2032 Rugby Rd · Dayton, OH 45406

$44,990

3 bd · 1.0 ba · 1,422 sqft · SingleFamily public records · 35 Days on market

Built 1925 5,602 sqft lot $32/sqft · 39% below area Est $74k · 39% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

AS IS. All room sizes are approximate. Rely on your own inspections. GREAT INVESTMENT OPPORTUNITY!

Key facts

• Covered front porch
• Natural woodwork
• Ornate staircase

Tags

• COVERED FRONT PORCH
• PERIOD FRONT DOOR
• NATURAL WOODWORK
• HARDWOOD FLOORS
• ORNATE STAIRCASE
• VINYL SIDED EXTERIOR

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached two-car garage
• Utilities: Natural gas available; Public water; Sewer available (storm sewer)
• Home design: Two-story frame home with vinyl siding
• Construction: Frame construction; Vinyl siding
• Exterior features: Porch; Lot approximately 40 x 140 (about 0.1286 acres); Residential zoning

Interior

• Kitchen: Kitchen on main level (approx. 10x9)
• Bedrooms: Three second-floor bedrooms (approx. 12x11, 13x12, 13x10)
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Full unfinished basement; Breakfast nook; Porch (listed under exterior features but accessible from interior spaces)
• Laundry & utility: Main laundry room in basement (approx. 10x10); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $567 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.4% 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 (+3.0%/yr); 156 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); 55% 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 33% of the median local income ($42k/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 $312 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,640 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1925 — 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: 2.52% ✓
• Cap rate: 21.41%
• Cash-on-cash: 54.00%
• DSCR: 3.40
• GRM: 3.3

CMA / ARV

• ARV (median comp): $73,749
• List price: $44,990
• Delta: -39.00%
• 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
2032 Rugby Rd	0.00mi	3/1.0	1,422 (0%)	0mo	$44,990	$32	100
17 Marie Ave	0.34mi	4/1.5 (+1)	1,424 (+0%)	0mo	$70,000	$49	76
117 Valleyview Dr	0.30mi	2/1.0 (-1)	1,381 (-3%)	1mo	$50,000	$36	75
423 Sandalwood Dr	0.54mi	3/1.5	1,444 (+2%)	0mo	$62,000	$43	70
2401 Rugby Rd	0.45mi	3/1.5	1,368 (-4%)	2mo	$89,000	$65	69
1013 Sherwood Dr	0.56mi	3/1.5	1,428 (+0%)	3mo	$174,900	$122	69
50 Woodcrest Ave	0.50mi	3/1.0	1,500 (+6%)	2mo	$155,000	$103	66
23 W Norman Ave	0.71mi	3/1.0	1,472 (+4%)	3mo	$39,000	$26	59
1516 Kumler Ave	0.63mi	3/1.5	1,516 (+7%)	1mo	$100,000	$66	57
1034 Bertram Ave	0.60mi	3/3.0	1,326 (-7%)	1mo	$178,000	$134	52
1204 Kenyon Pl	0.69mi	3/1.0	1,256 (-12%)	3mo	$80,000	$64	46
1312 Earlham Dr	0.65mi	2/2.0 (-1)	1,228 (-14%)	3mo	$103,500	$84	35

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 · 3.03% rent growth · sell at horizon

5-year hold

• IRR: 52.2%
• Equity multiple: 3.29×
• Total profit: $28,875
• Equity at exit: $6,708

10-year hold

• IRR: 57.5%
• Equity multiple: 6.71×
• Total profit: $71,886
• Equity at exit: $3,890

Cash invested: $12,597 (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 45406

• Rents YoY: 3.0%
• Active inventory: 156
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,133 high
• Mortgage (P&I): −$236
• Tax from tax record: −$73 /mo · $880/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $567

Break-even live

Break-even rent $415

Max offer price $44,990

Occupancy floor 45%

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: $11,248
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
628 W Norman Ave Unit 628 Dayton, OH	2.0	1.0	918	$795	$0.87	43d	1	0.11mi
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	43d	1	0.22mi
1004 W Fairview Ave Dayton, OH	2.0	1.0	1053	$950	$0.90	23d	1	0.23mi
2232 Salem Ave Dayton, OH	3.0	1.0	1250	$1,200	$0.96	3d	1	0.25mi
2247 Salem Ave Unit 2247 Dayton, OH	3.0	1.5	1300	$1,350	$1.04	3d	1	0.25mi
2247 Salem Ave Unit 2249 Dayton, OH	3.0	1.5	1300	$1,400	$1.08	43d	1	0.25mi
412 W Parkwood Dr Unit 1 Dayton, OH	2.0	1.0	900	$875	$0.97	23d	1	0.27mi
1019 Cherry Dr Dayton, OH	4.0	1.0	1057	$1,125	$1.06	43d	1	0.30mi
2333 Rustic Rd Dayton, OH	2.0	1.0	1000	$840	$0.84	43d	1	0.32mi
2333 Rustic Rd Unit 4 Dayton, OH	2.0	1.0	1000	$840	$0.84	2d	1	0.32mi
1743 Radcliffe Rd Dayton, OH	3.0	1.5	1729	$1,200	$0.69	43d	1	0.33mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	3d	1	0.35mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	43d	1	0.35mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	43d	1	0.40mi
181 W Norman Ave Dayton, OH	3.0	2.0	1228	$1,150	$0.94	43d	1	0.42mi
1927 Burroughs Dr Dayton, OH	3.0	2.0	1409	$1,245	$0.88	14d	1	0.44mi
167 W Hudson Ave Dayton, OH	3.0	1.5	1344	$1,185	$0.88	43d	1	0.47mi
101 W Norman Ave Unit 101 Dayton, OH	3.0	1.0	1600	$945	$0.59	43d	1	0.57mi
234 Santa Clara Ave Dayton, OH	3.0	1.0	1368	$1,125	$0.82	43d	1	0.59mi
26 W Beechwood Ave Dayton, OH	3.0	1.5	1468	$1,050	$0.72	43d	1	0.60mi
2141 Philadelphia Dr Dayton, OH	3.0	1.0	1736	$1,395	$0.80	43d	1	0.60mi
265 Victor Ave Dayton, OH	3.0	1.0	1204	$900	$0.75	43d	1	0.61mi
41 W Fairview Ave Unit 2 Dayton, OH	3.0	1.0	1452	$1,200	$0.83	14d	1	0.64mi
2327 N Main St Unit 2 Dayton, OH	2.0	1.0	900	$1,200	$1.33	23d	1	0.69mi
518 Delaware Ave Dayton, OH	2.0	1.0	1500	$750	$0.50	43d	1	0.73mi
39 E Maplewood Ave Dayton, OH	4.0	1.5	1560	$1,050	$0.67	3d	1	0.76mi
38 Pointview Ave Dayton, OH	2.0	1.0	1140	$900	$0.79	14d	1	0.77mi
42 Pointview Ave Unit 42 Dayton, OH	3.0	2.0	1240	$1,200	$0.97	3d	1	0.77mi
65 E Maplewood Ave Dayton, OH	2.0	1.0	1064	$723	$0.68	43d	1	0.79mi
31 E Norman Ave Dayton, OH	3.0	1.0	1100	$1,150	$1.05	23d	1	0.81mi
1225 Amherst Pl Dayton, OH	3.0	1.0	1548	$1,300	$0.84	14d	1	0.82mi
1378 Cory Dr Dayton, OH	2.0	1.0	1300	$975	$0.75	43d	1	0.82mi
1067 Salem Ave Dayton, OH	2.0	1.0	1100	$900	$0.82	43d	1	0.82mi
1067 Salem Ave Unit 3 Dayton, OH	2.0	1.5	1100	$900	$0.82	43d	1	0.82mi
1067 Salem Ave Unit 2 Dayton, OH	2.0	1.5	1100	$900	$0.82	43d	1	0.82mi
147 Laura Ave Dayton, OH	2.0	1.0	1096	$975	$0.89	23d	1	0.85mi
152 Laura Ave Dayton, OH	2.0	1.0	990	$895	$0.90	43d	1	0.86mi
101 E Bruce Ave Dayton, OH	3.0	1.0	1455	$1,150	$0.79	2d	1	0.91mi
202 E Bruce Ave Apt 2 Dayton, OH	2.0	1.0	1250	$800	$0.64	23d	1	0.98mi
220 Fernwood Ave Dayton, OH	2.0	1.0	884	$900	$1.02	3d	1	0.98mi

Listing history 8 events

1. 2026-05-31
   status $44,990 Pending 35 DOM
2. 2026-05-11
   price $55,000 786-char remark
3. 2026-04-23
   listed $59,900 Active 786-char remark
4. 2013-07-15
   soldstatus $6,107 Closed 98-char remark

   Show marketing remark (98 chars)

   AS IS. All room sizes are approximate. Rely on your own inspections. GREAT INVESTMENT OPPORTUNITY!

5. 2013-07-15
   soldstatus $6,107 98-char remark

   Show marketing remark (98 chars)

   AS IS. All room sizes are approximate. Rely on your own inspections. GREAT INVESTMENT OPPORTUNITY!

6. 2013-02-04
   historical 98-char remark

   Show marketing remark (98 chars)

   AS IS. All room sizes are approximate. Rely on your own inspections. GREAT INVESTMENT OPPORTUNITY!

7. 2013-01-10
   listed $7,000 98-char remark

   Show marketing remark (98 chars)

   AS IS. All room sizes are approximate. Rely on your own inspections. GREAT INVESTMENT OPPORTUNITY!

8. 1991-08-19
   soldstatus $43,000

ⓘ 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: $880 · $73/mo
• Projected year-2 tax: $880 · $73/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 ≥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: $13,593
• − Mortgage interest: −$2,520
• − Property taxes: −$880
• − Insurance: −$225
• − Repairs & maintenance: −$1,087
• − Management: −$1,087
• − Depreciation: −$1,309
• Taxable income: $6,484
• Est. tax owed @ 24.0%: −$1,556
• After-tax cash flow: $5,246/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): 19,991
• Household income: $41,796
• Rent vs Own: 52.9% rent · 47.1% own
• Severe rent burden: 1504.0

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 (75%)
• Race & ethnicity: Black 75% White 16% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -113.75%
• Current HPI: 197.1302
• Rent YoY: ▲ 3.03%
• 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

+4.6% since first listed

13 events — show timeline

• 2026-06-17 Listed $44,990 CBRMLS
• 2026-06-17 Sold (MLS) $44,990 CBRMLS
• 2026-06-10 Sold (MLS) $44,990 Dayton MLS
• 2026-05-30 Pending — Dayton MLS
• 2026-05-22 Price Changed $44,990 Dayton MLS
• 2026-05-19 Price Changed $49,990 Dayton MLS
• 2026-05-11 Price Changed $55,000 Dayton MLS
• 2026-04-23 Listed $59,900 Dayton MLS
• 2013-07-15 Sold (MLS) $6,107 Dayton MLS
• 2013-07-15 Sold (MLS) $6,107 Dayton MLS
• 2013-02-04 Listing Removed — Dayton MLS
• 2013-01-10 Listed $7,000 Dayton MLS
• 1991-08-19 Sold (Public Records) $43,000 Public Records

Property tax history

-2.4%/yr

Latest (2025): $880 · -8.3% YoY. Source: county tax records.