218 E Parkwood Dr · Dayton, OH 45405

$92,500

3 bd · 2.0 ba · 1,144 sqft · SingleFamily public records · 34 Days on market

Built 1960 4,199 sqft lot $81/sqft · 32% above area Est $70k · 32% 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 +26.0/30.0
• DSCR +8.7/10.0
• 1% rule +6.6/10.0
• Rent growth +3.6/5.0
• 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

Discover a charming brick bungalow offering an exceptional blend of classic appeal and urban convenience in Dayton. This inviting residence, boasting three bedrooms and one full and one half bathrooms, provides a comfortable living experience across its single story. The eat-in kitchen is perfectly situated for daily meals and gatherings, while the expansive three-car garage, complemented by additional off-street parking, offers unparalleled utility and storage solutions. The home features a welcoming porch, perfect for enjoying quiet mornings or relaxing evenings. Its prime location places it remarkably close to the vibrant downtown area, ensuring easy access to city amenities and cultural

Key facts

• Brick bungalow
• Eat-in kitchen
• Prime location

Tags

• BRICK BUNGALOW
• EAT-IN KITCHEN
• WELCOMING PORCH
• PRIME LOCATION
• PROXIMITY TO RECREATION AREAS

Property features AI

Finance

• Other: Lot dimensions approximately 35 x 110
• Financial info: Offered for sale

Exterior

• Parking: Attached garage with 3 parking spaces
• Utilities: Central air conditioning; Forced air heating
• Home design: Single-story residence; Brick construction; Residential zoning
• Construction: Brick exterior; One story
• Exterior features: Partial fencing

Interior

• Kitchen: Eat-in kitchen; Disposal; Range; Refrigerator
• Bedrooms: Three main-level bedrooms (sizes approximately 10 x 12, 10 x 8, and 8 x 8)
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full, partially finished basement; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $90k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 7.4% in Dayton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+4.3%/yr); 134 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $640 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.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $26k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $57k; list at $92k implies a 61% gain — meaningful room to come down on a strong offer.

Recommended offer $89,725 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1960 — 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: 1.16% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.64%
• DSCR: 1.47
• GRM: 7.2

CMA / ARV

• ARV (median comp): $70,026
• List price: $92,500
• Delta: 32.09%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 E Hillcrest Ave	0.18mi	3/1.0	1,144 (0%)	2mo	$90,000	$79	86
250 E Parkwood Dr	0.05mi	3/1.0	1,176 (+3%)	4mo	$120,000	$102	86
128 E Parkwood Dr	0.10mi	3/1.0	1,228 (+7%)	1mo	$29,810	$24	79
165 Basswood Ave	0.12mi	3/1.0	1,253 (+10%)	2mo	$107,500	$86	73
2624 Newport Ave	0.18mi	2/1.0 (-1)	1,207 (+6%)	2mo	$92,800	$77	71
2933 Lindale Ave	0.56mi	3/2.0	1,132 (-1%)	2mo	$208,000	$184	71
148 Valleyview Dr	0.61mi	3/1.0	1,163 (+2%)	2mo	$125,000	$107	64
332 Ashwood Ave	0.63mi	3/1.0	1,176 (+3%)	3mo	$134,900	$115	60
126 Fernwood Ave	0.42mi	3/1.0	1,028 (-10%)	3mo	$65,000	$63	57
136 Niagara Ave	0.65mi	3/1.0	1,081 (-6%)	4mo	$94,000	$87	53
3220 Zephyr Dr	0.55mi	3/2.0	1,292 (+13%)	4mo	$219,000	$170	49
202 Santa Clara Ave	0.62mi	3/1.0	1,302 (+14%)	4mo	$125,400	$96	41

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 · 4.34% rent growth · sell at horizon

5-year hold

• IRR: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,103
• Equity at exit: $13,792

10-year hold

• IRR: 12.0%
• Equity multiple: 2.00×
• Total profit: $25,972
• Equity at exit: $7,998

Cash invested: $25,900 (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 45405

• Rents YoY: 4.3%
• Active inventory: 134
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,071 high
• Mortgage (P&I): −$485
• Tax from tax record: −$92 /mo · $1,109/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $230

Break-even live

Break-even rent $780

Max offer price $92,500

Occupancy floor 74%

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
152 Laura Ave Dayton, OH	2.0	1.0	990	$895	$0.90	43d	1	0.10mi
147 Laura Ave Dayton, OH	2.0	1.0	1096	$975	$0.89	23d	1	0.13mi
102 E Norman Ave Dayton, OH	2.0	1.0	800	$925	$1.16	23d	1	0.21mi
31 E Norman Ave Dayton, OH	3.0	1.0	1100	$1,150	$1.05	23d	1	0.24mi
2327 N Main St Unit 2 Dayton, OH	2.0	1.0	900	$1,200	$1.33	23d	1	0.28mi
41 W Fairview Ave Unit 2 Dayton, OH	3.0	1.0	1452	$1,200	$0.83	14d	1	0.34mi
65 E Maplewood Ave Dayton, OH	2.0	1.0	1064	$723	$0.68	43d	1	0.41mi
220 Fernwood Ave Dayton, OH	2.0	1.0	884	$900	$1.02	3d	1	0.42mi
317 Fernwood Ave Dayton, OH	3.0	1.0	1320	$1,100	$0.83	11d	1	0.42mi
26 W Beechwood Ave Dayton, OH	3.0	1.5	1468	$1,050	$0.72	43d	1	0.44mi
42 Pointview Ave Unit 42 Dayton, OH	3.0	2.0	1240	$1,200	$0.97	3d	1	0.48mi
38 Pointview Ave Dayton, OH	2.0	1.0	1140	$900	$0.79	14d	1	0.49mi
181 W Norman Ave Dayton, OH	3.0	2.0	1228	$1,150	$0.94	43d	1	0.56mi
167 W Hudson Ave Dayton, OH	3.0	1.5	1344	$1,185	$0.88	43d	1	0.57mi
202 E Bruce Ave Apt 2 Dayton, OH	2.0	1.0	1250	$800	$0.64	23d	1	0.58mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	43d	1	0.58mi
337 Ryburn Ave Unit 2 Dayton, OH	2.0	1.0	900	$800	$0.89	43d	1	0.62mi
101 E Bruce Ave Dayton, OH	3.0	1.0	1455	$1,150	$0.79	2d	1	0.64mi
234 Santa Clara Ave Dayton, OH	3.0	1.0	1368	$1,125	$0.82	43d	1	0.64mi
412 W Parkwood Dr Unit 1 Dayton, OH	2.0	1.0	900	$875	$0.97	23d	1	0.66mi
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	43d	1	0.71mi
265 Victor Ave Dayton, OH	3.0	1.0	1204	$900	$0.75	43d	1	0.76mi
244 E Siebenthaler Ave Dayton, OH	2.0	1.5	1273	$1,175	$0.92	2d	1	0.78mi
228 E Siebenthaler Ave Dayton, OH	2.0	1.0	934	$1,200	$1.28	43d	1	0.78mi
419 Sandhurst Dr Dayton, OH	2.0	1.0	950	$975	$1.03	23d	1	0.82mi
2333 Rustic Rd Unit 4 Dayton, OH	2.0	1.0	1000	$840	$0.84	2d	1	0.82mi
2333 Rustic Rd Dayton, OH	2.0	1.0	1000	$840	$0.84	43d	1	0.82mi
628 W Norman Ave Unit 628 Dayton, OH	2.0	1.0	918	$795	$0.87	43d	1	0.89mi
518 Delaware Ave Dayton, OH	2.0	1.0	1500	$750	$0.50	43d	1	0.89mi
605 Forest Ave Dayton, OH	2.0	1.0	978	$650	$0.66	23d	1	0.96mi
1019 Cherry Dr Dayton, OH	4.0	1.0	1057	$1,125	$1.06	43d	1	1.04mi
1067 Salem Ave Unit 2 Dayton, OH	2.0	1.5	1100	$900	$0.82	43d	1	1.04mi
1067 Salem Ave Unit 3 Dayton, OH	2.0	1.5	1100	$900	$0.82	43d	1	1.04mi
1067 Salem Ave Dayton, OH	2.0	1.0	1100	$900	$0.82	43d	1	1.04mi
15 Camden Ave Dayton, OH	2.0	1.0	833	$950	$1.14	43d	1	1.06mi
1004 W Fairview Ave Dayton, OH	2.0	1.0	1053	$950	$0.90	23d	1	1.08mi
44 5 Oaks Ave Unit 2 Dayton, OH	2.0	1.0	700	$800	$1.14	43d	1	1.08mi
138 Rockwood Ave Dayton, OH	3.0	1.5	1439	$1,200	$0.83	23d	1	1.10mi
136 Rockwood Ave Dayton, OH	3.0	1.5	1439	$1,200	$0.83	43d	1	1.11mi
57 Walbrook Ave Dayton, OH	2.0	1.0	861	$975	$1.13	3d	1	1.11mi

Listing history 18 events

1. 2026-06-18
   days on market $92,500 Active 34 DOM
2. 2026-06-17
   days on market $92,500 Active 33 DOM
3. 2026-06-16
   days on market $92,500 Active 32 DOM
4. 2026-06-15
   days on market $92,500 Active 31 DOM
5. 2026-06-14
   days on market $92,500 Active 29 DOM
6. 2026-06-13
   days on market $92,500 Active 28 DOM
7. 2026-06-10
   days on market $92,500 Active 26 DOM
8. 2026-06-09
   days on market $92,500 Active 25 DOM
9. 2026-06-08
   days on market $92,500 Active 24 DOM
10. 2026-06-07
    days on market $92,500 Active 23 DOM
11. 2026-06-05
    days on market $92,500 Active 20 DOM
12. 2026-06-03
    days on market $92,500 Active 19 DOM
13. 2026-06-02
    days on market $92,500 Active 18 DOM
14. 2026-06-01
    days on market $92,500 Active 17 DOM
15. 2026-05-31
    days on market $92,500 Active 16 DOM
16. 2026-05-14
    listed $92,500 Active 1031-char remark
17. 1990-11-20
    soldstatus $57,415
18. 1986-06-17
    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: $1,109 · $92/mo
• Projected year-2 tax: $1,276 · $106/mo
• Expected delta: +$167/yr (+$14/mo · 15.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,847
• − Mortgage interest: −$5,181
• − Property taxes: −$1,109
• − Insurance: −$462
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − Depreciation: −$2,691
• Taxable income: $1,347
• Est. tax owed @ 24.0%: −$323
• After-tax cash flow: $2,433/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): 18,955
• Household income: $43,973
• Rent vs Own: 64.0% rent · 36.0% own
• Severe rent burden: 1475.0

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 (68%)
• Race & ethnicity: Black 68% White 23% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% 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: ▼ -125.58%
• Current HPI: 173.4962
• Rent YoY: ▲ 4.34%
• 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

+90.7% since first listed

3 events — show timeline

• 2026-05-14 Listed $92,500 Dayton MLS
• 1990-11-20 Sold (Public Records) $57,415 Public Records
• 1986-06-17 Sold (Public Records) $48,500 Public Records

Property tax history

-1.9%/yr

Latest (2025): $1,109 · -0.2% YoY. Source: county tax records.