20 Macy St · Shiloh, OH 45415

$81,000

2 bd · 1.5 ba · 1,152 sqft · Condo public records · 1 Days on market

Built 1994 $125/mo HOA · 12% of rent ↓ 14% since listing

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Why this score? — see what drove the D 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 +12.3/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover a vibrant urban lifestyle at this delightful condominium, perfectly situated in the heart of Dayton. This residence offers an exceptional blend of comfort and convenience, ideal for those seeking a dynamic living experience. Enjoy the benefits of a prime location, providing easy access to local amenities and city attractions. This charming two-story condominium encompasses 1,152 square feet of thoughtfully designed living space. It features two inviting bedrooms and one and a half well-appointed bathrooms, offering both privacy and practicality. The layout is configured to maximize space and natural light, creating an airy and welcoming atmosphere throughout the home. The compact l

Key facts

• $125 HOA
• 2 garage spots
• Built 1994

Property features AI

Finance

• Financial info: Offered for sale
• HOA & community: Homeowners association with a $125 monthly fee that includes insurance

Exterior

• Parking: Attached two-car garage
• Home design: Two-story home; Entry level is 1
• Construction: Brick construction; Slab foundation
• Exterior features: Residential zoning; Near public bus service

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Two bedrooms on the second floor, each about 12 x 12
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Screened porch (main level); Living room (main level)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $81k.

Deal economics

• At list price, monthly cash flow is $-15 ($-179/yr) — negative.
• To cash-flow at today's rent, offer at most $78k (3.3% below list).
• Meets the 1% rule at list price ($1k rent vs $81k).
• Recommended offer: $78k (3.3% below list) — sets the bar for cash-flow.
• Cap rate 6.1% vs local median 4.7% in Shiloh — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 66/100 on livability (#639 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute 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: 53 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent is only 16% of the median local income ($79k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $560 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price.

Recommended offer $78,366 (3.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.28% ✓
• Cap rate: 6.07%
• Cash-on-cash: -0.79%
• DSCR: 0.96
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.39×
• Total profit: $-13,890
• Equity at exit: $12,077

10-year hold

• IRR: -8.8%
• Equity multiple: 0.45×
• Total profit: $-12,566
• Equity at exit: $7,003

Cash invested: $22,680 (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 45415

• Active inventory: 53
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,039 high
• Mortgage (P&I): −$425
• Tax from tax record: −$252 /mo · $3,024/yr
• Insurance: −$34
• HOA: −$125
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $-15

Break-even live

Break-even rent $1,058

Max offer price $78,366

Occupancy floor 96%

Sensitivity live

Price	-10% $31	-5% $8	+0% $-15	+5% $-38	+10% $-61
Rent	-10% $-97	-5% $-56	+0% $-15	+5% $26	+10% $67
Rate	-1.0pp $26	-0.5pp $6	base $-15	+0.5pp $-36	+1.0pp $-57

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: $20,250
• Closing costs: $2,430
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5610 N Main St Dayton, OH	2.0	1.0	950	$1,100	$1.16	3d	1	0.08mi
132 Burgess Ave Dayton, OH	2.0	1.0	900	$1,130	$1.26	3d	1	0.71mi
148 Burgess Ave Dayton, OH	2.0	1.0	900	$1,200	$1.33	44d	1	0.72mi
4278 Catalpa Dr Unit 4 Dayton, OH	2.0	1.0	800	$795	$0.99	44d	1	0.97mi
4161 Mapleleaf Dr Dayton, OH	3.0	1.0	960	$1,250	$1.30	3d	1	0.99mi
62 W Nottingham Rd Dayton, OH	2.0	1.0	765	$750	$0.98	24d	1	1.00mi
62 Bennington Dr Unit 3 Dayton, OH	1.0	1.0	700	$650	$0.93	21d	1	1.05mi
3031 Garvin Rd Unit C Dayton, OH	2.0	2.0	1269	$1,150	$0.91	44d	1	1.06mi
111 Bennington Dr Unit 1 Dayton, OH	1.0	1.0	800	$700	$0.88	44d	1	1.06mi
111 Bennington Dr Unit 4 Dayton, OH	1.0	1.0	750	$750	$1.00	44d	1	1.06mi
3813 Briar Pl Apt 9 Dayton, OH	1.0	1.0	900	$925	$1.03	24d	1	1.07mi
110 Cromwell Pl Unit 5 Dayton, OH	2.0	1.0	1000	$1,099	$1.10	19d	1	1.13mi
110 Cromwell Pl Dayton, OH	2.0	1.0	1050	$1,100	$1.05	3d	1	1.13mi
110 Cromwell Pl Unit 2 Dayton, OH	2.0	1.0	1000	$995	$0.99	21d	1	1.13mi
110 Cromwell Pl Unit 1 Dayton, OH	1.0	1.0	900	$895	$0.99	44d	1	1.13mi
4003 Whitestone Ct Dayton, OH	3.0	1.0	1096	$1,275	$1.16	44d	1	1.15mi
4425 Thompson Dr Dayton, OH	3.0	1.0	864	$1,150	$1.33	3d	1	1.16mi
519 Heather Dr Unit 1C Dayton, OH	2.0	2.0	1100	$1,095	$1.00	3d	1	1.16mi
4339 Riverside Dr Dayton, OH	1.0–3.0	1.0–2.0	936	$1,149	$1.23	3d	12	1.19mi
1108 Rydale Rd Dayton, OH	3.0	1.0	1281	$1,245	$0.97	19d	1	1.23mi
240 Castlewood Ave Dayton, OH	2.0	1.0	912	$995	$1.09	21d	1	1.28mi
69 Waverly Ave Dayton, OH	2.0	1.0	900	$850	$0.94	3d	1	1.28mi
3858 Haney Rd Dayton, OH	2.0	1.0	850	$825	$0.97	3d	1	1.28mi
15 Camden Ave Dayton, OH	2.0	1.0	833	$950	$1.14	44d	1	1.47mi
3711 Pittsburg Ave Dayton, OH	2.0	1.0	800	$875	$1.09	44d	1	1.47mi
4158 Pompton Ct Unit A Dayton, OH	1.0	1.0	750	$810	$1.08	44d	1	1.48mi

HOA detail condo

• Monthly dues: $125 · $1,500/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-16
   remarks 699-char remark
2. 2026-06-16
   listed $81,000 Pending 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: $3,024 · $252/mo
• Projected year-2 tax: $3,024 · $252/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥101°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: $12,465
• − Mortgage interest: −$4,537
• − Property taxes: −$3,024
• − Insurance: −$405
• − Repairs & maintenance: −$997
• − Management: −$997
• − HOA: −$1,500
• − Depreciation: −$2,356
• Taxable loss: −$1,352
• Est. tax savings @ 24.0%: +$324
• After-tax cash flow: $146/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 — Shiloh

• Score: 66/100
• State rank: #639
• US rank: #11281

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment D- Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shiloh, OH
• County: Montgomery · 506,435 people
• Metro: Dayton-Kettering-Beavercreek, OH
• Population (ZIP): 12,171
• Household income: $78,864
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 9.7

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 53% Black 42% Two or more races 4%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Other Indo-European 1% 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: ▼ -151.39%
• Current HPI: 171.4122
• Rent YoY: —
• Metro: —
• 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

-14.0% since first listed

3 events — show timeline

• 2026-06-16 Pending — Dayton MLS
• 2026-06-16 Listed $81,000 Dayton MLS
• 2000-12-21 Sold (Public Records) $94,200 Public Records

Property tax history

+2.9%/yr

Latest (2025): $3,024 · -0.0% YoY. Source: county tax records.