4211 Pleasant View Ave · Dayton, OH 45420

$99,000

2 bd · 1.0 ba · 808 sqft · SingleFamily public records · 28 Days on market

Built 1923 3,001 sqft lot Est $146k · 32% under

---

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 +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.9/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming opportunity for an investor or DIY buyer looking to add cosmetic updates and personal touches! This 2-bedroom, 1-bath home features an upstairs bedroom layout, with a first floor offering a living room, dining room, and kitchen. Major mechanical updates have already been completed, including an updated electrical panel, furnace, central air, roof, and vinyl replacement windows. With solid improvements already in place, this property is ready for your vision to create a great home or portfolio addition. Please do not use side steps, as they are in need of repair and reflected in the listing price. Agent owned.

Key facts

• Kitchen
• Living room
• Dining room

Tags

• UPSTAIRS BEDROOM LAYOUT
• LIVING ROOM
• DINING ROOM
• KITCHEN
• UPDATED ELECTRICAL PANEL
• FURNACE

Property features AI

Finance

• Financial info: Property is for sale

Exterior

• Parking: No garage
• Utilities: Natural gas available; Central air conditioning
• Home design: Two-story frame home
• Construction: Frame construction
• Exterior features: Residential zoning; Lot dimensions approximately 30 x 100

Interior

• Bedrooms: Two bedrooms on the second floor (approximately 10 x 12 and 10 x 10)
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% 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: 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 (+4.8%/yr); 106 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $684 of loan paydown is wiped out by about $3k 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 28 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $82k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1923 — 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: 1.09% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.02%
• DSCR: 1.27
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $146,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4250 Pleasant View Ave	0.07mi	2/1.0	748 (-7%)	1mo	$169,900	$227	84
4246 Pleasant View Ave	0.06mi	2/1.5	748 (-7%)	0mo	$136,000	$182	82
4416 Varney Ave	0.18mi	2/1.0	720 (-11%)	2mo	$162,000	$225	72
2105 King Ave	0.60mi	2/1.0	836 (+4%)	1mo	$125,000	$150	66
4022 Farnham Ave	0.17mi	2/1.0	928 (+15%)	3mo	$144,000	$155	64
134 Marlboro Pl	0.40mi	2/1.0	720 (-11%)	1mo	$60,000	$83	62
1035 Chelsea Ave	0.56mi	2/1.0	864 (+7%)	2mo	$150,000	$174	61
1661 Humphrey Ave	0.43mi	2/1.0	720 (-11%)	1mo	$98,700	$137	61
1004 Chelsea Ave	0.58mi	2/1.0	864 (+7%)	2mo	$165,000	$191	60
4620 Farnham Ave	0.35mi	3/1.0 (+1)	900 (+11%)	1mo	$25,286	$28	59
1020 Weng Ave	0.64mi	2/1.0	736 (-9%)	2mo	$133,500	$181	54
2225 King Ave	0.68mi	3/2.0 (+1)	916 (+13%)	3mo	$183,000	$200	34

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 · 4.82% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.81×
• Total profit: $-5,145
• Equity at exit: $14,761

10-year hold

• IRR: 6.9%
• Equity multiple: 1.56×
• Total profit: $15,605
• Equity at exit: $8,560

Cash invested: $27,720 (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 45420

• Rents YoY: 4.8%
• Active inventory: 106
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,076 high
• Mortgage (P&I): −$519
• Tax from tax record: −$151 /mo · $1,808/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $139

Break-even live

Break-even rent $900

Max offer price $99,000

Occupancy floor 82%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1659 Hearthstone Dr Dayton, OH	3.0	1.0	1102	$1,195	$1.08	3d	1	0.38mi
1905 Coventry Rd Dayton, OH	2.0	1.0	1000	$1,250	$1.25	23d	1	0.43mi
3100 Linden Ave Unit 3102 Dayton, OH	2.0	1.0	1035	$995	$0.96	44d	1	0.61mi
1430 Coventry Rd Dayton, OH	2.0	1.0	1106	$1,125	$1.02	14d	1	0.68mi
2029 Brookline Ave Dayton, OH	2.0	1.0	990	$1,270	$1.28	14d	1	0.68mi
511 Haskins Ave Dayton, OH	1.0	1.0	600	$775	$1.29	44d	1	0.77mi
2416 Brookline Ave Dayton, OH	2.0	1.0	806	$895	$1.11	3d	1	0.81mi
1570 Woodman Dr Unit 1610-A05 Dayton, OH	1.0	1.0	690	$700	$1.01	23d	1	0.82mi
1570 Woodman Dr Dayton, OH	1.0	1.0	690	$700	$1.01	44d	1	0.83mi
1143 Blakley Dr Dayton, OH	3.0	1.0	947	$1,195	$1.26	14d	1	0.86mi
854 Santa Cruz Ave Dayton, OH	3.0	1.0	1060	$1,300	$1.23	44d	1	0.86mi
2306 Alice St Dayton, OH	3.0	1.0	918	$1,200	$1.31	3d	1	0.87mi
1354 Ohmer St Unit 1354A Dayton, OH	2.0	1.0	900	$675	$0.75	23d	1	0.93mi
1354 Ohmer St Unit 1354C Dayton, OH	2.0	1.0	900	$700	$0.78	44d	1	0.93mi
2850 Hazel Ave Unit 1496064P Dayton, OH	3.0	2.0	850	$6,259	$7.36	19d	1	0.95mi
1355 Ohmer St Unit 15 Dayton, OH	1.0	1.0	600	$725	$1.21	14d	1	0.96mi
1351 Ohmer St Dayton, OH	1.0	1.0	600	$725	$1.21	3d	1	0.97mi
1517 Rausch Ave Apt 4 Dayton, OH	2.0	1.0	950	$950	$1.00	3d	1	0.97mi
1517 Rausch Ave Dayton, OH	2.0	1.0	950	$950	$1.00	44d	1	0.97mi
1501 Rausch Ave Dayton, OH	2.0	1.0	865	$800	$0.92	23d	1	0.98mi
1029 Blakley Dr Dayton, OH	3.0	1.0	947	$1,300	$1.37	3d	1	0.98mi
1410 Phillips Ave Unit 1 Dayton, OH	2.0	1.0	1000	$950	$0.95	44d	1	1.06mi
2012 Saint Charles Ave Dayton, OH	2.0	1.0	945	$1,250	$1.32	44d	1	1.08mi
1238 Colwick Dr Dayton, OH	2.0	1.0	786	$1,250	$1.59	11d	1	1.10mi
2112 Patterson Rd Dayton, OH	3.0	1.0	1008	$1,425	$1.41	3d	1	1.11mi
5345 Middlebury Rd Dayton, OH	3.0	1.0	864	$1,600	$1.85	44d	1	1.13mi
1620 Gummer Ave Dayton, OH	2.0	1.0	875	$950	$1.09	3d	1	1.15mi
1828 Hazel Ave Dayton, OH	2.0	1.0	960	$1,435	$1.49	3d	1	1.15mi
1671 Gummer Ave Dayton, OH	2.0	1.0	704	$1,100	$1.56	3d	1	1.16mi
1818 Suman Ave Unit B Dayton, OH	1.0	1.0	552	$750	$1.36	14d	1	1.19mi
1770 Suman Ave Dayton, OH	2.0	1.0	904	$1,145	$1.27	44d	1	1.19mi
1762 Suman Ave Dayton, OH	2.0	1.0	804	$1,150	$1.43	21d	1	1.19mi
3311 S Smithville Rd Dayton, OH	3.0	1.0	1019	$1,295	$1.27	44d	1	1.21mi
1274 Highland Ave Unit A Dayton, OH	1.0	1.0	900	$795	$0.88	23d	1	1.24mi
1371 Florence St Dayton, OH	2.0	1.0	850	$800	$0.94	3d	1	1.25mi
922 Wilmington Ave Dayton, OH	2.0	1.0	720	$1,200	$1.67	23d	1	1.26mi
1704 Huffman Ave Unit 1706 Huffman Dayton, OH	2.0	1.0	896	$900	$1.00	3d	1	1.26mi
933 Wilmington Ave Dayton, OH	1.0–2.0	1.0–1.5	802	$980	$1.22	3d	8	1.29mi
517 Mertland Ave Dayton, OH	2.0	1.0	876	$875	$1.00	14d	1	1.30mi
1300 Chardon Ct Dayton, OH	2.0	1.0	970	$1,200	$1.24	3d	1	1.30mi

Listing history 19 events

1. 2026-06-18
   days on market $99,000 Active 28 DOM
2. 2026-06-17
   days on market $99,000 Active 27 DOM
3. 2026-06-16
   days on market $99,000 Active 26 DOM
4. 2026-06-15
   days on market $99,000 Active 25 DOM
5. 2026-06-14
   days on market $99,000 Active 23 DOM
6. 2026-06-13
   pricedays on market $99,000 Active 22 DOM
7. 2026-06-10
   days on market $99,990 Active 20 DOM
8. 2026-06-09
   days on market $99,990 Active 19 DOM
9. 2026-06-08
   days on market $99,990 Active 18 DOM
10. 2026-06-07
    days on market $99,990 Active 17 DOM
11. 2026-06-05
    pricedays on market $99,990 Active 14 DOM
12. 2026-06-03
    days on market $104,900 Active 13 DOM
13. 2026-06-02
    days on market $104,900 Active 12 DOM
14. 2026-06-01
    days on market $104,900 Active 11 DOM
15. 2026-05-31
    days on market $104,900 Active 10 DOM
16. 2026-05-21
    listed $104,900 Active
17. 2026-04-17
    soldstatus $82,200
18. 1994-05-06
    soldstatus $56,900
19. 1994-01-10
    soldstatus $35,500

ⓘ 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: $1,808 · $151/mo
• Projected year-2 tax: $1,808 · $151/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 ≥101°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,914
• − Mortgage interest: −$5,546
• − Property taxes: −$1,808
• − Insurance: −$495
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − Depreciation: −$2,880
• Taxable income: $119
• Est. tax owed @ 24.0%: −$29
• After-tax cash flow: $1,640/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): 24,411
• Household income: $60,588
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 856.0

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 (83%)
• Race & ethnicity: White 83% Black 7% Two or more races 6% Hispanic / Latino 3% Asian 3%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 2% Chinese 0%

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: ▼ -192.56%
• Current HPI: 241.6543
• Rent YoY: ▲ 4.82%
• 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

+195.5% since first listed

4 events — show timeline

• 2026-05-21 Listed $104,900 Dayton MLS
• 2026-04-17 Sold (Public Records) $82,200 Public Records
• 1994-05-06 Sold (Public Records) $56,900 Public Records
• 1994-01-10 Sold (Public Records) $35,500 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,808 · -0.2% YoY. Source: county tax records.