3120 Harvard Blvd · Dayton, OH 45406

$115,000

3 bd · 2.0 ba · 1,884 sqft · SingleFamily public records · 96 Days on market

Built 1949 10,385 sqft lot $61/sqft · 28% below area Est $159k · 28% under

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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 +19.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.5/10.0
• 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

Attention Investors! Great opportunity in a nice neighborhood, new roof, 2-car detached garage, corner lot. Home has over 1800sqft and a bonus room that could double as a 4th bedroom. Very large and open living area with great bones and flow. Full renovation needed, cash or conventional only. Home sold strictly as-is, where-is.

Key facts

• Large living area
• Bonus room
• New roof

Tags

• NEW ROOF
• CORNER LOT
• BONUS ROOM
• LARGE LIVING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.

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; 27 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% 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 35% 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 $795 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.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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 $15k; list at $115k implies a 667% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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: 1.05% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.15%
• DSCR: 1.23
• GRM: 7.9

CMA / ARV

• ARV (median comp): $158,793
• List price: $115,000
• Delta: -27.58%
• 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
1719 Shaftesbury Rd	0.11mi	4/2.0 (+1)	1,882 (-0%)	8mo	$238,000	$126	83
1628 Philadelphia Dr	0.27mi	4/3.5 (+1)	1,888 (+0%)	0mo	$270,000	$143	76
1430 Tennyson Ave	0.41mi	3/2.0	1,943 (+3%)	2mo	$207,500	$107	74
3020 Otterbein Ave	0.10mi	3/1.5	1,734 (-8%)	14mo	$88,000	$51	68
1924 Burbank Dr	0.39mi	3/2.0	1,913 (+2%)	15mo	$170,000	$89	66
1984 Burroughs Dr	0.54mi	3/1.5	1,912 (+2%)	7mo	$255,000	$133	65
520 Alameda Pl	0.40mi	4/1.0 (+1)	1,816 (-4%)	3mo	$95,000	$52	64
409 Otterbein Ave	0.54mi	4/1.5 (+1)	1,901 (+1%)	8mo	$80,000	$42	60
1575 Earlham Dr	0.50mi	3/2.0	1,810 (-4%)	16mo	$212,000	$117	57
1936 Burroughs Dr	0.50mi	3/1.5	1,682 (-11%)	0mo	$135,000	$80	56
317 Otterbein Ave	0.58mi	4/2.0 (+1)	2,166 (+15%)	10mo	$242,000	$112	35
1653 Harvard Blvd	0.75mi	4/2.5 (+1)	2,114 (+12%)	16mo	$70,000	$33	24

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-9,761
• Equity at exit: $17,147

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $3,122
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,212 high
• Mortgage (P&I): −$603
• Tax from tax record: −$168 /mo · $2,019/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $138

Break-even live

Break-even rent $1,037

Max offer price $115,000

Occupancy floor 84%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3668 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	23d	1	0.39mi
3672 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	43d	1	0.40mi
1927 Burroughs Dr Dayton, OH	3.0	2.0	1409	$1,245	$0.88	14d	1	0.47mi
2141 Philadelphia Dr Dayton, OH	3.0	1.0	1736	$1,395	$0.80	43d	1	0.55mi
2232 Salem Ave Dayton, OH	3.0	1.0	1250	$1,200	$0.96	3d	1	0.66mi
2247 Salem Ave Unit 2249 Dayton, OH	3.0	1.5	1300	$1,400	$1.08	43d	1	0.67mi
2247 Salem Ave Unit 2247 Dayton, OH	3.0	1.5	1300	$1,350	$1.04	3d	1	0.67mi
1045 Shakespeare Ave Dayton, OH	3.0	1.0	1435	$1,275	$0.89	43d	1	0.76mi
1743 Radcliffe Rd Dayton, OH	3.0	1.5	1729	$1,200	$0.69	43d	1	0.77mi
1045 Philadelphia Dr Dayton, OH	2.0	1.0	1290	$1,150	$0.89	2d	1	0.78mi
1378 Cory Dr Dayton, OH	2.0	1.0	1300	$975	$0.75	43d	1	0.98mi
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	43d	1	1.11mi
617 Westwood Ave Dayton, OH	3.0	1.0	1304	$1,050	$0.81	43d	1	1.17mi
1225 Amherst Pl Dayton, OH	3.0	1.0	1548	$1,300	$0.84	14d	1	1.17mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	43d	1	1.24mi
424 Lexington Ave Dayton, OH	3.0	2.0	1536	$1,025	$0.67	43d	1	1.26mi
518 Delaware Ave Dayton, OH	2.0	1.0	1500	$750	$0.50	43d	1	1.26mi
181 W Norman Ave Dayton, OH	3.0	2.0	1228	$1,150	$0.94	43d	1	1.27mi
167 W Hudson Ave Dayton, OH	3.0	1.5	1344	$1,185	$0.88	43d	1	1.28mi
437 Lorenz Ave Dayton, OH	3.0	1.0	1322	$1,200	$0.91	23d	1	1.29mi
234 Santa Clara Ave Dayton, OH	3.0	1.0	1368	$1,125	$0.82	43d	1	1.31mi
1119 Superior Ave Unit 1119 Dayton, OH	3.0	1.0	1435	$1,350	$0.94	3d	1	1.33mi
101 W Norman Ave Unit 101 Dayton, OH	3.0	1.0	1600	$945	$0.59	43d	1	1.41mi
942 Harvard Blvd Dayton, OH	3.0	2.0	1596	$1,200	$0.75	3d	1	1.45mi
1011 N Broadway St Dayton, OH	3.0	1.5	1700	$950	$0.56	43d	1	1.49mi
26 W Beechwood Ave Dayton, OH	3.0	1.5	1468	$1,050	$0.72	43d	1	1.49mi
41 W Fairview Ave Unit 2 Dayton, OH	3.0	1.0	1452	$1,200	$0.83	14d	1	1.50mi

Listing history 15 events

1. 2026-02-20
   listed $115,000 Active 329-char remark

   Show marketing remark (329 chars)

   Attention Investors! Great opportunity in a nice neighborhood, new roof, 2-car detached garage, corner lot. Home has over 1800sqft and a bonus room that could double as a 4th bedroom. Very large and open living area with great bones and flow. Full renovation needed, cash or conventional only. Home sold strictly as-is, where-is.

2. 2012-11-08
   historical
3. 2012-10-02
   soldstatus $15,000 Closed
4. 2012-10-02
   soldstatus $15,000
5. 2012-09-18
   historical
6. 2012-08-23
   listed $14,900
7. 2012-08-23
   historical
8. 2012-08-13
   listed $21,000
9. 2012-08-13
   listed $21,000
10. 2006-06-08
    soldstatus $59,000
11. 2005-12-08
    soldstatus $45,000
12. 1993-05-05
    soldstatus $38,000
13. 1993-05-05
    soldstatus $38,000
14. 1993-04-19
    soldstatus $28,000
15. 1985-11-05
    soldstatus $31,969

ⓘ 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: $2,019 · $168/mo
• Projected year-2 tax: $2,019 · $168/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $14,544
• − Mortgage interest: −$6,442
• − Property taxes: −$2,019
• − Insurance: −$575
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$3,345
• Taxable loss: −$164
• Est. tax savings @ 24.0%: +$39
• After-tax cash flow: $1,698/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

+259.7% since first listed

15 events — show timeline

• 2026-02-20 Listed $115,000 Dayton MLS
• 2012-11-08 Listing Removed — WRIST
• 2012-10-02 Sold (MLS) $15,000 Dayton MLS
• 2012-10-02 Sold (MLS) $15,000 Dayton MLS
• 2012-09-18 Listing Removed — Dayton MLS
• 2012-08-23 Listing Removed — Dayton MLS
• 2012-08-23 Listed $14,900 Dayton MLS
• 2012-08-13 Listed $21,000 Dayton MLS
• 2012-08-13 Listed $21,000 WRIST
• 2006-06-08 Sold (Public Records) $59,000 Public Records
• 2005-12-08 Sold (Public Records) $45,000 Public Records
• 1993-05-05 Sold (Public Records) $38,000 Public Records
• 1993-05-05 Sold (Public Records) $38,000 Public Records
• 1993-04-19 Sold (Public Records) $28,000 Public Records
• 1985-11-05 Sold (Public Records) $31,969 Public Records

Property tax history

+0.7%/yr

Latest (2025): $2,019 · -0.2% YoY. Source: county tax records.