728 Brooklyn · Dayton, OH 45402

$59,999

2 bd · 1.0 ba · 1,016 sqft · SingleFamily public records · 44 Days on market

Built 1934 5,250 sqft lot $59/sqft · 7% below area Est $65k · 7% 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 +10.9/15.0
• 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

Discover an exceptional opportunity at 728 Brooklyn Ave, a charming 2-bedroom, 1-bathroom residence in Dayton, OH, perfectly blending solid value with immediate appeal. This inviting property features a welcoming facade with a covered porch, setting a delightful tone from the moment you arrive. The interior boasts 1016 square feet of comfortable living space, complemented by a full bath in the basement, offering practical functionality. Significant mechanical updates include an updated electrical panel, new plumbing, a new furnace, and jetted plumbing lines, ensuring peace of mind for years to come. The partially remodeled kitchen and gently used appliances enhance daily living, creating an

Key facts

• New furnace
• Fenced yard
• Off-street parking

Tags

• FULL BATH IN BASEMENT
• UPDATED ELECTRICAL PANEL
• NEW FURNACE
• FENCED YARD
• OFF-STREET PARKING
• PARTIALLY REMODELED KITCHEN

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Home design: Single-story home
• Construction: Vinyl siding construction
• Exterior features: Residential lot approximately 35 x 150; Lot zoned residential

Interior

• Kitchen: Main-level kitchen (approximately 17 x 10)
• Bedrooms: Two main-level bedrooms (each approximately 13 x 11)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Electric heating; Central air and window unit(s) for cooling
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.9% 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 (+4.0%/yr); 83 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); 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 $415 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 + 4.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,199 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1934 — 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. 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: 1.89% ✓
• Cap rate: 15.94%
• Cash-on-cash: 34.47%
• DSCR: 2.53
• GRM: 4.4

CMA / ARV

• ARV (median comp): $64,828
• List price: $59,999
• Delta: -7.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
924 Kammer Ave	0.37mi	2/1.0	1,008 (-1%)	2mo	$30,000	$30	80
1215 Philadelphia Dr	0.44mi	3/1.0 (+1)	1,056 (+4%)	1mo	$108,000	$102	67
1042 Shakespeare Ave	0.35mi	2/1.5	1,100 (+8%)	3mo	$78,240	$71	66
552 Evergreen Ave	0.27mi	2/1.0	1,152 (+13%)	2mo	$44,000	$38	64
105 Anna St	0.73mi	2/1.0	1,008 (-1%)	1mo	$75,000	$74	63
504 N Upland Ave	0.62mi	3/1.0 (+1)	1,044 (+3%)	0mo	$70,000	$67	61
3819 Dandridge Ave	0.57mi	3/1.0 (+1)	1,061 (+4%)	2mo	$45,000	$42	60
925 Maplehurst Ave	0.31mi	3/1.0 (+1)	864 (-15%)	0mo	$50,000	$58	55
528 Crestmore Ave	0.58mi	3/1.0 (+1)	930 (-8%)	3mo	$110,200	$118	51
1335 Kingsley Ave	0.47mi	3/1.0 (+1)	900 (-11%)	4mo	$94,900	$105	51
1341 Shaftesbury Rd	0.49mi	3/2.0 (+1)	1,116 (+10%)	2mo	$144,900	$130	51
1812 Haverhill Dr	0.65mi	3/1.0 (+1)	933 (-8%)	1mo	$108,900	$117	50

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 · 3.98% rent growth · sell at horizon

5-year hold

• IRR: 31.0%
• Equity multiple: 2.32×
• Total profit: $22,152
• Equity at exit: $8,946

10-year hold

• IRR: 38.8%
• Equity multiple: 4.79×
• Total profit: $63,641
• Equity at exit: $5,188

Cash invested: $16,800 (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 45402

• Rents YoY: 4.0%
• Active inventory: 83
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,132 high
• Mortgage (P&I): −$315
• Tax from tax record: −$72 /mo · $863/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $483

Break-even live

Break-even rent $521

Max offer price $59,999

Occupancy floor 52%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
660 Gramont Ave Dayton, OH	3.0	1.0	1142	$1,050	$0.92	3d	1	0.14mi
920 Huron Ave Dayton, OH	2.0	1.0	950	$995	$1.05	3d	1	0.15mi
635 Anna St Dayton, OH	3.0	1.0	960	$1,300	$1.35	14d	1	0.17mi
617 Westwood Ave Dayton, OH	3.0	1.0	1304	$1,050	$0.81	43d	1	0.21mi
828 Walton Ave Unit 832 Walton Dayton, OH	2.0	1.0	750	$795	$1.06	23d	1	0.21mi
1045 Shakespeare Ave Dayton, OH	3.0	1.0	1435	$1,275	$0.89	43d	1	0.33mi
1816 N James H McGee Blvd Apt B Dayton, OH	3.0	1.0	950	$1,150	$1.21	43d	1	0.34mi
1816 N James H McGee Blvd Apt A Dayton, OH	3.0	1.0	950	$1,200	$1.26	2d	1	0.34mi
1816 N James H McGee Blvd Unit C Dayton, OH	3.0	1.0	950	$1,150	$1.21	2d	1	0.34mi
1045 Philadelphia Dr Dayton, OH	2.0	1.0	1290	$1,150	$0.89	2d	1	0.36mi
3222 Athens Ave Unit C Dayton, OH	2.0	1.0	700	$700	$1.00	43d	1	0.38mi
725 Maplehurst Ave Dayton, OH	2.0	1.0	1104	$895	$0.81	43d	1	0.39mi
437 Lorenz Ave Dayton, OH	3.0	1.0	1322	$1,200	$0.91	23d	1	0.39mi
863 N Upland Ave Dayton, OH	3.0	1.0	1042	$1,200	$1.15	43d	1	0.41mi
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	43d	1	0.52mi
216 N Ardmore Ave Dayton, OH	3.0	1.0	1500	$1,100	$0.73	3d	1	0.64mi
3925 Hoover Ave Dayton, OH	2.0	1.0	936	$1,100	$1.18	2d	1	0.64mi
137 Westwood Ave Dayton, OH	2.0	1.0	784	$900	$1.15	3d	1	0.78mi
70 Gramont Ave Dayton, OH	3.0	1.5	966	$1,300	$1.35	2d	1	0.79mi
3207 Cornell Dr Dayton, OH	3.0	1.0	1168	$1,000	$0.86	3d	1	0.80mi
3007 Cornell Dr Dayton, OH	2.0	1.0	827	$1,000	$1.21	3d	1	0.80mi
3552 Stanford Pl Dayton, OH	2.0	1.0	800	$800	$1.00	23d	1	0.88mi
3552 Stanford Pl Unit 3552 Dayton, OH	2.0	1.0	800	$800	$1.00	43d	1	0.88mi
3672 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	43d	1	0.94mi
3668 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	23d	1	0.94mi
1119 Superior Ave Unit 1119 Dayton, OH	3.0	1.0	1435	$1,350	$0.94	3d	1	1.02mi
3652 Otterbein Ave Unit 3652 Dayton, OH	2.0	1.0	700	$800	$1.14	2d	1	1.04mi
3650 Otterbein Ave Unit 3650 Dayton, OH	2.0	1.0	900	$800	$0.89	2d	1	1.05mi
1732 Harold Dr Dayton, OH	2.0	1.0	805	$925	$1.15	43d	1	1.08mi
40 S Mathison St Dayton, OH	3.0	1.0	1300	$1,200	$0.92	14d	1	1.09mi
42 S Mathison St Dayton, OH	3.0	1.0	1300	$1,220	$0.94	3d	1	1.09mi
1378 Cory Dr Dayton, OH	2.0	1.0	1300	$975	$0.75	43d	1	1.10mi
3311 Otterbein Ave Dayton, OH	3.0	1.5	1004	$1,300	$1.29	11d	1	1.13mi
3537 Otterbein Ave Unit d Dayton, OH	2.0	1.0	900	$925	$1.03	43d	1	1.14mi
4109 Midway Ave Dayton, OH	3.0	1.0	971	$1,000	$1.03	3d	1	1.20mi
1720 Kings Mill Ct Dayton, OH	2.0	1.5	975	$925	$0.95	23d	1	1.22mi
1453 Harvard Blvd Dayton, OH	1.0	1.0	780	$650	$0.83	43d	1	1.31mi
1927 Burroughs Dr Dayton, OH	3.0	2.0	1409	$1,245	$0.88	14d	1	1.31mi
4625 Gardendale Ave Dayton, OH	3.0	1.0	864	$1,150	$1.33	2d	1	1.34mi
4576 Live Oak Dr Dayton, OH	3.0	1.0	864	$1,400	$1.62	43d	1	1.34mi

Listing history 18 events

1. 2026-06-18
   days on market $59,999 Active 44 DOM
2. 2026-06-17
   days on market $59,999 Active 43 DOM
3. 2026-06-16
   days on market $59,999 Active 42 DOM
4. 2026-06-15
   days on market $59,999 Active 41 DOM
5. 2026-06-14
   days on market $59,999 Active 39 DOM
6. 2026-06-13
   pricedays on market $59,999 Active 38 DOM
7. 2026-06-10
   days on market $69,900 Active 36 DOM
8. 2026-06-09
   days on market $69,900 Active 35 DOM
9. 2026-06-08
   days on market $69,900 Active 34 DOM
10. 2026-06-07
    days on market $69,900 Active 33 DOM
11. 2026-06-05
    days on market $69,900 Active 30 DOM
12. 2026-06-03
    days on market $69,900 Active 29 DOM
13. 2026-06-02
    days on market $69,900 Active 28 DOM
14. 2026-06-01
    days on market $69,900 Active 27 DOM
15. 2026-05-31
    days on market $69,900 Active 26 DOM
16. 2026-05-04
    listed $78,500 Active 838-char remark
17. 2006-01-31
    soldstatus $79,000
18. 2001-01-22
    soldstatus $48,500

ⓘ 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: $863 · $72/mo
• Projected year-2 tax: $899 · $75/mo
• Expected delta: +$37/yr (+$3/mo · 4.2%)

ⓘ 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 ≥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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,581
• − Mortgage interest: −$3,361
• − Property taxes: −$863
• − Insurance: −$300
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$1,745
• Taxable income: $5,139
• Est. tax owed @ 24.0%: −$1,233
• After-tax cash flow: $4,557/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): 9,407
• Household income: $48,401
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 404.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 57% White 32% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Italian 2% Serbian 2% Slovak 1%
• Foreign-born: 5% · Canada, Vietnam, Jamaica
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1% Arabic 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: ▼ -81.89%
• Current HPI: 149.7909
• Rent YoY: ▲ 3.98%
• 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

+23.7% since first listed

5 events — show timeline

• 2026-06-11 Price Changed $59,999 Dayton MLS
• 2026-05-24 Price Changed $69,900 Dayton MLS
• 2026-05-04 Listed $78,500 Dayton MLS
• 2006-01-31 Sold (Public Records) $79,000 Public Records
• 2001-01-22 Sold (Public Records) $48,500 Public Records

Property tax history

-1.9%/yr

Latest (2025): $863 · -0.2% YoY. Source: county tax records.