1947 Parkhill Dr · Dayton, OH 45406

$109,900

3 bd · 1.5 ba · 1,020 sqft · SingleFamily public records · 21 Days on market

Built 1960 5,600 sqft lot Est $108k · at est.

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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 +22.4/30.0
• DSCR +7.2/10.0
• ARV discount +6.8/15.0
• 1% rule +5.0/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect starter home for 1st time home buyers. A 3 bedrooms bungalow with 2 car garage, 1 bath and 1/2, large kitchen that offers range top and built in oven. Carpet throughout, inside interior freshly painted , all new windows. Sits on quiet street close to park, shopping , restaurants and easy access to downtown Dayton.

Key facts

• Quiet street
• Large kitchen
• Built in oven

Tags

• BUNGALOW
• LARGE KITCHEN
• BUILT IN OVEN
• NEW WINDOWS
• QUIET STREET
• CLOSE TO PARK

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached two-car garage
• Utilities: Public water; Storm sewer; Water available
• Home design: Single-story frame home; Residential zoning
• Construction: Frame construction
• Exterior features: Partial fencing; Yard storage / shed; Detached shed(s)

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Three main-level bedrooms (approx. 10 x 12, 10 x 14, 9 x 12)
• Bathrooms: One full bathroom; One half bathroom; Two main-level bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.

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 (+3.0%/yr); 156 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• This rent runs 32% of the median local income ($42k/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 $760 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

• It's been on market 21 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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.

Recommended offer $108,251 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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: 1.00% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.16%
• DSCR: 1.32
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $108,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1906 Kensington Dr	0.17mi	3/1.0	1,034 (+1%)	5mo	$82,000	$79	84
3920 Prescott Ave	0.42mi	3/1.0	1,020 (0%)	3mo	$50,000	$49	76
3921 Middlehurst Ln	0.46mi	3/1.0	1,020 (0%)	4mo	$120,000	$118	73
3971 Prescott Ave	0.51mi	3/1.0	1,020 (0%)	2mo	$77,500	$76	73
2822 W Hillcrest Ave	0.44mi	3/1.5	1,056 (+4%)	2mo	$135,400	$128	72
3250 Campus Dr	0.56mi	3/1.0	1,008 (-1%)	2mo	$129,900	$129	68
2212 Chamberlin Ave	0.63mi	3/1.0	996 (-2%)	6mo	$110,000	$110	60
4075 Middlehurst Ln	0.71mi	3/1.0	979 (-4%)	2mo	$89,900	$92	57
1680 Wesleyan Rd	0.46mi	3/1.0	1,114 (+9%)	5mo	$110,000	$99	57
2826 W Hillcrest Ave	0.44mi	3/1.0	898 (-12%)	5mo	$95,000	$106	54
3816 Lori Sue Ave	0.67mi	3/1.0	925 (-9%)	3mo	$152,000	$164	48
4076 Prescott Ave	0.71mi	4/1.0 (+1)	1,129 (+11%)	6mo	$65,000	$58	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 · 3.03% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-6,118
• Equity at exit: $16,386

10-year hold

• IRR: 4.3%
• Equity multiple: 1.32×
• Total profit: $9,739
• Equity at exit: $9,502

Cash invested: $30,772 (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 45406

• Rents YoY: 3.0%
• Active inventory: 156
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,099 high
• Mortgage (P&I): −$576
• Tax from tax record: −$63 /mo · $755/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $183

Break-even live

Break-even rent $867

Max offer price $109,900

Occupancy floor 78%

Sensitivity live

Price	-10% $246	-5% $215	+0% $183	+5% $152	+10% $121
Rent	-10% $97	-5% $140	+0% $183	+5% $227	+10% $270
Rate	-1.0pp $239	-0.5pp $211	base $183	+0.5pp $155	+1.0pp $126

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2109 Victoria Ave Dayton, OH	2.0	1.0	714	$950	$1.33	4d	1	0.21mi
3311 Otterbein Ave Dayton, OH	3.0	1.5	1004	$1,300	$1.29	12d	1	0.28mi
1927 Burroughs Dr Dayton, OH	3.0	2.0	1409	$1,245	$0.88	15d	1	0.34mi
3537 Otterbein Ave Unit d Dayton, OH	2.0	1.0	900	$925	$1.03	44d	1	0.42mi
1720 Kings Mill Ct Dayton, OH	2.0	1.5	975	$925	$0.95	24d	1	0.43mi
2247 Salem Ave Unit 2247 Dayton, OH	3.0	1.5	1300	$1,350	$1.04	4d	1	0.50mi
2247 Salem Ave Unit 2249 Dayton, OH	3.0	1.5	1300	$1,400	$1.08	44d	1	0.50mi
2232 Salem Ave Dayton, OH	3.0	1.0	1250	$1,200	$0.96	4d	1	0.50mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	4d	1	0.51mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	44d	1	0.51mi
3007 Cornell Dr Dayton, OH	2.0	1.0	827	$1,000	$1.21	4d	1	0.52mi
3207 Cornell Dr Dayton, OH	3.0	1.0	1168	$1,000	$0.86	4d	1	0.54mi
3650 Otterbein Ave Unit 3650 Dayton, OH	2.0	1.0	900	$800	$0.89	3d	1	0.56mi
3652 Otterbein Ave Unit 3652 Dayton, OH	2.0	1.0	700	$800	$1.14	3d	1	0.56mi
3668 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	24d	1	0.61mi
1732 Harold Dr Dayton, OH	2.0	1.0	805	$925	$1.15	44d	1	0.61mi
1004 W Fairview Ave Dayton, OH	2.0	1.0	1053	$950	$0.90	24d	1	0.62mi
3552 Stanford Pl Dayton, OH	2.0	1.0	800	$800	$1.00	24d	1	0.62mi
3552 Stanford Pl Unit 3552 Dayton, OH	2.0	1.0	800	$800	$1.00	44d	1	0.62mi
3672 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	44d	1	0.62mi
829 Uhrig Ave Unit 3 Dayton, OH	2.0	1.0	760	$875	$1.15	15d	1	0.67mi
1019 Cherry Dr Dayton, OH	4.0	1.0	1057	$1,125	$1.06	44d	1	0.70mi
628 W Norman Ave Unit 628 Dayton, OH	2.0	1.0	918	$795	$0.87	44d	1	0.81mi
2609 Fairport Ave Dayton, OH	3.0	1.0	1000	$1,025	$1.02	3d	1	0.81mi
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	44d	1	0.81mi
2408 Falmouth Ave Dayton, OH	2.0	1.0	806	$950	$1.18	24d	1	0.86mi
2333 Rustic Rd Dayton, OH	2.0	1.0	1000	$840	$0.84	44d	1	0.91mi
2333 Rustic Rd Unit 4 Dayton, OH	2.0	1.0	1000	$840	$0.84	3d	1	0.91mi
3222 Athens Ave Unit C Dayton, OH	2.0	1.0	700	$700	$1.00	44d	1	0.96mi
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	44d	1	0.97mi
412 W Parkwood Dr Unit 1 Dayton, OH	2.0	1.0	900	$875	$0.97	24d	1	1.01mi
4446 Waymire Ave Dayton, OH	3.0	1.0	1100	$1,100	$1.00	22d	1	1.02mi
1045 Shakespeare Ave Dayton, OH	3.0	1.0	1435	$1,275	$0.89	44d	1	1.09mi
1816 N James H McGee Blvd Apt A Dayton, OH	3.0	1.0	950	$1,200	$1.26	3d	1	1.11mi
1816 N James H McGee Blvd Apt B Dayton, OH	3.0	1.0	950	$1,150	$1.21	44d	1	1.11mi
1816 N James H McGee Blvd Unit C Dayton, OH	3.0	1.0	950	$1,150	$1.21	3d	1	1.11mi
1045 Philadelphia Dr Dayton, OH	2.0	1.0	1290	$1,150	$0.89	3d	1	1.11mi
1378 Cory Dr Dayton, OH	2.0	1.0	1300	$975	$0.75	44d	1	1.12mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	44d	1	1.14mi
181 W Norman Ave Dayton, OH	3.0	2.0	1228	$1,150	$0.94	44d	1	1.16mi

Listing history 22 events

1. 2026-06-18
   days on market $109,900 Active 21 DOM
2. 2026-06-17
   days on market $109,900 Active 20 DOM
3. 2026-06-16
   days on market $109,900 Active 19 DOM
4. 2026-06-15
   days on market $109,900 Active 18 DOM
5. 2026-06-14
   days on market $109,900 Active 16 DOM
6. 2026-06-13
   days on market $109,900 Active 15 DOM
7. 2026-06-10
   days on market $109,900 Active 13 DOM
8. 2026-06-09
   days on market $109,900 Active 12 DOM
9. 2026-06-08
   days on market $109,900 Active 11 DOM
10. 2026-06-07
    days on market $109,900 Active 10 DOM
11. 2026-06-05
    days on market $109,900 Active 7 DOM
12. 2026-06-03
    days on market $109,900 Active 6 DOM
13. 2026-06-02
    days on market $109,900 Active 5 DOM
14. 2026-06-01
    days on market $109,900 Active 4 DOM
15. 2026-05-31
    days on market $109,900 Active 3 DOM
16. 2026-05-28
    listed $109,900 Active
17. 2024-03-29
    soldstatus $13,324,000
18. 2017-07-07
    soldstatus $34,500 Sold 323-char remark

    Show marketing remark (323 chars)

    Perfect starter home for 1st time home buyers. A 3 bedrooms bungalow with 2 car garage, 1 bath and 1/2, large kitchen that offers range top and built in oven. Carpet throughout, inside interior freshly painted , all new windows. Sits on quiet street close to park, shopping , restaurants and easy access to downtown Dayton.

19. 2017-07-07
    soldstatus $34,500 Closed 323-char remark

    Show marketing remark (323 chars)

    Perfect starter home for 1st time home buyers. A 3 bedrooms bungalow with 2 car garage, 1 bath and 1/2, large kitchen that offers range top and built in oven. Carpet throughout, inside interior freshly painted , all new windows. Sits on quiet street close to park, shopping , restaurants and easy access to downtown Dayton.

20. 2017-06-05
    historical Active/Pending 323-char remark

    Show marketing remark (323 chars)

    Perfect starter home for 1st time home buyers. A 3 bedrooms bungalow with 2 car garage, 1 bath and 1/2, large kitchen that offers range top and built in oven. Carpet throughout, inside interior freshly painted , all new windows. Sits on quiet street close to park, shopping , restaurants and easy access to downtown Dayton.

21. 2017-01-29
    listed $39,900 Active 323-char remark

    Show marketing remark (323 chars)

    Perfect starter home for 1st time home buyers. A 3 bedrooms bungalow with 2 car garage, 1 bath and 1/2, large kitchen that offers range top and built in oven. Carpet throughout, inside interior freshly painted , all new windows. Sits on quiet street close to park, shopping , restaurants and easy access to downtown Dayton.

22. 1978-07-31
    soldstatus $21,000

ⓘ 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: $755 · $63/mo
• Projected year-2 tax: $1,235 · $103/mo
• Expected delta: +$479/yr (+$40/mo · 63.5%)

ⓘ 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 ≥103°F today · 18 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: $13,193
• − Mortgage interest: −$6,156
• − Property taxes: −$755
• − Insurance: −$550
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$3,197
• Taxable income: $424
• Est. tax owed @ 24.0%: −$102
• After-tax cash flow: $2,100/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): 19,991
• Household income: $41,796
• Rent vs Own: 52.9% rent · 47.1% own
• Severe rent burden: 1504.0

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 (75%)
• Race & ethnicity: Black 75% White 16% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -113.75%
• Current HPI: 197.1302
• Rent YoY: ▲ 3.03%
• 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

+423.3% since first listed

7 events — show timeline

• 2026-05-28 Listed $109,900 Dayton MLS
• 2024-03-29 Sold (Public Records) $13,324,000 Public Records
• 2017-07-07 Sold (MLS) $34,500 Dayton MLS
• 2017-07-07 Sold (MLS) $34,500 Dayton MLS
• 2017-06-05 Contingent — Dayton MLS
• 2017-01-29 Listed $39,900 Dayton MLS
• 1978-07-31 Sold (Public Records) $21,000 Public Records

Property tax history

-4.8%/yr

Latest (2025): $755 · -0.2% YoY. Source: county tax records.