55 Ashwood Ave · Dayton, OH 45405

$107,000

3 bd · 1.0 ba · 1,488 sqft · SingleFamily public records · 6 Days on market

Built 1927 4,439 sqft lot Est $125k · 14% under

---

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 +23.4/30.0
• ARV discount +14.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.4/10.0
• 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

Great home with a nice kitchen, lovely staircase, French doors, some hardwood floors, and a detached garage.

Key facts

• Hardwood flooring
• Large family room
• Formal dining room

Tags

• SPACIOUS LIVING ROOM
• FORMAL DINING ROOM
• LARGE FAMILY ROOM
• CHARMING STAIRCASE
• FRENCH DOORS
• HARDWOOD FLOORING

Property features AI

Finance

• Other: Located about 1 block from bus service
• Financial info: Property is listed for sale

Exterior

• Parking: Detached two-car garage
• Utilities: Public water and sewer (assumed based on property type)
• Home design: 2-story home; Frame construction
• Construction: Frame construction
• Exterior features: Residential lot (approx. 37 x 120)

Interior

• Kitchen: Kitchen on main level (11 x 11)
• Bedrooms: Bedroom on second level (12 x 9); Additional second-level rooms suitable for bedrooms (14 x 9; 12 x 9)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Full, unfinished basement; Total of 8 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $107k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $107k).

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 at typical pace (median 23d 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 30% of the median local income ($44k/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 $740 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $13k; list at $107k implies a 753% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $107,000

Questions for the listing agent

1. Built in 1927 — 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: 1.04% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.96%
• DSCR: 1.35
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $124,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 E Siebenthaler Ave	0.08mi	3/1.0	1,564 (+5%)	3mo	$64,000	$41	86
55 E Siebenthaler Ave	0.06mi	3/1.0	1,326 (-11%)	3mo	$130,000	$98	77
423 Sandalwood Dr	0.52mi	3/1.5	1,444 (-3%)	0mo	$62,000	$43	68
121 E Hillcrest Ave	0.52mi	3/1.0	1,402 (-6%)	1mo	$75,000	$53	65
445 Sandhurst Dr	0.38mi	3/1.0	1,338 (-10%)	2mo	$48,950	$37	64
53 E Beechwood Ave	0.54mi	3/2.0	1,442 (-3%)	2mo	$163,000	$113	64
69 E Beechwood Ave	0.55mi	3/1.0	1,400 (-6%)	1mo	$173,000	$124	63
156 E Hillcrest Ave	0.59mi	3/1.5	1,590 (+7%)	3mo	$85,000	$53	57
104 Waverly Ave	0.44mi	3/1.5	1,301 (-13%)	4mo	$132,000	$101	54
2401 Rugby Rd	0.69mi	3/1.5	1,368 (-8%)	2mo	$89,000	$65	51
2439 Mayfair Rd	0.48mi	2/3.0 (-1)	1,689 (+14%)	1mo	$200,000	$118	42
25 Laura Ave	0.72mi	3/1.5	1,710 (+15%)	2mo	$143,000	$84	38

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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-3,184
• Equity at exit: $15,954

10-year hold

• IRR: 8.2%
• Equity multiple: 1.66×
• Total profit: $19,862
• Equity at exit: $9,251

Cash invested: $29,960 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,115 high
• Mortgage (P&I): −$561
• Tax from tax record: −$76 /mo · $915/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $199

Break-even live

Break-even rent $863

Max offer price $107,000

Occupancy floor 77%

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: $26,750
• Closing costs: $3,210
• 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	43d	1	0.10mi
244 E Siebenthaler Ave Dayton, OH	2.0	1.5	1273	$1,175	$0.92	2d	1	0.13mi
101 E Bruce Ave Dayton, OH	3.0	1.0	1455	$1,150	$0.79	2d	1	0.18mi
202 E Bruce Ave Apt 2 Dayton, OH	2.0	1.0	1250	$800	$0.64	23d	1	0.24mi
419 Sandhurst Dr Dayton, OH	2.0	1.0	950	$975	$1.03	23d	1	0.31mi
337 Ryburn Ave Unit 2 Dayton, OH	2.0	1.0	900	$800	$0.89	43d	1	0.33mi
38 Pointview Ave Dayton, OH	2.0	1.0	1140	$900	$0.79	14d	1	0.37mi
42 Pointview Ave Unit 42 Dayton, OH	3.0	2.0	1240	$1,200	$0.97	3d	1	0.37mi
39 E Maplewood Ave Dayton, OH	4.0	1.5	1560	$1,050	$0.67	3d	1	0.41mi
220 Fernwood Ave Dayton, OH	2.0	1.0	884	$900	$1.02	3d	1	0.42mi
65 E Maplewood Ave Dayton, OH	2.0	1.0	1064	$723	$0.68	43d	1	0.42mi
69 Waverly Ave Dayton, OH	2.0	1.0	900	$850	$0.94	3d	1	0.46mi
317 Fernwood Ave Dayton, OH	3.0	1.0	1320	$1,100	$0.83	11d	1	0.47mi
240 Castlewood Ave Dayton, OH	2.0	1.0	912	$995	$1.09	21d	1	0.48mi
26 W Beechwood Ave Dayton, OH	3.0	1.5	1468	$1,050	$0.72	43d	1	0.56mi
519 Heather Dr Unit 1C Dayton, OH	2.0	2.0	1100	$1,095	$1.00	3d	1	0.59mi
110 Cromwell Pl Dayton, OH	2.0	1.0	1050	$1,100	$1.05	2d	1	0.62mi
110 Cromwell Pl Unit 2 Dayton, OH	2.0	1.0	1000	$995	$0.99	21d	1	0.62mi
110 Cromwell Pl Unit 5 Dayton, OH	2.0	1.0	1000	$1,099	$1.10	18d	1	0.62mi
147 Laura Ave Dayton, OH	2.0	1.0	1096	$975	$0.89	23d	1	0.70mi
1108 Rydale Rd Dayton, OH	3.0	1.0	1281	$1,245	$0.97	18d	1	0.71mi
2333 Rustic Rd Unit 4 Dayton, OH	2.0	1.0	1000	$840	$0.84	2d	1	0.71mi
2333 Rustic Rd Dayton, OH	2.0	1.0	1000	$840	$0.84	43d	1	0.71mi
152 Laura Ave Dayton, OH	2.0	1.0	990	$895	$0.90	43d	1	0.72mi
4339 Riverside Dr Dayton, OH	1.0–3.0	1.0–2.0	936	$1,399	$1.49	2d	12	0.83mi
412 W Parkwood Dr Unit 1 Dayton, OH	2.0	1.0	900	$875	$0.97	23d	1	0.85mi
1019 Cherry Dr Dayton, OH	4.0	1.0	1057	$1,125	$1.06	43d	1	0.88mi
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	43d	1	0.89mi
2327 N Main St Unit 2 Dayton, OH	2.0	1.0	900	$1,200	$1.33	23d	1	0.89mi
41 W Fairview Ave Unit 2 Dayton, OH	3.0	1.0	1452	$1,200	$0.83	14d	1	0.91mi
101 W Norman Ave Unit 101 Dayton, OH	3.0	1.0	1600	$945	$0.59	43d	1	0.96mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	43d	1	0.97mi
181 W Norman Ave Dayton, OH	3.0	2.0	1228	$1,150	$0.94	43d	1	0.97mi
31 E Norman Ave Dayton, OH	3.0	1.0	1100	$1,150	$1.05	23d	1	0.97mi
1004 W Fairview Ave Dayton, OH	2.0	1.0	1053	$950	$0.90	23d	1	0.99mi
167 W Hudson Ave Dayton, OH	3.0	1.5	1344	$1,185	$0.88	43d	1	1.03mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	3d	1	1.06mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	43d	1	1.06mi
628 W Norman Ave Unit 628 Dayton, OH	2.0	1.0	918	$795	$0.87	43d	1	1.07mi
3031 Garvin Rd Unit C Dayton, OH	2.0	2.0	1269	$1,150	$0.91	43d	1	1.17mi

Listing history 6 events

1. 2026-06-18
   days on market $107,000 Active 6 DOM
2. 2026-06-17
   days on market $107,000 Active 5 DOM
3. 2026-06-16
   days on market $107,000 Active 4 DOM
4. 2026-06-15
   days on market $107,000 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $107,000 Active 1 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: $915 · $76/mo
• Projected year-2 tax: $1,292 · $108/mo
• Expected delta: +$377/yr (+$31/mo · 41.2%)

ⓘ 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: $13,376
• − Mortgage interest: −$5,994
• − Property taxes: −$915
• − Insurance: −$535
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$3,113
• Taxable income: $679
• Est. tax owed @ 24.0%: −$163
• After-tax cash flow: $2,220/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

+107.8% since first listed

7 events — show timeline

• 2026-06-11 Listed $107,000 Dayton MLS
• 2013-09-24 Sold (MLS) $12,550 Dayton MLS
• 2013-09-24 Sold (MLS) $12,550 Dayton MLS
• 2013-08-27 Listing Removed — Dayton MLS
• 2013-08-16 Listed $12,500 Dayton MLS
• 1999-07-13 Sold (Public Records) $78,800 Public Records
• 1992-05-01 Sold (Public Records) $51,500 Public Records

Property tax history

-0.9%/yr

Latest (2025): $915 · -0.2% YoY. Source: county tax records.