57 Emmet St · Dayton, OH 45405

$99,500

3 bd · 1.0 ba · 1,446 sqft · SingleFamily public records · 167 Days on market

Built 1900 2,374 sqft lot $69/sqft · 68% below area ↓ 17% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for investors or homeowners looking for a project to make this their own! Main level includes kitchen, dining room, living room, full bathroom and 1 bedroom. Upstairs includes 2 bedrooms. Access to basement is on the main level. Exterior has been completely refreshed! Updates Include: New Siding, All New Windows, New Front Doors and Screen Doors, New Front/Back Porch Support Railings, New Fence, Blank Canvas for Flower Beds. Interior has been gutted except walls are intact and is ready for someone to finish the job. Great location right beside a school and walking distance to downtown and all the excitement! The small backyard is newly fenced and private. Home includes a 2 car garage. Come grab this opportunity before its gone!

Key facts

• All new windows
• New screen doors
• New siding

Tags

• NEW SIDING
• ALL NEW WINDOWS
• NEW FRONT DOORS
• NEW SCREEN DOORS
• NEW FENCE
• PRIVATE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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 fast (+4.3%/yr); 134 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 39% of the median local income ($44k/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 $688 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 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 1900 — 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: 1.45% ✓
• Cap rate: 12.49%
• Cash-on-cash: 22.12%
• DSCR: 1.98
• GRM: 5.8

CMA / ARV

• ARV (median comp): $311,565
• List price: $99,500
• Delta: -68.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
718 Taylor St	0.69mi	3/1.5	1,404 (-3%)	4mo	$156,500	$111	57
104 Five Oaks Ave	0.64mi	3/1.0	1,538 (+6%)	6mo	$46,970	$31	55
334 Geyer St	0.50mi	2/1.5 (-1)	1,284 (-11%)	2mo	$54,900	$43	49
57 Warder St	0.61mi	3/1.0	1,298 (-10%)	9mo	$55,100	$42	47
514 Herbert St	0.61mi	3/2.0	1,372 (-5%)	18mo	$142,000	$103	44
125 City Lights Dr	0.34mi	2/2.5 (-1)	1,322 (-9%)	22mo	$330,000	$250	41
534 Geyer St	0.64mi	4/1.0 (+1)	1,640 (+13%)	3mo	$54,375	$33	40
46 Vincent St	0.69mi	3/1.5	1,272 (-12%)	21mo	$91,500	$72	29
930-932 Webster St	0.73mi	4/2.0 (+1)	1,536 (+6%)	22mo	$30,000	$20	28

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: 16.3%
• Equity multiple: 1.67×
• Total profit: $18,530
• Equity at exit: $14,836

10-year hold

• IRR: 25.8%
• Equity multiple: 3.39×
• Total profit: $66,471
• Equity at exit: $8,603

Cash invested: $27,860 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,440 high
• Mortgage (P&I): −$522
• Tax from tax record: −$61 /mo · $728/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $513

Break-even live

Break-even rent $790

Max offer price $99,500

Occupancy floor 59%

Sensitivity live

Price	-10% $570	-5% $542	+0% $513	+5% $485	+10% $457
Rent	-10% $400	-5% $457	+0% $513	+5% $570	+10% $627
Rate	-1.0pp $564	-0.5pp $539	base $513	+0.5pp $488	+1.0pp $461

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
140 E Monument Ave Dayton, OH	3.0	1.0–2.0	1048	$2,344	$2.24	3d	11	0.21mi
115 W Monument Ave Dayton, OH	1.0–2.0	1.0–2.5	1053	$2,199	$2.09	3d	20	0.35mi
100 N Jefferson St Dayton, OH	1.0–2.0	1.0–2.0	800	$1,532	$1.92	4d	11	0.38mi
204 Sears St Dayton, OH	3.0	1.0–2.5	1124	$2,793	$2.48	3d	10	0.44mi
821 Herman Ave Dayton, OH	3.0	1.0	1456	$1,100	$0.76	22d	1	0.54mi
112 Webster St Dayton, OH	2.0	1.0–2.0	802	$2,198	$2.74	3d	63	0.55mi
35 S Saint Clair St Dayton, OH	1.0–2.0	1.0–2.0	918	$1,844	$2.01	4d	18	0.56mi
500 E 3rd St Dayton, OH	1.0–2.0	1.0–2.0	935	$1,660	$1.78	4d	16	0.56mi
42 S Ludlow St Dayton, OH	1.0–3.0	1.0–2.0	860	$1,068	$1.24	44d	1	0.62mi
412 Forest Ave Unit 414 Dayton, OH	3.0	1.5	1200	$1,200	$1.00	44d	1	0.62mi
534 Geyer St Dayton, OH	4.0	1.0	1640	$1,530	$0.93	24d	1	0.64mi
40 W 4th St Dayton, OH	1.0–2.0	1.0–2.0	1118	$2,200	$1.97	44d	7	0.66mi
451 Hunter Ave Dayton, OH	2.0	1.0	974	$800	$0.82	24d	1	0.68mi
605 Forest Ave Dayton, OH	2.0	1.0	978	$650	$0.66	24d	1	0.80mi
322 S Patterson Blvd Unit 103 Dayton, OH	2.0	2.0	910	$1,700	$1.87	44d	1	0.82mi
136 Rockwood Ave Dayton, OH	3.0	1.5	1439	$1,200	$0.83	44d	1	0.86mi
515 W Grand Ave Dayton, OH	2.0	2.0	1100	$1,025	$0.93	4d	1	0.86mi
515 W Grand Ave Dayton, OH	2.0	2.0	1100	$1,025	$0.93	44d	1	0.86mi
515 W Grand Ave Dayton, OH	2.0	2.0	1100	$1,025	$0.93	24d	1	0.86mi
138 Rockwood Ave Dayton, OH	3.0	1.5	1439	$1,200	$0.83	24d	1	0.86mi
18 Holt St Unit 24 Dayton, OH	3.0	2.5	1350	$1,450	$1.07	15d	1	0.87mi
59 Green St Unit A Dayton, OH	2.0	1.0	1100	$1,350	$1.23	4d	1	0.89mi
224 Deeds Ave Dayton, OH	2.0	1.0	1124	$950	$0.85	24d	1	0.90mi
See individual Unit addresses Dayton, OH	1.0–2.0	1.0–2.0	928	$2,297	$2.48	44d	10	0.91mi
117 Clay St Unit 117 Dayton, OH	2.0	1.5	1632	$1,950	$1.19	24d	1	0.91mi
80 Green St Dayton, OH	2.0	2.5	1796	$2,200	$1.22	4d	1	0.91mi
848 Riverview Ter Apt 607 Dayton, OH	2.0	1.0	1400	$1,300	$0.93	24d	1	0.92mi
848 Riverview Ter Apt 205 Dayton, OH	2.0	1.0	1100	$1,100	$1.00	15d	1	0.92mi
119 Edgewood Ave Dayton, OH	1.0–2.0	1.0	817	$999	$1.22	24d	2	0.92mi
216 Brown St Dayton, OH	3.0	1.5	1563	$2,500	$1.60	44d	1	0.94mi
321 Deeds Ave Unit 319 Dayton, OH	4.0	2.0	1794	$1,100	$0.61	44d	1	0.94mi
218 Brown St Unit 218 Dayton, OH	3.0	2.5	1789	$2,200	$1.23	44d	1	0.95mi
218 Brown St Dayton, OH	3.0	2.5	1800	$3,200	$1.78	44d	1	0.95mi
200 Hart St Dayton, OH	3.0	1.0	1304	$1,250	$0.96	24d	1	0.96mi
425 Dayton Towers Dr Dayton, OH	2.0	1.0–2.0	852	$1,799	$2.11	3d	30	0.97mi
338 Kenwood Ave Dayton, OH	3.0	1.5	1512	$1,195	$0.79	44d	1	1.12mi
1517 Chapel St Unit 1521 Dayton, OH	2.0	1.0	1239	$1,000	$0.81	4d	1	1.12mi
905 Neal Ave Dayton, OH	3.0	1.0	1100	$850	$0.77	44d	1	1.15mi
905 Neal Ave Dayton, OH	2.0	1.0	950	$750	$0.79	24d	1	1.15mi
155 Grove Ave Unit 155 Dayton, OH	3.0	1.0	1150	$950	$0.83	44d	1	1.16mi

Listing history 19 events

1. 2026-06-18
   days on market $99,500 Active 167 DOM
2. 2026-06-17
   days on market $99,500 Active 166 DOM
3. 2026-06-16
   days on market $99,500 Active 165 DOM
4. 2026-06-15
   days on market $99,500 Active 164 DOM
5. 2026-06-14
   days on market $99,500 Active 162 DOM
6. 2026-06-13
   days on market $99,500 Active 161 DOM
7. 2026-06-10
   days on market $99,500 Active 159 DOM
8. 2026-06-09
   days on market $99,500 Active 158 DOM
9. 2026-06-08
   days on market $99,500 Active 157 DOM
10. 2026-06-07
    days on market $99,500 Active 156 DOM
11. 2026-06-05
    days on market $99,500 Active 153 DOM
12. 2026-06-03
    days on market $99,500 Active 152 DOM
13. 2026-06-02
    days on market $99,500 Active 151 DOM
14. 2026-06-01
    days on market $99,500 Active 150 DOM
15. 2026-05-31
    days on market $99,500 Active 149 DOM
16. 2026-04-27
    price $99,500 755-char remark

    Show marketing remark (755 chars)

    Great opportunity for investors or homeowners looking for a project to make this their own! Main level includes kitchen, dining room, living room, full bathroom and 1 bedroom. Upstairs includes 2 bedrooms. Access to basement is on the main level. Exterior has been completely refreshed! Updates Include: New Siding, All New Windows, New Front Doors and Screen Doors, New Front/Back Porch Support Railings, New Fence, Blank Canvas for Flower Beds. Interior has been gutted except walls are intact and is ready for someone to finish the job. Great location right beside a school and walking distance to downtown and all the excitement! The small backyard is newly fenced and private. Home includes a 2 car garage. Come grab this opportunity before its gone!

17. 2026-03-16
    price $105,000 755-char remark

    Show marketing remark (755 chars)

    Great opportunity for investors or homeowners looking for a project to make this their own! Main level includes kitchen, dining room, living room, full bathroom and 1 bedroom. Upstairs includes 2 bedrooms. Access to basement is on the main level. Exterior has been completely refreshed! Updates Include: New Siding, All New Windows, New Front Doors and Screen Doors, New Front/Back Porch Support Railings, New Fence, Blank Canvas for Flower Beds. Interior has been gutted except walls are intact and is ready for someone to finish the job. Great location right beside a school and walking distance to downtown and all the excitement! The small backyard is newly fenced and private. Home includes a 2 car garage. Come grab this opportunity before its gone!

18. 2026-01-15
    price $110,000 755-char remark

    Show marketing remark (755 chars)

    Great opportunity for investors or homeowners looking for a project to make this their own! Main level includes kitchen, dining room, living room, full bathroom and 1 bedroom. Upstairs includes 2 bedrooms. Access to basement is on the main level. Exterior has been completely refreshed! Updates Include: New Siding, All New Windows, New Front Doors and Screen Doors, New Front/Back Porch Support Railings, New Fence, Blank Canvas for Flower Beds. Interior has been gutted except walls are intact and is ready for someone to finish the job. Great location right beside a school and walking distance to downtown and all the excitement! The small backyard is newly fenced and private. Home includes a 2 car garage. Come grab this opportunity before its gone!

19. 2026-01-02
    listed $120,000 Active 755-char remark

    Show marketing remark (755 chars)

    Great opportunity for investors or homeowners looking for a project to make this their own! Main level includes kitchen, dining room, living room, full bathroom and 1 bedroom. Upstairs includes 2 bedrooms. Access to basement is on the main level. Exterior has been completely refreshed! Updates Include: New Siding, All New Windows, New Front Doors and Screen Doors, New Front/Back Porch Support Railings, New Fence, Blank Canvas for Flower Beds. Interior has been gutted except walls are intact and is ready for someone to finish the job. Great location right beside a school and walking distance to downtown and all the excitement! The small backyard is newly fenced and private. Home includes a 2 car garage. Come grab this opportunity before its gone!

ⓘ 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: $728 · $61/mo
• Projected year-2 tax: $1,140 · $95/mo
• Expected delta: +$412/yr (+$34/mo · 56.6%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°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: $17,277
• − Mortgage interest: −$5,574
• − Property taxes: −$728
• − Insurance: −$498
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$2,895
• Taxable income: $4,819
• Est. tax owed @ 24.0%: −$1,157
• After-tax cash flow: $5,005/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

-17.1% since first listed

4 events — show timeline

• 2026-04-27 Price Changed $99,500 Dayton MLS
• 2026-03-16 Price Changed $105,000 Dayton MLS
• 2026-01-15 Price Changed $110,000 Dayton MLS
• 2026-01-02 Listed $120,000 Dayton MLS

Property tax history

-0.1%/yr

Latest (2025): $728 · +0.2% YoY. Source: county tax records.