2515 Keenan Ave · Dayton, OH 45414

$90,000

2 bd · 1.0 ba · 724 sqft · SingleFamily public records · 8 Days on market

Built 1919 6,216 sqft lot Est $96k · 6% 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 +26.0/30.0
• ARV discount +10.1/15.0
• DSCR +8.7/10.0
• 1% rule +6.4/10.0
• Schools +5.0/10.0
• Rent growth +4.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This duplex offers excellent upside potential, whether you're an investor looking to lease up the vacant unit or a buyer seeking a house hack opportunity. One unit features 1 bedroom and 1 bathroom and is currently rented for $675/month, providing immediate income. The other unit offers 2 bedrooms and 1 bathroom, presenting a great opportunity for additional rental income or owner occupancy.

Key facts

• 6,216 sq ft lot
• Parking
• Built 1919

Property features AI

Finance

• Financial info: For sale; Gross income reported: $19,500 (multi-unit property)

Exterior

• Parking: Driveway access; No garage
• Utilities: Natural gas available; Public water available
• Home design: Frame construction; Single-story building; Slab foundation
• Construction: Frame construction; Slab foundation
• Exterior features: Residential zoning; Lot dimensions approximately 94 x 55

Interior

• Bedrooms: One-bedroom and two-bedroom unit types (property contains two units)
• Bathrooms: Two full bathrooms total
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Single-story layout
• Laundry & utility: Tenant pays electricity and gas

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 9.3% vs local median 7.4% in Dayton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: Rents rising fast (+7.4%/yr); 51 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $622 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 + 7.4% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 6y 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 $25k; list at $90k implies a 260% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1919 — 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: 1.14% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.66%
• DSCR: 1.47
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $95,568
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2200 Sherer Ave	0.31mi	2/1.0	693 (-4%)	20mo	$105,000	$152	62
4718 N Dixie Dr	0.57mi	2/1.0	732 (+1%)	13mo	$68,650	$94	61
2320 Ottello Ave	0.35mi	2/1.0	804 (+11%)	8mo	$115,000	$143	59
2233 Ottello Ave	0.41mi	2/1.0	648 (-10%)	7mo	$74,900	$116	57
2058 Ottello Ave	0.52mi	2/1.0	758 (+5%)	14mo	$68,500	$90	56
2059 Maplegrove Ave	0.36mi	2/1.0	691 (-5%)	23mo	$76,900	$111	56
2048 Auburndale Ave	0.36mi	2/1.0	808 (+12%)	12mo	$124,995	$155	54
2713 Calvin Ave	0.37mi	3/1.0 (+1)	766 (+6%)	24mo	$142,500	$186	48
3950 Madrid Ave	0.54mi	2/1.0	832 (+15%)	22mo	$110,000	$132	31

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 · 7.41% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.18×
• Total profit: $4,425
• Equity at exit: $13,419

10-year hold

• IRR: 17.4%
• Equity multiple: 2.73×
• Total profit: $43,558
• Equity at exit: $7,782

Cash invested: $25,200 (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 45414

• Rents YoY: 7.4%
• Active inventory: 51
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,026 high
• Mortgage (P&I): −$472
• Tax from tax record: −$77 /mo · $923/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $224

Break-even live

Break-even rent $742

Max offer price $90,000

Occupancy floor 73%

Sensitivity live

Price	-10% $275	-5% $249	+0% $224	+5% $198	+10% $173
Rent	-10% $143	-5% $183	+0% $224	+5% $264	+10% $305
Rate	-1.0pp $269	-0.5pp $247	base $224	+0.5pp $201	+1.0pp $177

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4702 Bryant Ave Unit 1 Dayton, OH	1.0	1.0	574	$725	$1.26	24d	1	0.26mi
3001 Idylwilde Blvd Unit 1B Dayton, OH	1.0	1.0	500	$750	$1.50	4d	1	1.06mi
3001 Idylwilde Blvd Unit 1D Dayton, OH	1.0	1.0	500	$825	$1.65	3d	1	1.06mi
4158 Pompton Ct Unit A Dayton, OH	1.0	1.0	750	$810	$1.08	44d	1	1.18mi
638 Redwood Ave Unit 4 Dayton, OH	1.0	1.0	650	$725	$1.12	4d	1	1.24mi
3841 Carroll Ave Unit 3 Dayton, OH	1.0	1.0	700	$700	$1.00	15d	1	1.29mi
410 E Bruce Ave Unit 410-3 Dayton, OH	2.0	1.0	650	$900	$1.38	44d	1	1.36mi
4339 Riverside Dr Dayton, OH	1.0–3.0	1.0–2.0	936	$1,149	$1.23	3d	12	1.46mi

Listing history 7 events

1. 2026-06-18
   days on market $90,000 Active 8 DOM
2. 2026-06-17
   days on market $90,000 Active 7 DOM
3. 2026-06-16
   days on market $90,000 Active 6 DOM
4. 2026-06-15
   days on market $90,000 Active 5 DOM
5. 2026-06-14
   days on market $90,000 Active 3 DOM
6. 2026-06-13
   remarks 394-char remark
7. 2026-06-13
   listed $90,000 Active 2 DOM

ⓘ 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: $923 · $77/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$240/yr (+$20/mo · 26.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 23% 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: $12,309
• − Mortgage interest: −$5,041
• − Property taxes: −$923
• − Insurance: −$450
• − Repairs & maintenance: −$985
• − Management: −$985
• − Depreciation: −$2,618
• Taxable income: $1,307
• Est. tax owed @ 24.0%: −$314
• After-tax cash flow: $2,373/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)

No district data.

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

• County: Montgomery County · 459,541 people
• City population: 164,387
• Metro: Dayton-Kettering, OH
• Population (ZIP): 21,167
• Household income: $54,485
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 801.0

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 (75%)
• Race & ethnicity: White 75% Black 15% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 2% Romanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% Arabic 1% Tagalog/Filipino 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: ▼ -142.46%
• Current HPI: 183.1124
• Rent YoY: ▲ 7.41%
• 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

+221.4% since first listed

31 events — show timeline

• 2026-06-10 Listed $90,000 Dayton MLS
• 2025-04-14 Listing Removed — Dayton MLS
• 2025-04-10 Relisted — Dayton MLS
• 2025-03-24 Pending — Dayton MLS
• 2025-01-13 Price Changed $99,500 Dayton MLS
• 2024-11-04 Rental Removed $950 BUILDIUM
• 2024-10-17 Listed $105,000 Dayton MLS
• 2024-07-27 Listed for Rent $950 BUILDIUM
• 2023-11-10 Rental Removed $875 BUILDIUM
• 2023-09-03 Listed for Rent $875 BUILDIUM
• 2023-08-30 Rental Removed $875 BUILDIUM
• 2023-07-18 Listed for Rent $875 BUILDIUM
• 2021-05-11 Listing Removed — Dayton MLS
• 2021-03-07 Listed $72,000 Dayton MLS
• 2020-11-20 Sold (MLS) $25,000 Dayton MLS
• 2020-11-20 Sold (MLS) $25,000 Dayton MLS
• 2020-11-11 Pending — Dayton MLS
• 2020-10-16 Relisted — Dayton MLS
• 2020-10-13 Contingent — Dayton MLS
• 2020-10-12 Listed $45,000 Dayton MLS
• 2020-09-03 Listing Removed — Dayton MLS
• 2020-08-22 Price Changed $45,000 Dayton MLS
• 2020-04-23 Price Changed $49,900 Dayton MLS
• 2020-03-23 Price Changed $39,900 Dayton MLS
• 2020-03-23 Relisted — Dayton MLS
• 2020-03-17 Pending — Dayton MLS
• 2020-03-10 Contingent — Dayton MLS
• 2020-03-03 Listed $42,000 Dayton MLS
• 1993-10-20 Sold (Public Records) $23,025 Public Records
• 1991-03-08 Sold (Public Records) $28,900 Public Records
• 1981-09-01 Sold (Public Records) $28,000 Public Records

Property tax history

-1.9%/yr

Latest (2025): $923 · -18.8% YoY. Source: county tax records.