205 Redwood Ave · Dayton, OH 45405

$56,000

2 bd · 1.0 ba · 776 sqft · SingleFamily public records · 2 Days on market

Built 1930 5,536 sqft lot Est $81k · 31% 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 +3.6/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover an exceptional opportunity to expand your investment portfolio at 205 Redwood Ave, a property brimming with potential. This residence offers a chance to create significant value in a desirable location. The home features hardwood floors that extend through the living room, hallway, and both bedrooms, providing a classic and enduring aesthetic. The solid, dry basement offers additional usable space and structural integrity. Unique double-insulated walls contribute to energy efficiency and comfort. A detached one-car garage provides convenient parking and extra storage. Situated in a vibrant neighborhood, this property provides easy access to local amenities and offers a lifestyle of convenience and accessibility, making it an appealing prospect for various buyers. The surrounding community enhances the appeal of this promising investment, presenting a canvas for your vision.

Key facts

• Solid dry basement
• Hardwood floors
• 5,536 sq ft lot

Tags

• HARDWOOD FLOORS
• SOLID DRY BASEMENT
• DOUBLE INSULATED WALLS
• DETACHED ONE CAR GARAGE
• EASY ACCESS TO LOCAL AMENITIES

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached one-car garage
• Utilities: Has heating
• Home design: Single-story home
• Construction: Vinyl and wood siding
• Exterior features: Residential lot (approx. 0.127 acres / 135 x 41)

Interior

• Kitchen: Main-level kitchen (about 9 x 8)
• Bedrooms: Two main-level bedrooms (each about 10 x 10)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($884 rent vs $56k).
• Cap rate 13.1% 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 (+4.3%/yr); 134 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); 52% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $387 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 + 4.3% rent growth), your $16k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $16k; list at $56k implies a 250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $56,000

Questions for the listing agent

1. Built in 1930 — 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: 1.58% ✓
• Cap rate: 13.10%
• Cash-on-cash: 24.30%
• DSCR: 2.08
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $80,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Redwood Ave	0.00mi	2/1.0	776 (0%)	1mo	$45,000	$58	99
3851 Carroll Ave	0.25mi	2/1.0	784 (+1%)	6mo	$18,900	$24	82
329 E Siebenthaler Ave	0.22mi	2/2.0	774 (-0%)	5mo	$73,500	$95	81
300 Ashwood Ave	0.31mi	2/1.0	768 (-1%)	15mo	$80,000	$104	72
43 Fer Don Rd	0.18mi	2/1.0	712 (-8%)	12mo	$88,185	$124	68
113 Walbrook Ave	0.45mi	2/1.0	800 (+3%)	10mo	$10,000	$13	66
3815 Old Riverside Dr	0.33mi	2/2.0	726 (-6%)	6mo	$90,000	$124	65
404 Wampler Ave	0.18mi	2/1.0	854 (+10%)	13mo	$75,000	$88	64
244 Castlewood Ave	0.33mi	2/1.0	864 (+11%)	8mo	$104,000	$120	59
16 Stafford Ave	0.36mi	2/1.0	691 (-11%)	10mo	$83,900	$121	57
65 W Nottingham Rd	0.67mi	2/1.0	733 (-6%)	22mo	$89,900	$123	40
83 W Nottingham Rd	0.70mi	2/1.0	864 (+11%)	13mo	$73,000	$84	37

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 · 4.34% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 1.79×
• Total profit: $12,370
• Equity at exit: $8,350

10-year hold

• IRR: 28.3%
• Equity multiple: 3.68×
• Total profit: $41,948
• Equity at exit: $4,842

Cash invested: $15,680 (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 45405

• Rents YoY: 4.3%
• Active inventory: 134
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $884 high
• Mortgage (P&I): −$294
• Tax from tax record: −$64 /mo · $764/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $318

Break-even live

Break-even rent $482

Max offer price $56,000

Occupancy floor 59%

Sensitivity live

Price	-10% $349	-5% $333	+0% $318	+5% $302	+10% $286
Rent	-10% $248	-5% $283	+0% $318	+5% $352	+10% $387
Rate	-1.0pp $346	-0.5pp $332	base $318	+0.5pp $303	+1.0pp $288

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: $14,000
• Closing costs: $1,680
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 E Siebenthaler Ave Dayton, OH	2.0	1.0	934	$1,200	$1.28	44d	1	0.20mi
3841 Carroll Ave Unit 3 Dayton, OH	1.0	1.0	700	$700	$1.00	14d	1	0.21mi
419 Sandhurst Dr Dayton, OH	2.0	1.0	950	$975	$1.03	24d	1	0.25mi
433 Sandhurst Dr Unit 4 Dayton, OH	1.0	1.0	900	$750	$0.83	44d	1	0.28mi
638 Redwood Ave Unit 4 Dayton, OH	1.0	1.0	650	$725	$1.12	4d	1	0.30mi
240 Castlewood Ave Dayton, OH	2.0	1.0	912	$995	$1.09	22d	1	0.31mi
4032 N Main St Dayton, OH	1.0	1.0	526	$825	$1.57	44d	3	0.33mi
274 E Nottingham Rd Unit 6 Dayton, OH	1.0	1.0	600	$650	$1.08	44d	1	0.35mi
274 E Nottingham Rd Unit 7 Dayton, OH	1.0	1.0	600	$600	$1.00	44d	1	0.35mi
270 E Nottingham Rd Unit 1 Dayton, OH	1.0	1.0	600	$650	$1.08	44d	1	0.35mi
15 Camden Ave Dayton, OH	2.0	1.0	833	$950	$1.14	44d	1	0.35mi
17 Maylan Dr Unit 3 Dayton, OH	1.0	1.0	800	$650	$0.81	44d	1	0.35mi
250 E Nottingham Rd Unit 3 Dayton, OH	1.0	1.0	585	$785	$1.34	44d	1	0.36mi
337 Ryburn Ave Unit 2 Dayton, OH	2.0	1.0	900	$800	$0.89	44d	1	0.39mi
57 Walbrook Ave Dayton, OH	2.0	1.0	861	$975	$1.13	4d	1	0.39mi
69 Waverly Ave Dayton, OH	2.0	1.0	900	$850	$0.94	4d	1	0.43mi
68 Knecht Dr Unit 3 Dayton, OH	1.0	1.0	695	$725	$1.04	4d	1	0.44mi
410 E Bruce Ave Unit 410-3 Dayton, OH	2.0	1.0	650	$900	$1.38	44d	1	0.49mi
519 Heather Dr Unit 1C Dayton, OH	2.0	2.0	1100	$1,095	$1.00	4d	1	0.54mi
220 Fernwood Ave Dayton, OH	2.0	1.0	884	$900	$1.02	4d	1	0.56mi
110 Cromwell Pl Unit 5 Dayton, OH	2.0	1.0	1000	$1,099	$1.10	19d	1	0.56mi
110 Cromwell Pl Unit 2 Dayton, OH	2.0	1.0	1000	$995	$0.99	22d	1	0.56mi
110 Cromwell Pl Unit 1 Dayton, OH	1.0	1.0	900	$895	$0.99	44d	1	0.56mi
110 Cromwell Pl Dayton, OH	2.0	1.0	1050	$1,100	$1.05	3d	1	0.56mi
4158 Pompton Ct Unit A Dayton, OH	1.0	1.0	750	$810	$1.08	44d	1	0.58mi
62 Bennington Dr Unit 3 Dayton, OH	1.0	1.0	700	$650	$0.93	22d	1	0.61mi
300 Forest Park Dr Unit 104 Dayton, OH	1.0	1.0	550	$620	$1.13	4d	1	0.61mi
65 E Maplewood Ave Dayton, OH	2.0	1.0	1064	$723	$0.68	44d	1	0.61mi
320 Forest Park Dr Dayton, OH	1.0	1.0	550	$620	$1.13	44d	1	0.62mi
111 Bennington Dr Unit 1 Dayton, OH	1.0	1.0	800	$700	$0.88	44d	1	0.62mi
111 Bennington Dr Unit 4 Dayton, OH	1.0	1.0	750	$750	$1.00	44d	1	0.62mi
4339 Riverside Dr Dayton, OH	1.0–3.0	1.0–2.0	936	$1,149	$1.23	3d	12	0.62mi
62 W Nottingham Rd Dayton, OH	2.0	1.0	765	$750	$0.98	24d	1	0.64mi
4278 Catalpa Dr Unit 4 Dayton, OH	2.0	1.0	800	$795	$0.99	44d	1	0.69mi
3813 Briar Pl Apt 9 Dayton, OH	1.0	1.0	900	$925	$1.03	24d	1	0.74mi
235 E Hillcrest Ave Dayton, OH	1.0	1.0	750	$775	$1.03	44d	1	0.76mi
2616 Newport Ave Unit 6 Dayton, OH	1.0	1.0	550	$725	$1.32	14d	1	0.86mi
2616 Newport Ave Dayton, OH	1.0	1.0	550	$745	$1.35	44d	1	0.86mi
147 Laura Ave Dayton, OH	2.0	1.0	1096	$975	$0.89	24d	1	0.87mi
152 Laura Ave Dayton, OH	2.0	1.0	990	$895	$0.90	44d	1	0.89mi

Listing history 5 events

1. 2026-05-06
   status Pending 895-char remark

   Show marketing remark (895 chars)

   Discover an exceptional opportunity to expand your investment portfolio at 205 Redwood Ave, a property brimming with potential. This residence offers a chance to create significant value in a desirable location. The home features hardwood floors that extend through the living room, hallway, and both bedrooms, providing a classic and enduring aesthetic. The solid, dry basement offers additional usable space and structural integrity. Unique double-insulated walls contribute to energy efficiency and comfort. A detached one-car garage provides convenient parking and extra storage. Situated in a vibrant neighborhood, this property provides easy access to local amenities and offers a lifestyle of convenience and accessibility, making it an appealing prospect for various buyers. The surrounding community enhances the appeal of this promising investment, presenting a canvas for your vision.

2. 2026-05-06
   status Pending

   Show marketing remark (895 chars)

   Discover an exceptional opportunity to expand your investment portfolio at 205 Redwood Ave, a property brimming with potential. This residence offers a chance to create significant value in a desirable location. The home features hardwood floors that extend through the living room, hallway, and both bedrooms, providing a classic and enduring aesthetic. The solid, dry basement offers additional usable space and structural integrity. Unique double-insulated walls contribute to energy efficiency and comfort. A detached one-car garage provides convenient parking and extra storage. Situated in a vibrant neighborhood, this property provides easy access to local amenities and offers a lifestyle of convenience and accessibility, making it an appealing prospect for various buyers. The surrounding community enhances the appeal of this promising investment, presenting a canvas for your vision.

3. 2026-05-04
   listed $56,000 Active 895-char remark

   Show marketing remark (895 chars)

   Discover an exceptional opportunity to expand your investment portfolio at 205 Redwood Ave, a property brimming with potential. This residence offers a chance to create significant value in a desirable location. The home features hardwood floors that extend through the living room, hallway, and both bedrooms, providing a classic and enduring aesthetic. The solid, dry basement offers additional usable space and structural integrity. Unique double-insulated walls contribute to energy efficiency and comfort. A detached one-car garage provides convenient parking and extra storage. Situated in a vibrant neighborhood, this property provides easy access to local amenities and offers a lifestyle of convenience and accessibility, making it an appealing prospect for various buyers. The surrounding community enhances the appeal of this promising investment, presenting a canvas for your vision.

4. 2026-05-04
   listed $56,000 Active

   Show marketing remark (895 chars)

   Discover an exceptional opportunity to expand your investment portfolio at 205 Redwood Ave, a property brimming with potential. This residence offers a chance to create significant value in a desirable location. The home features hardwood floors that extend through the living room, hallway, and both bedrooms, providing a classic and enduring aesthetic. The solid, dry basement offers additional usable space and structural integrity. Unique double-insulated walls contribute to energy efficiency and comfort. A detached one-car garage provides convenient parking and extra storage. Situated in a vibrant neighborhood, this property provides easy access to local amenities and offers a lifestyle of convenience and accessibility, making it an appealing prospect for various buyers. The surrounding community enhances the appeal of this promising investment, presenting a canvas for your vision.

5. 1977-11-22
   soldstatus $16,000

ⓘ 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: $764 · $64/mo
• Projected year-2 tax: $819 · $68/mo
• Expected delta: +$55/yr (+$5/mo · 7.2%)

ⓘ 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: $10,607
• − Mortgage interest: −$3,137
• − Property taxes: −$764
• − Insurance: −$280
• − Repairs & maintenance: −$849
• − Management: −$849
• − Depreciation: −$1,629
• Taxable income: $3,099
• Est. tax owed @ 24.0%: −$744
• After-tax cash flow: $3,067/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): 18,955
• Household income: $43,973
• Rent vs Own: 64.0% rent · 36.0% own
• Severe rent burden: 1475.0

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 (68%)
• Race & ethnicity: Black 68% White 23% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% 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: ▼ -125.58%
• Current HPI: 173.4962
• Rent YoY: ▲ 4.34%
• 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

+250.0% since first listed

5 events — show timeline

• 2026-05-06 Pending — WRIST
• 2026-05-06 Pending — Dayton MLS
• 2026-05-04 Listed $56,000 Dayton MLS
• 2026-05-04 Listed $56,000 WRIST
• 1977-11-22 Sold (Public Records) $16,000 Public Records

Property tax history

-3.5%/yr

Latest (2025): $764 · -0.2% YoY. Source: county tax records.