551 Huron Ave · Dayton, OH 45417

$69,900

3 bd · 1.0 ba · 1,062 sqft · SingleFamily public records · 63 Days on market

Built 1934 4,591 sqft lot $66/sqft · 10% above area Est $63k · 10% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• ARV discount +2.8/15.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this single-family residence perfectly situated for convenient living in Dayton. This home needs a little rehab, but has new flooring, and some plumbing and electrical work has been completed. Permits will need to be pulled. Electric panel is at the home and will need to be installed. Home is currently on the City of Dayton Nuisance Abatement List. Please contact listing agent for more information.

Key facts

• 4,591 sq ft lot
• Built 1934
• Listed 63 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 7.3% 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 (+4.1%/yr); 137 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 36% 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 $483 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 + 4.1% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $70k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1934 — 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: 1.60% ✓
• Cap rate: 14.02%
• Cash-on-cash: 27.61%
• DSCR: 2.23
• GRM: 5.2

CMA / ARV

• ARV (median comp): $63,305
• List price: $69,900
• Delta: 10.42%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 N Upland Ave	0.32mi	3/1.0	1,044 (-2%)	1mo	$70,000	$67	82
924 Kammer Ave	0.20mi	2/1.0 (-1)	1,008 (-5%)	2mo	$30,000	$30	75
3819 Dandridge Ave	0.54mi	3/1.0	1,061 (-0%)	2mo	$45,000	$42	73
728 Leland Ave	0.15mi	3/1.0	1,210 (+14%)	2mo	$130,900	$108	68
1215 Philadelphia Dr	0.74mi	3/1.0	1,056 (-1%)	1mo	$108,000	$102	64
528 Crestmore Ave	0.30mi	3/1.0	930 (-12%)	3mo	$110,200	$118	62
105 Anna St	0.55mi	2/1.0 (-1)	1,008 (-5%)	1mo	$75,000	$74	60
552 Evergreen Ave	0.43mi	2/1.0 (-1)	1,152 (+8%)	2mo	$44,000	$38	59
621 Kammer Ave	0.38mi	3/1.0	1,207 (+14%)	2mo	$55,000	$46	58
1042 Shakespeare Ave	0.65mi	2/1.5 (-1)	1,100 (+4%)	3mo	$78,240	$71	54
419 Lindenwood Rd	0.75mi	3/1.5	1,008 (-5%)	0mo	$88,000	$87	54
3717 Dandridge Ave	0.50mi	3/1.5	1,200 (+13%)	2mo	$132,000	$110	51

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: 22.8%
• Equity multiple: 1.95×
• Total profit: $18,548
• Equity at exit: $10,422

10-year hold

• IRR: 31.4%
• Equity multiple: 3.97×
• Total profit: $58,088
• Equity at exit: $6,044

Cash invested: $19,572 (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: 137
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,119 high
• Mortgage (P&I): −$367
• Tax from tax record: −$38 /mo · $458/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $450

Break-even live

Break-even rent $549

Max offer price $69,900

Occupancy floor 55%

Sensitivity live

Price	-10% $490	-5% $470	+0% $450	+5% $431	+10% $411
Rent	-10% $362	-5% $406	+0% $450	+5% $495	+10% $539
Rate	-1.0pp $486	-0.5pp $468	base $450	+0.5pp $432	+1.0pp $414

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
617 Westwood Ave Dayton, OH	3.0	1.0	1304	$1,050	$0.81	45d	1	0.11mi
828 Walton Ave Unit 832 Walton Dayton, OH	2.0	1.0	750	$795	$1.06	24d	1	0.18mi
863 N Upland Ave Dayton, OH	3.0	1.0	1042	$1,200	$1.15	45d	1	0.28mi
920 Huron Ave Dayton, OH	2.0	1.0	950	$995	$1.05	4d	1	0.36mi
437 Lorenz Ave Dayton, OH	3.0	1.0	1322	$1,200	$0.91	24d	1	0.41mi
635 Anna St Dayton, OH	3.0	1.0	960	$1,300	$1.35	15d	1	0.43mi
660 Gramont Ave Dayton, OH	3.0	1.0	1142	$1,050	$0.92	4d	1	0.43mi
3925 Hoover Ave Dayton, OH	2.0	1.0	936	$1,100	$1.18	4d	1	0.44mi
137 Westwood Ave Dayton, OH	2.0	1.0	784	$900	$1.15	4d	1	0.51mi
725 Maplehurst Ave Dayton, OH	2.0	1.0	1104	$895	$0.81	45d	1	0.51mi
1816 N James H McGee Blvd Unit C Dayton, OH	3.0	1.0	950	$1,150	$1.21	4d	1	0.54mi
1816 N James H McGee Blvd Apt A Dayton, OH	3.0	1.0	950	$1,200	$1.26	4d	1	0.54mi
1816 N James H McGee Blvd Apt B Dayton, OH	3.0	1.0	950	$1,150	$1.21	45d	1	0.54mi
216 N Ardmore Ave Dayton, OH	3.0	1.0	1500	$1,100	$0.73	4d	1	0.55mi
70 Gramont Ave Dayton, OH	3.0	1.5	966	$1,300	$1.35	4d	1	0.58mi
1045 Shakespeare Ave Dayton, OH	3.0	1.0	1435	$1,275	$0.89	45d	1	0.64mi
3222 Athens Ave Unit C Dayton, OH	2.0	1.0	700	$700	$1.00	45d	1	0.65mi
1045 Philadelphia Dr Dayton, OH	2.0	1.0	1290	$1,150	$0.89	4d	1	0.66mi
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	45d	1	0.80mi
4109 Midway Ave Dayton, OH	3.0	1.0	971	$1,000	$1.03	4d	1	0.90mi
40 S Mathison St Dayton, OH	3.0	1.0	1300	$1,200	$0.92	15d	1	1.02mi
42 S Mathison St Dayton, OH	3.0	1.0	1300	$1,220	$0.94	4d	1	1.02mi
3207 Cornell Dr Dayton, OH	3.0	1.0	1168	$1,000	$0.86	4d	1	1.08mi
3007 Cornell Dr Dayton, OH	2.0	1.0	827	$1,000	$1.21	4d	1	1.10mi
3552 Stanford Pl Dayton, OH	2.0	1.0	800	$800	$1.00	24d	1	1.12mi
3552 Stanford Pl Unit 3552 Dayton, OH	2.0	1.0	800	$800	$1.00	45d	1	1.12mi
3672 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	45d	1	1.16mi
3668 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	24d	1	1.17mi
1119 Superior Ave Unit 1119 Dayton, OH	3.0	1.0	1435	$1,350	$0.94	4d	1	1.22mi
4625 Gardendale Ave Dayton, OH	3.0	1.0	864	$1,150	$1.33	4d	1	1.24mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$775	$0.97	45d	1	1.26mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$750	$0.94	4d	1	1.26mi
3652 Otterbein Ave Unit 3652 Dayton, OH	2.0	1.0	700	$800	$1.14	4d	1	1.27mi
3650 Otterbein Ave Unit 3650 Dayton, OH	2.0	1.0	900	$800	$0.89	4d	1	1.28mi
1732 Harold Dr Dayton, OH	2.0	1.0	805	$925	$1.15	45d	1	1.29mi
623 Clifton Dr Apt A Dayton, OH	2.0	1.0	1200	$1,200	$1.00	4d	1	1.30mi
623 Clifton Dr Apt B Dayton, OH	2.0	1.0	1200	$1,174	$0.98	4d	1	1.30mi
652 Dennison Ave Dayton, OH	2.0	2.0	988	$1,095	$1.11	22d	1	1.30mi
4576 Live Oak Dr Dayton, OH	3.0	1.0	864	$1,400	$1.62	45d	1	1.30mi
500 Bowie Dr Unit 122 Dayton, OH	2.0	1.0	850	$910	$1.07	45d	1	1.33mi

Listing history 24 events

1. 2026-06-18
   days on market $69,900 Active 63 DOM
2. 2026-06-17
   days on market $69,900 Active 62 DOM
3. 2026-06-16
   days on market $69,900 Active 61 DOM
4. 2026-06-15
   days on market $69,900 Active 60 DOM
5. 2026-06-14
   days on market $69,900 Active 58 DOM
6. 2026-06-13
   days on market $69,900 Active 57 DOM
7. 2026-06-10
   days on market $69,900 Active 55 DOM
8. 2026-06-09
   days on market $69,900 Active 54 DOM
9. 2026-06-08
   days on market $69,900 Active 53 DOM
10. 2026-06-07
    days on market $69,900 Active 52 DOM
11. 2026-06-05
    days on market $69,900 Active 49 DOM
12. 2026-06-03
    days on market $69,900 Active 48 DOM
13. 2026-06-02
    days on market $69,900 Active 47 DOM
14. 2026-06-01
    days on market $69,900 Active 46 DOM
15. 2026-05-31
    days on market $69,900 Active 45 DOM
16. 2026-05-06
    price $69,900 410-char remark

    Show marketing remark (410 chars)

    Discover this single-family residence perfectly situated for convenient living in Dayton. This home needs a little rehab, but has new flooring, and some plumbing and electrical work has been completed. Permits will need to be pulled. Electric panel is at the home and will need to be installed. Home is currently on the City of Dayton Nuisance Abatement List. Please contact listing agent for more information.

17. 2026-04-14
    listed $75,000 Active 410-char remark

    Show marketing remark (410 chars)

    Discover this single-family residence perfectly situated for convenient living in Dayton. This home needs a little rehab, but has new flooring, and some plumbing and electrical work has been completed. Permits will need to be pulled. Electric panel is at the home and will need to be installed. Home is currently on the City of Dayton Nuisance Abatement List. Please contact listing agent for more information.

18. 2024-03-08
    soldstatus $28,000
19. 2024-03-04
    soldstatus $28,000 Closed 156-char remark

    Show marketing remark (156 chars)

    Calling all investors! Check out this 3 bed 1 bath cape cod. Home needs repairs but appears to have solid bones and could be a blank canvas for your vision.

20. 2024-03-04
    soldstatus $28,000 Sold 156-char remark

    Show marketing remark (156 chars)

    Calling all investors! Check out this 3 bed 1 bath cape cod. Home needs repairs but appears to have solid bones and could be a blank canvas for your vision.

21. 2024-02-23
    historical Active/Pending 156-char remark

    Show marketing remark (156 chars)

    Calling all investors! Check out this 3 bed 1 bath cape cod. Home needs repairs but appears to have solid bones and could be a blank canvas for your vision.

22. 2024-02-23
    listed $30,000 Active 156-char remark

    Show marketing remark (156 chars)

    Calling all investors! Check out this 3 bed 1 bath cape cod. Home needs repairs but appears to have solid bones and could be a blank canvas for your vision.

23. 1996-08-15
    soldstatus $25,000
24. 1996-08-09
    soldstatus $250,000

ⓘ 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: $458 · $38/mo
• Projected year-2 tax: $774 · $65/mo
• Expected delta: +$316/yr (+$26/mo · 69.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,431
• − Mortgage interest: −$3,915
• − Property taxes: −$458
• − Insurance: −$350
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$2,033
• Taxable income: $4,525
• Est. tax owed @ 24.0%: −$1,086
• After-tax cash flow: $4,318/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

-72.0% since first listed

9 events — show timeline

• 2026-05-06 Price Changed $69,900 Dayton MLS
• 2026-04-14 Listed $75,000 Dayton MLS
• 2024-03-08 Sold (Public Records) $28,000 Public Records
• 2024-03-04 Sold (MLS) $28,000 Dayton MLS
• 2024-03-04 Sold (MLS) $28,000 Dayton MLS
• 2024-02-23 Contingent — Dayton MLS
• 2024-02-23 Listed $30,000 Dayton MLS
• 1996-08-15 Sold (Public Records) $25,000 Public Records
• 1996-08-09 Sold (Public Records) $250,000 Public Records

Property tax history

+25.7%/yr

Latest (2025): $458 · -0.2% YoY. Source: county tax records.