4537 Laurel Dr · Dayton, OH 45417

$82,000

2 bd · 1.0 ba · 647 sqft · SingleFamily public records · 69 Days on market

Built 1950 5,040 sqft lot $127/sqft · 15% above area Est $71k · 15% 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 +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +6.6/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey Investment Opportunity in Dayton! Don't miss this well-maintained 2-bedroom, 1-bath home in Dayton with a tenant already in place- perfect for investors looking for immediate cash flow. This property offers a functional layout with comfortable living space, an updated kitchen, and solid mechanicals. The home also features a 1-car detached garage, adding extra value for storage or tenant convenience- an attractive feature that helps support long-term rental appeal. Currently occupied by a paying tenant, this is a true plug-and-play addition to your portfolio. Whether you're a seasoned investor or just getting started, this is a low-hassle opportunity to own an income-producing property from day one. Conveniently located near shopping, dining, and major highways, this property continues to attract reliable rental demand.

Key facts

• Updated kitchen
• Conveniently located
• Detached garage

Tags

• UPDATED KITCHEN
• DETACHED GARAGE
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $82k).
• Recommended offer: $77k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 (+4.1%/yr); 135 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 31% of the median local income ($37k/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 $567 of loan paydown is wiped out by about $2k 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 + 4.1% rent growth), your $23k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $9k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,080 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.16% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.23%
• DSCR: 1.59
• GRM: 7.2

CMA / ARV

• ARV (median comp): $71,069
• List price: $82,000
• Delta: 15.38%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
759 Geneva Rd	0.16mi	2/1.0	735 (+14%)	4mo	$100,000	$136	66
416 Geneva Rd	0.14mi	2/1.0	736 (+14%)	13mo	$67,000	$91	60
786 Goodlow Ave	0.47mi	2/1.0	720 (+11%)	2mo	$34,000	$47	57
4213 Edison St	0.29mi	2/1.0	720 (+11%)	20mo	$67,500	$94	51
717 Whitmore Ave	0.26mi	3/1.0 (+1)	700 (+8%)	24mo	$24,120	$34	50

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 · 4.06% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.17×
• Total profit: $3,827
• Equity at exit: $12,226

10-year hold

• IRR: 14.6%
• Equity multiple: 2.23×
• Total profit: $28,265
• Equity at exit: $7,090

Cash invested: $22,960 (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 45417

• Home prices YoY: -32.3%
• Rents YoY: 4.1%
• Active inventory: 135
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$430
• Tax from tax record: −$33 /mo · $395/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $253

Break-even live

Break-even rent $629

Max offer price $82,000

Occupancy floor 68%

Sensitivity live

Price	-10% $300	-5% $276	+0% $253	+5% $230	+10% $207
Rent	-10% $178	-5% $216	+0% $253	+5% $291	+10% $328
Rate	-1.0pp $294	-0.5pp $274	base $253	+0.5pp $232	+1.0pp $210

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
729 Cleverly Rd Dayton, OH	2.0	1.0	626	$950	$1.52	44d	1	0.12mi
3627 Delphos Ave Dayton, OH	1.0	1.0	525	$625	$1.19	15d	1	0.72mi
828 Walton Ave Unit 832 Walton Dayton, OH	2.0	1.0	750	$795	$1.06	24d	1	1.15mi
322 Lorenz Ave Dayton, OH	1.0	1.0	634	$850	$1.34	44d	1	1.48mi

Listing history 34 events

1. 2026-06-18
   days on market $82,000 Active 69 DOM
2. 2026-06-17
   days on market $82,000 Active 68 DOM
3. 2026-06-16
   days on market $82,000 Active 67 DOM
4. 2026-06-15
   days on market $82,000 Active 66 DOM
5. 2026-06-14
   days on market $82,000 Active 64 DOM
6. 2026-06-13
   days on market $82,000 Active 63 DOM
7. 2026-06-10
   days on market $82,000 Active 61 DOM
8. 2026-06-09
   days on market $82,000 Active 60 DOM
9. 2026-06-08
   days on market $82,000 Active 59 DOM
10. 2026-06-07
    days on market $82,000 Active 58 DOM
11. 2026-06-05
    days on market $82,000 Active 55 DOM
12. 2026-06-03
    days on market $82,000 Active 54 DOM
13. 2026-06-02
    days on market $82,000 Active 53 DOM
14. 2026-06-01
    days on market $82,000 Active 52 DOM
15. 2026-05-31
    days on market $82,000 Active 51 DOM
16. 2026-04-09
    listed $91,000 Active 838-char remark

    Show marketing remark (838 chars)

    Turnkey Investment Opportunity in Dayton! Don't miss this well-maintained 2-bedroom, 1-bath home in Dayton with a tenant already in place- perfect for investors looking for immediate cash flow. This property offers a functional layout with comfortable living space, an updated kitchen, and solid mechanicals. The home also features a 1-car detached garage, adding extra value for storage or tenant convenience- an attractive feature that helps support long-term rental appeal. Currently occupied by a paying tenant, this is a true plug-and-play addition to your portfolio. Whether you're a seasoned investor or just getting started, this is a low-hassle opportunity to own an income-producing property from day one. Conveniently located near shopping, dining, and major highways, this property continues to attract reliable rental demand.

17. 2025-09-12
    historical $950
18. 2025-08-19
    listed $950
19. 2025-05-14
    historical
20. 2025-05-08
    price $58,900
21. 2025-04-20
    price $59,900
22. 2025-03-12
    price $61,900
23. 2025-02-18
    price $62,900
24. 2025-02-11
    price $64,900
25. 2025-01-26
    listed $65,900 Active
26. 2025-01-01
    historical $900
27. 2024-11-18
    listed $900
28. 2023-08-28
    soldstatus $57,500
29. 2023-08-16
    soldstatus $57,500 Closed
30. 2023-08-16
    soldstatus $57,500 Sold
31. 2023-08-04
    status Pending
32. 2023-08-01
    listed $59,900 Active
33. 1987-09-30
    soldstatus $7,100
34. 1987-09-30
    soldstatus $7,100

ⓘ 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: $395 · $33/mo
• Projected year-2 tax: $837 · $70/mo
• Expected delta: +$442/yr (+$37/mo · 112.1%)

ⓘ 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 ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,395
• − Mortgage interest: −$4,593
• − Property taxes: −$395
• − Insurance: −$410
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$2,385
• Taxable income: $1,788
• Est. tax owed @ 24.0%: −$429
• After-tax cash flow: $2,608/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): 28,186
• Household income: $36,945
• Rent vs Own: 52.1% rent · 47.9% own
• Severe rent burden: 1822.0

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 (71%)
• Race & ethnicity: Black 71% White 20% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Romanian 0%
• Foreign-born: 3% · Canada
• Languages at home: 96% 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: ▼ -92.43%
• Current HPI: 193.4175
• Rent YoY: ▲ 4.06%
• 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

+1181.7% since first listed

19 events — show timeline

• 2026-04-09 Listed $91,000 Dayton MLS
• 2025-09-12 Rental Removed $950 APPFOLIO
• 2025-08-19 Listed for Rent $950 APPFOLIO
• 2025-05-14 Listing Removed — Dayton MLS
• 2025-05-08 Price Changed $58,900 Dayton MLS
• 2025-04-20 Price Changed $59,900 Dayton MLS
• 2025-03-12 Price Changed $61,900 Dayton MLS
• 2025-02-18 Price Changed $62,900 Dayton MLS
• 2025-02-11 Price Changed $64,900 Dayton MLS
• 2025-01-26 Listed $65,900 Dayton MLS
• 2025-01-01 Rental Removed $900 DAYTONMLS
• 2024-11-18 Listed for Rent $900 DAYTONMLS
• 2023-08-28 Sold (Public Records) $57,500 Public Records
• 2023-08-16 Sold (MLS) $57,500 Dayton MLS
• 2023-08-16 Sold (MLS) $57,500 Dayton MLS
• 2023-08-04 Pending — Dayton MLS
• 2023-08-01 Listed $59,900 Dayton MLS
• 1987-09-30 Sold (Public Records) $7,100 Public Records
• 1987-09-30 Sold (Public Records) $7,100 Public Records

Property tax history

-6.6%/yr

Latest (2025): $395 · -0.2% YoY. Source: county tax records.