201 S Kilmer St · Dayton, OH 45417

$110,000

3 bd · 1.0 ba · 1,168 sqft · SingleFamily public records · 14 Days on market

Built 1915 0.28 ac lot

---

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 +24.8/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors! This tenant occupied home was renovated just prior to tenant occupancy with new paint & flooring, new bathroom fixtures and new kitchen cabinets and countertops. Some windows are replacement. Tenant's lease at $1,100/mo is up in October and they have been a good tenant. The tenant pays all utilities. Lots of green space here as this property includes three lots. Showings will be permitted once under contract. Please do not disturb the tenant. All room sizes are approximate. Please rely on your own measurements.

Key facts

• Covered front porch
• Spacious lot
• Functional layout

Tags

• COVERED FRONT PORCH
• SPACIOUS LOT
• FUNCTIONAL LAYOUT
• INVESTMENT POTENTIAL

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Utilities: Natural gas heating; Has cooling (wall unit)
• Home design: Single-story frame house
• Construction: Frame construction
• Exterior features: Residential lot approximately 0.28 acres (approx. 80 x 125)

Interior

• Bedrooms: Two main-level bedrooms (approx. 11 x 9 and 9 x 9); One basement bedroom (approx. 11 x 15)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Wall-mounted cooling unit(s)
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 8.8% 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.
• 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; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 38% 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 $761 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 + 4.1% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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 $75k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1915 — 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: 1.06% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.11%
• DSCR: 1.41
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $42,048
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
236 S Ardmore Ave	0.25mi	3/1.0	1,192 (+2%)	0mo	$45,000	$38	84
32 Anna St	0.32mi	3/1.0	1,140 (-2%)	8mo	$10,000	$9	75
2230 Lakeview Ave	0.51mi	3/1.0	1,102 (-6%)	5mo	$40,000	$36	63
200 N Orchard Ave	0.46mi	3/1.5	1,256 (+8%)	4mo	$35,000	$28	61
233 Westwood Ave	0.61mi	3/1.0	1,236 (+6%)	1mo	$45,000	$36	61
621 Kammer Ave	0.69mi	3/1.0	1,207 (+3%)	2mo	$55,000	$46	60
32 S Plaza Ave	0.65mi	2/1.0 (-1)	1,218 (+4%)	3mo	$34,000	$28	55
105 Anna St	0.39mi	2/1.0 (-1)	1,008 (-14%)	1mo	$75,000	$74	53
273 Westwood Ave	0.65mi	3/1.0	1,248 (+7%)	9mo	$16,000	$13	50
141 Anna St	0.44mi	3/1.0	1,008 (-14%)	9mo	$120,000	$119	49
130 Westwood Ave	0.54mi	2/1.0 (-1)	1,036 (-11%)	9mo	$52,000	$50	44
924 Kammer Ave	0.75mi	2/1.0 (-1)	1,008 (-14%)	2mo	$30,000	$30	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 · 4.06% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.94×
• Total profit: $-1,707
• Equity at exit: $16,401

10-year hold

• IRR: 9.2%
• Equity multiple: 1.74×
• Total profit: $22,835
• Equity at exit: $9,511

Cash invested: $30,800 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,164 high
• Mortgage (P&I): −$577
• Tax from tax record: −$63 /mo · $757/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $234

Break-even live

Break-even rent $868

Max offer price $110,000

Occupancy floor 75%

Sensitivity live

Price	-10% $296	-5% $265	+0% $234	+5% $203	+10% $172
Rent	-10% $142	-5% $188	+0% $234	+5% $280	+10% $326
Rate	-1.0pp $289	-0.5pp $262	base $234	+0.5pp $205	+1.0pp $176

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42 S Mathison St Dayton, OH	3.0	1.0	1300	$1,220	$0.94	4d	1	0.30mi
40 S Mathison St Dayton, OH	3.0	1.0	1300	$1,200	$0.92	15d	1	0.30mi
652 Dennison Ave Dayton, OH	2.0	2.0	988	$1,095	$1.11	22d	1	0.36mi
70 Gramont Ave Dayton, OH	3.0	1.5	966	$1,300	$1.35	3d	1	0.39mi
673 Randolph St Dayton, OH	2.0	1.0	792	$950	$1.20	44d	1	0.40mi
623 Clifton Dr Apt A Dayton, OH	2.0	1.0	1200	$1,200	$1.00	3d	1	0.47mi
623 Clifton Dr Apt B Dayton, OH	2.0	1.0	1200	$1,174	$0.98	4d	1	0.47mi
216 N Ardmore Ave Dayton, OH	3.0	1.0	1500	$1,100	$0.73	4d	1	0.49mi
2240 Lakeview Ave Dayton, OH	3.0	1.0	1056	$1,025	$0.97	44d	1	0.50mi
137 Westwood Ave Dayton, OH	2.0	1.0	784	$900	$1.15	4d	1	0.56mi
47 Leroy St Dayton, OH	3.0	1.0	1456	$1,200	$0.82	44d	1	0.67mi
437 Lorenz Ave Dayton, OH	3.0	1.0	1322	$1,200	$0.91	24d	1	0.75mi
1515 W Stewart St Dayton, OH	2.0	1.0	925	$1,000	$1.08	44d	1	0.82mi
725 Maplehurst Ave Dayton, OH	2.0	1.0	1104	$895	$0.81	44d	1	0.86mi
1272 Clement Ave Dayton, OH	3.0	1.0	1025	$1,350	$1.32	3d	1	0.90mi
617 Westwood Ave Dayton, OH	3.0	1.0	1304	$1,050	$0.81	44d	1	0.98mi
500 Bowie Dr Unit 122 Dayton, OH	2.0	1.0	850	$910	$1.07	44d	1	1.01mi
635 Anna St Dayton, OH	3.0	1.0	960	$1,300	$1.35	15d	1	1.06mi
660 Gramont Ave Dayton, OH	3.0	1.0	1142	$1,050	$0.92	4d	1	1.10mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$775	$0.97	44d	1	1.11mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$750	$0.94	3d	1	1.11mi
828 Walton Ave Unit 832 Walton Dayton, OH	2.0	1.0	750	$795	$1.06	24d	1	1.12mi
863 N Upland Ave Dayton, OH	3.0	1.0	1042	$1,200	$1.15	44d	1	1.23mi
1119 Superior Ave Unit 1119 Dayton, OH	3.0	1.0	1435	$1,350	$0.94	4d	1	1.23mi
920 Huron Ave Dayton, OH	2.0	1.0	950	$995	$1.05	4d	1	1.25mi
1045 Philadelphia Dr Dayton, OH	2.0	1.0	1290	$1,150	$0.89	3d	1	1.26mi
4109 Midway Ave Dayton, OH	3.0	1.0	971	$1,000	$1.03	4d	1	1.27mi
1045 Shakespeare Ave Dayton, OH	3.0	1.0	1435	$1,275	$0.89	44d	1	1.28mi
3925 Hoover Ave Dayton, OH	2.0	1.0	936	$1,100	$1.18	3d	1	1.30mi
1816 N James H McGee Blvd Apt A Dayton, OH	3.0	1.0	950	$1,200	$1.26	3d	1	1.45mi
1816 N James H McGee Blvd Apt B Dayton, OH	3.0	1.0	950	$1,150	$1.21	44d	1	1.45mi
1816 N James H McGee Blvd Unit C Dayton, OH	3.0	1.0	950	$1,150	$1.21	3d	1	1.45mi
3222 Athens Ave Unit C Dayton, OH	2.0	1.0	700	$700	$1.00	44d	1	1.49mi

Listing history 10 events

1. 2026-06-18
   days on market $110,000 Active 14 DOM
2. 2026-06-17
   days on market $110,000 Active 13 DOM
3. 2026-06-16
   days on market $110,000 Active 12 DOM
4. 2026-06-15
   days on market $110,000 Active 11 DOM
5. 2026-06-14
   days on market $110,000 Active 9 DOM
6. 2026-06-13
   days on market $110,000 Active 8 DOM
7. 2026-06-10
   days on market $110,000 Active 6 DOM
8. 2026-06-09
   days on market $110,000 Active 5 DOM
9. 2026-06-08
   days on market $110,000 Active 4 DOM
10. 2026-06-07
    listed $110,000 Active 3 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: $757 · $63/mo
• Projected year-2 tax: $1,237 · $103/mo
• Expected delta: +$479/yr (+$40/mo · 63.3%)

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

Taxation est. · year 1

• Rental income: $13,969
• − Mortgage interest: −$6,162
• − Property taxes: −$757
• − Insurance: −$550
• − Repairs & maintenance: −$1,117
• − Management: −$1,117
• − Depreciation: −$3,200
• Taxable income: $1,065
• Est. tax owed @ 24.0%: −$256
• After-tax cash flow: $2,550/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

+46.7% since first listed

7 events — show timeline

• 2026-06-04 Listed $110,000 Dayton MLS
• 2024-07-31 Sold (MLS) $75,000 Dayton MLS
• 2024-07-31 Sold (MLS) $75,000 Dayton MLS
• 2024-05-29 Pending — Dayton MLS
• 2024-05-24 Relisted — Dayton MLS
• 2024-05-15 Pending — Dayton MLS
• 2024-05-06 Listed $75,000 Dayton MLS

Property tax history

+17.1%/yr

Latest (2025): $757 · -0.2% YoY. Source: county tax records.