44 Springfield St · Dayton, OH 45403

$99,000

4 bd · 1.0 ba · 1,429 sqft · SingleFamily public records · 36 Days on market

Built 1900 2,178 sqft lot $69/sqft · at area comps Est $101k · at est.

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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 +8.5/10.0
• ARV discount +8.5/15.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 bed, 1.5 bath 2 story fully remodeled ready to move in NEW HVAC

Key facts

• Updated kitchen
• New hvac system
• 2,178 sq ft lot

Tags

• UPDATED KITCHEN
• NEW HVAC SYSTEM
• DURABLE VINYL PLANK FLOORING

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Public sewer; Supplied water
• Home design: Single-family residence; Residential property
• Construction: Built in 1900; Vinyl siding
• Exterior features: Residential lot; Lot dimensions approximately 35 x 68

Interior

• Kitchen:
• Bedrooms:
• Flooring:
• Bathrooms: 2 total bathrooms (1 full, 1 half)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Unfinished basement
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/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: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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 (+3.7%/yr); 77 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 42% of the median local income ($38k/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 $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.
• At projected returns (-3.0% appreciation + 3.7% 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 36 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1900 — 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: 1.35% ✓
• Cap rate: 11.80%
• Cash-on-cash: 19.66%
• DSCR: 1.87
• GRM: 6.2

CMA / ARV

• ARV (median comp): $101,322
• List price: $99,000
• Delta: -2.29%
• 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
150 Stainton Ave	0.13mi	3/1.0 (-1)	1,344 (-6%)	12mo	$48,000	$36	69
107 Sherman St	0.54mi	3/1.5 (-1)	1,446 (+1%)	2mo	$73,000	$50	64
45 S Monmouth St	0.53mi	3/1.5 (-1)	1,367 (-4%)	10mo	$135,000	$99	53
42 S Monmouth St	0.55mi	3/2.0 (-1)	1,332 (-7%)	3mo	$109,900	$83	52
425 Huffman Ave	0.40mi	3/2.0 (-1)	1,248 (-13%)	1mo	$80,000	$64	50
279 S Findlay St	0.56mi	3/1.0 (-1)	1,344 (-6%)	13mo	$103,632	$77	48
31 Gerlaugh Ave	0.57mi	4/2.0	1,520 (+6%)	13mo	$110,160	$72	48
214 Henry St	0.66mi	3/2.0 (-1)	1,472 (+3%)	10mo	$220,000	$149	47
702 Huffman Ave	0.60mi	3/1.0 (-1)	1,316 (-8%)	11mo	$40,000	$30	45
2808 E 4th St	0.65mi	3/1.0 (-1)	1,574 (+10%)	6mo	$65,000	$41	43
129 Gerlaugh Ave	0.61mi	3/1.5 (-1)	1,344 (-6%)	15mo	$79,900	$59	43
420 Bantz Ct	0.66mi	3/1.0 (-1)	1,510 (+6%)	15mo	$50,000	$33	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 · 3.71% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.50×
• Total profit: $13,817
• Equity at exit: $14,761

10-year hold

• IRR: 21.9%
• Equity multiple: 2.92×
• Total profit: $53,157
• 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 45403

• Home prices YoY: -3.7%
• Rents YoY: 3.7%
• Active inventory: 77
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,335 high
• Mortgage (P&I): −$519
• Tax from tax record: −$40 /mo · $483/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $454

Break-even live

Break-even rent $760

Max offer price $99,000

Occupancy floor 61%

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 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29 N Garfield St Dayton, OH	3.0	1.0	1092	$1,000	$0.92	23d	1	0.18mi
424 Bantz Ct Dayton, OH	3.0	1.0	1192	$1,050	$0.88	3d	1	0.63mi
314 Sheridan Ave Dayton, OH	3.0	1.0	1258	$1,150	$0.91	3d	1	0.76mi
511 Parrot St Dayton, OH	3.0	1.5	1618	$1,100	$0.68	14d	1	0.85mi
115 Livingston Ave Dayton, OH	3.0	1.0	1624	$1,450	$0.89	44d	1	0.95mi
78 Notre Dame Ave Unit A Dayton, OH	3.0	1.0	1015	$1,025	$1.01	43d	1	1.02mi
155 Grove Ave Unit 155 Dayton, OH	3.0	1.0	1150	$950	$0.83	43d	1	1.03mi
204 Sears St Dayton, OH	3.0	1.0–2.5	1124	$2,793	$2.48	2d	10	1.04mi
163 Grove Ave Unit 163 Dayton, OH	3.0	1.0	1000	$950	$0.95	43d	1	1.04mi
200 Hart St Dayton, OH	3.0	1.0	1304	$1,250	$0.96	23d	1	1.05mi
321 Deeds Ave Unit 319 Dayton, OH	4.0	2.0	1794	$1,100	$0.61	43d	1	1.05mi
637 Creighton Ave Dayton, OH	3.0	1.0	1144	$1,350	$1.18	14d	1	1.06mi
3707 E 3rd St Unit 3705 Dayton, OH	3.0	1.0	1410	$1,045	$0.74	23d	1	1.08mi
3719 E 3rd St Unit 3717 Dayton, OH	3.0	1.0	1092	$1,100	$1.01	2d	1	1.10mi
821 Herman Ave Dayton, OH	3.0	1.0	1456	$1,100	$0.76	21d	1	1.12mi
1411 Wyoming St Dayton, OH	3.0	1.0	1256	$1,095	$0.87	2d	1	1.17mi
228 James St Dayton, OH	3.0	1.0	1700	$1,200	$0.71	43d	1	1.18mi
227 James St Unit 1 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	3d	1	1.20mi
1515 Wyoming St Dayton, OH	3.0	1.0	1400	$1,000	$0.71	43d	1	1.20mi
229 James St Unit 228 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	23d	1	1.20mi
1020 Walnut Hill Pl Dayton, OH	3.0	1.0	1200	$1,400	$1.17	43d	1	1.21mi
1038 Walnut Hill Pl Dayton, OH	3.0	1.0	1232	$1,095	$0.89	43d	1	1.24mi
2119 Bellefontaine Ave Dayton, OH	3.0	1.5	1500	$1,400	$0.93	2d	1	1.28mi
218 Brown St Dayton, OH	3.0	2.5	1800	$3,200	$1.78	43d	1	1.30mi
218 Brown St Unit 218 Dayton, OH	3.0	2.5	1789	$2,200	$1.23	43d	1	1.30mi
216 Brown St Dayton, OH	3.0	1.5	1563	$2,500	$1.60	43d	1	1.30mi
144 N Quentin Ave Dayton, OH	3.0	1.0	1038	$1,600	$1.54	43d	1	1.30mi
519 Wyoming St Dayton, OH	3.0	1.5	1240	$1,600	$1.29	43d	1	1.31mi
20 Lucerne Ave Dayton, OH	3.0	1.0	1378	$1,200	$0.87	43d	1	1.35mi
706 Kolping Ave Unit 706 Dayton, OH	3.0	1.5	1172	$1,300	$1.11	2d	1	1.35mi
1101 Phillips Ave Unit 1101 Dayton, OH	3.0	1.5	1300	$1,450	$1.12	43d	1	1.36mi
136 Indiana Ave Dayton, OH	3.0	1.0	1194	$1,250	$1.05	23d	1	1.36mi
32 Gebhart St Dayton, OH	4.0	1.0	1800	$1,400	$0.78	14d	1	1.37mi
140 E Monument Ave Dayton, OH	3.0	1.0–2.0	1048	$2,344	$2.24	2d	11	1.39mi
854 Santa Cruz Ave Dayton, OH	3.0	1.0	1060	$1,300	$1.23	43d	1	1.44mi
4403 Burkhardt Ave Dayton, OH	3.0	1.0–2.0	800	$1,100	$1.38	2d	1	1.46mi
243 Oak St Dayton, OH	3.0	1.5	1316	$1,600	$1.22	3d	1	1.50mi

Listing history 29 events

1. 2026-06-18
   days on market $99,000 Active 36 DOM
2. 2026-06-17
   days on market $99,000 Active 35 DOM
3. 2026-06-16
   days on market $99,000 Active 34 DOM
4. 2026-06-15
   days on market $99,000 Active 33 DOM
5. 2026-06-14
   days on market $99,000 Active 31 DOM
6. 2026-06-13
   days on market $99,000 Active 30 DOM
7. 2026-06-10
   days on market $99,000 Active 28 DOM
8. 2026-06-09
   days on market $99,000 Active 27 DOM
9. 2026-06-08
   days on market $99,000 Active 26 DOM
10. 2026-06-07
    days on market $99,000 Active 25 DOM
11. 2026-06-05
    days on market $99,000 Active 22 DOM
12. 2026-06-03
    days on market $99,000 Active 21 DOM
13. 2026-06-02
    days on market $99,000 Active 20 DOM
14. 2026-06-01
    days on market $99,000 Active 19 DOM
15. 2026-05-31
    days on market $99,000 Active 18 DOM
16. 2026-05-13
    listed $99,000 Active 209-char remark
17. 2025-11-23
    historical
18. 2025-10-23
    listed $115,000 Active
19. 2024-08-12
    soldstatus $94,000
20. 2024-07-24
    soldstatus $93,999 Sold

    Show marketing remark (66 chars)

    4 bed, 1.5 bath 2 story fully remodeled ready to move in NEW HVAC

21. 2024-07-24
    soldstatus $93,999 Closed

    Show marketing remark (66 chars)

    4 bed, 1.5 bath 2 story fully remodeled ready to move in NEW HVAC

22. 2024-06-13
    historical Active/Pending

    Show marketing remark (66 chars)

    4 bed, 1.5 bath 2 story fully remodeled ready to move in NEW HVAC

23. 2024-06-10
    listed $93,999 Active

    Show marketing remark (66 chars)

    4 bed, 1.5 bath 2 story fully remodeled ready to move in NEW HVAC

24. 2023-12-09
    historical
25. 2023-09-13
    listed $94,986 Active
26. 2021-03-22
    soldstatus $25,000 Closed
27. 2021-03-22
    soldstatus $25,000 Sold
28. 2021-03-11
    status Pending
29. 2021-02-22
    listed $34,900 Active

ⓘ 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: $483 · $40/mo
• Projected year-2 tax: $1,014 · $84/mo
• Expected delta: +$531/yr (+$44/mo · 110.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $16,023
• − Mortgage interest: −$5,546
• − Property taxes: −$483
• − Insurance: −$495
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$2,880
• Taxable income: $4,056
• Est. tax owed @ 24.0%: −$974
• After-tax cash flow: $4,477/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): 13,608
• Household income: $38,323
• Rent vs Own: 60.0% rent · 40.0% own
• Severe rent burden: 1071.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 15% Black 14% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 84% English-only · Spanish 13% Other Asian/Pacific 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: ▼ -17.40%
• Current HPI: 447.4034
• Rent YoY: ▲ 3.71%
• 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

+183.7% since first listed

14 events — show timeline

• 2026-05-13 Listed $99,000 WRIST
• 2025-11-23 Listing Removed — WRIST
• 2025-10-23 Listed $115,000 WRIST
• 2024-08-12 Sold (Public Records) $94,000 Public Records
• 2024-07-24 Sold (MLS) $93,999 Dayton MLS
• 2024-07-24 Sold (MLS) $93,999 Dayton MLS
• 2024-06-13 Contingent — Dayton MLS
• 2024-06-10 Listed $93,999 Dayton MLS
• 2023-12-09 Listing Removed — Dayton MLS
• 2023-09-13 Listed $94,986 Dayton MLS
• 2021-03-22 Sold (MLS) $25,000 Dayton MLS
• 2021-03-22 Sold (MLS) $25,000 Dayton MLS
• 2021-03-11 Pending — Dayton MLS
• 2021-02-22 Listed $34,900 Dayton MLS

Property tax history

-2.6%/yr

Latest (2025): $483 · -0.2% YoY. Source: county tax records.