 2026-06-15
   days on market $79,900 Active 254 DOM
6. 2026-06-14
   days on market $79,900 Active 252 DOM
7. 2026-06-13
   days on market $79,900 Active 251 DOM
8. 2026-06-10
   days on market $79,900 Active 249 DOM
9. 2026-06-09
   days on market $79,900 Active 248 DOM
10. 2026-06-08
    days on market $79,900 Active 247 DOM
11. 2026-06-07
    days on market $79,900 Active 246 DOM
12. 2026-06-05
    days on market $79,900 Active 243 DOM
13. 2026-06-03
    days on market $79,900 Active 242 DOM
14. 2026-06-02
    days on market $79,900 Active 241 DOM
15. 2026-06-01
    days on market $79,900 Active 240 DOM
16. 2026-05-31
    days on market $79,900 Active 239 DOM
17. 2025-10-04
    listed $79,900 Active 245-char remark

    Show marketing remark (245 chars)

    Great rental property. Some things are still being fixed. (minor) Previous tenants paid 1,000 a month. Affordable home. Roof is 4 years old, within the last two years all water lines inside the home were replaces, water heater is newer as well.

18. 1986-02-13
    soldstatus $7,000
19. 1982-12-30
    soldstatus $13,000

ⓘ 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: $572 · $48/mo
• Projected year-2 tax: $909 · $76/mo
• Expected delta: +$337/yr (+$28/mo · 58.9%)

ⓘ 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 ≥104°F today · 19 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,693
• − Mortgage interest: −$4,476
• − Property taxes: −$572
• − Insurance: −$400
• − Repairs & maintenance: −$935
• − Management: −$935
• − Depreciation: −$2,324
• Taxable income: $2,050
• Est. tax owed @ 24.0%: −$492
• After-tax cash flow: $2,746/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

+514.6% since first listed

3 events — show timeline

• 2025-10-04 Listed $79,900 Dayton MLS
• 1986-02-13 Sold (Public Records) $7,000 Public Records
• 1982-12-30 Sold (Public Records) $13,000 Public Records

Property tax history

-9.2%/yr

Latest (2025): $572 · -0.2% YoY. Source: county tax records.