3020 Wayland Ave · Dayton, OH 45420

$95,000

2 bd · 1.0 ba · 884 sqft · SingleFamily public records · 13 Days on market

Built 1929 3,559 sqft lot $107/sqft · 36% below area Est $148k · 36% 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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• 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 MLS

Features include a covered front porch, hardwood floors, and some vinyl replacement windows. The basement offers glass block windows, a laundry area, and a door that leads out to the side yard.

Key facts

• Laminate flooring
• Double sink
• Updated kitchen

Tags

• REAR DECK
• UPDATED KITCHEN
• DOUBLE SINK
• LAMINATE FLOORING

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached one-car garage
• Utilities: Public water and sewer likely (not explicitly stated); Natural gas
• Home design: Residential property
• Construction: Aluminum siding and frame construction
• Exterior features: Deck; Fence

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Main-level bedroom (10 x 10)
• Bathrooms: Two full bathrooms; One bathroom on the main level
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Full, partially finished basement; Utility room (lower level)
• Laundry & utility: Utility room present

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 10.2% 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 (+4.8%/yr); 106 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $657 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 + 4.8% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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.
• Current owner paid $40k; list at $95k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1929 — 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: 1.34% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.96%
• DSCR: 1.62
• GRM: 6.2

CMA / ARV

• ARV (median comp): $148,453
• List price: $95,000
• Delta: -36.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2908 Hazel Ave	0.16mi	2/1.0	876 (-1%)	2mo	$170,000	$194	90
1804 Culver Ave	0.11mi	2/1.5	928 (+5%)	1mo	$205,000	$221	84
2824 S Smithville Rd	0.42mi	2/1.0	874 (-1%)	2mo	$95,000	$109	77
2817 Kennedy Ave	0.22mi	2/2.0	960 (+9%)	1mo	$125,000	$130	71
1004 Chelsea Ave	0.54mi	2/1.0	864 (-2%)	2mo	$165,000	$191	70
1035 Chelsea Ave	0.55mi	2/1.0	864 (-2%)	2mo	$150,000	$174	69
2009 Hazel Ave	0.28mi	3/1.0 (+1)	966 (+9%)	0mo	$80,500	$83	66
2112 Patterson Rd	0.08mi	3/1.0 (+1)	1,008 (+14%)	2mo	$160,000	$159	66
2904 Kingston Ave	0.20mi	3/1.0 (+1)	768 (-13%)	2mo	$132,000	$172	62
1611 Horlacher Ave	0.39mi	2/1.0	773 (-13%)	1mo	$155,000	$201	60
1136 Croyden Dr	0.68mi	2/1.0	840 (-5%)	1mo	$170,000	$202	59
3120 Martel Dr	0.48mi	2/1.0	768 (-13%)	1mo	$38,500	$50	55

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: 6.4%
• Equity multiple: 1.25×
• Total profit: $6,737
• Equity at exit: $14,165

10-year hold

• IRR: 17.4%
• Equity multiple: 2.56×
• Total profit: $41,553
• Equity at exit: $8,214

Cash invested: $26,600 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,276 high
• Mortgage (P&I): −$498
• Tax from tax record: −$160 /mo · $1,925/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $309

Break-even live

Break-even rent $884

Max offer price $95,000

Occupancy floor 71%

Sensitivity live

Price	-10% $363	-5% $336	+0% $309	+5% $283	+10% $256
Rent	-10% $209	-5% $259	+0% $309	+5% $360	+10% $410
Rate	-1.0pp $357	-0.5pp $334	base $309	+0.5pp $285	+1.0pp $260

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2112 Patterson Rd Dayton, OH	3.0	1.0	1008	$1,425	$1.41	3d	1	0.08mi
1828 Hazel Ave Dayton, OH	2.0	1.0	960	$1,435	$1.49	3d	1	0.08mi
2850 Hazel Ave Unit 1496064P Dayton, OH	3.0	2.0	850	$6,259	$7.36	20d	1	0.16mi
3311 S Smithville Rd Dayton, OH	3.0	1.0	1019	$1,295	$1.27	44d	1	0.39mi
1238 Colwick Dr Dayton, OH	2.0	1.0	786	$1,250	$1.59	12d	1	0.53mi
3603 S Smithville Rd Kettering, OH	2.0	1.0	950	$1,100	$1.16	24d	1	0.54mi
2212 Farmside Dr Dayton, OH	3.0	1.0	1008	$1,395	$1.38	44d	1	0.73mi
1934 Farmside Dr Dayton, OH	3.0	1.0	1008	$1,395	$1.38	44d	1	0.84mi
511 Haskins Ave Dayton, OH	1.0	1.0	600	$775	$1.29	44d	1	1.02mi
1059 Wilmington Ave Unit 1059 1 Dayton, OH	3.0	1.5	1100	$1,495	$1.36	44d	1	1.06mi
1053 Wilmington Ave Dayton, OH	2.0–3.0	1.0–1.5	1025	$1,295	$1.26	3d	5	1.06mi
2416 Brookline Ave Dayton, OH	2.0	1.0	806	$895	$1.11	3d	1	1.08mi
1570 Woodman Dr Unit 1610-A05 Dayton, OH	1.0	1.0	690	$700	$1.01	24d	1	1.10mi
1570 Woodman Dr Dayton, OH	1.0	1.0	690	$700	$1.01	44d	1	1.12mi
809 Patterson Rd Dayton, OH	2.0	1.0–1.5	895	$1,075	$1.20	3d	7	1.14mi
922 Wilmington Ave Dayton, OH	2.0	1.0	720	$1,200	$1.67	24d	1	1.21mi
933 Wilmington Ave Dayton, OH	1.0–2.0	1.0–1.5	802	$980	$1.22	4d	8	1.22mi
1905 Coventry Rd Dayton, OH	2.0	1.0	1000	$1,250	$1.25	24d	1	1.23mi
719 Wiltshire Blvd Unit 1 Dayton, OH	1.0	1.0	600	$895	$1.49	22d	1	1.25mi
719 Wiltshire Blvd Apt 2 Dayton, OH	1.0	1.0	600	$895	$1.49	3d	1	1.25mi
2029 Brookline Ave Dayton, OH	2.0	1.0	990	$1,270	$1.28	15d	1	1.26mi
41 Patterson Village Dr Dayton, OH	1.0–2.0	1.0	553	$920	$1.66	4d	14	1.26mi
737 Wilmington Ave Dayton, OH	2.0	1.0	1000	$950	$0.95	24d	1	1.34mi
1641 Edendale Rd Dayton, OH	3.0	1.0	976	$1,395	$1.43	3d	1	1.37mi
5345 Middlebury Rd Dayton, OH	3.0	1.0	864	$1,600	$1.85	44d	1	1.42mi
1659 Hearthstone Dr Dayton, OH	3.0	1.0	1102	$1,195	$1.08	3d	1	1.46mi
426 Kling Dr Unit B Dayton, OH	1.0	1.0	600	$1,500	$2.50	4d	1	1.46mi
2820 Harvey Ave Dayton, OH	2.0	1.0	900	$1,350	$1.50	44d	1	1.48mi
440 Lonsdale Ave #1 Dayton, OH	2.0	1.0	1050	$1,450	$1.38	12d	1	1.50mi

Listing history 13 events

1. 2026-05-14
   status Pending 530-char remark
2. 2026-04-30
   listed $95,000 Active 530-char remark
3. 2009-12-24
   soldstatus $40,000 193-char remark

   Show marketing remark (193 chars)

   Features include a covered front porch, hardwood floors, and some vinyl replacement windows. The basement offers glass block windows, a laundry area, and a door that leads out to the side yard.

4. 2009-12-24
   soldstatus $40,000 Closed 193-char remark

   Show marketing remark (193 chars)

   Features include a covered front porch, hardwood floors, and some vinyl replacement windows. The basement offers glass block windows, a laundry area, and a door that leads out to the side yard.

5. 2009-12-20
   historical 193-char remark

   Show marketing remark (193 chars)

   Features include a covered front porch, hardwood floors, and some vinyl replacement windows. The basement offers glass block windows, a laundry area, and a door that leads out to the side yard.

6. 2009-12-07
   listed $40,000 193-char remark

   Show marketing remark (193 chars)

   Features include a covered front porch, hardwood floors, and some vinyl replacement windows. The basement offers glass block windows, a laundry area, and a door that leads out to the side yard.

7. 2009-12-04
   historical
8. 2009-10-31
   listed $40,000
9. 2009-03-31
   historical
10. 2007-07-08
    listed $68,900
11. 2003-02-04
    soldstatus $80,900
12. 1994-06-14
    soldstatus $52,500
13. 1985-05-24
    soldstatus $34,000

ⓘ 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: $1,925 · $160/mo
• Projected year-2 tax: $1,925 · $160/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 ≥100°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: $15,306
• − Mortgage interest: −$5,321
• − Property taxes: −$1,925
• − Insurance: −$475
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$2,764
• Taxable income: $2,372
• Est. tax owed @ 24.0%: −$569
• After-tax cash flow: $3,144/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

+179.4% since first listed

13 events — show timeline

• 2026-05-14 Pending — Dayton MLS
• 2026-04-30 Listed $95,000 Dayton MLS
• 2009-12-24 Sold (MLS) $40,000 Dayton MLS
• 2009-12-24 Sold (MLS) $40,000 Dayton MLS
• 2009-12-20 Listing Removed — Dayton MLS
• 2009-12-07 Listed $40,000 Dayton MLS
• 2009-12-04 Listing Removed — Dayton MLS
• 2009-10-31 Listed $40,000 Dayton MLS
• 2009-03-31 Listing Removed — WRIST
• 2007-07-08 Listed $68,900 WRIST
• 2003-02-04 Sold (Public Records) $80,900 Public Records
• 1994-06-14 Sold (Public Records) $52,500 Public Records
• 1985-05-24 Sold (Public Records) $34,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,925 · -0.2% YoY. Source: county tax records.