2055 Parkhill Dr · Dayton, OH 45406

$57,000

2 bd · 1.0 ba · 951 sqft · SingleFamily public records · 34 Days on market

Built 1942 7,701 sqft lot $60/sqft · 21% below area Est $72k · 21% under ↓ 5% since listing

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Why this score? — see what drove the B+ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Savy investor wanted! Priced well below typical neighborhood value. 1.5 story vinyl sided home. Main floor offers Living room w/ gas fireplace, dining area, raided kitchen, 2 bedrooms, full bath. Second floor open 3rd bedroom over looks downstairs living room. Full unfinished basement where mechanics located. Electrical box updated. 2-story 2 car detached garage with finished room upstairs. Gas heat, C/Air. Small deck in rear. Home is sold strictly as is. No type of contingencies accepted. Cash offers require 10% EM or $1000 minimum whichever is great and finance offer 1% or$1000 EM. whichever is greater. Must have proof of funds with offer-no exceptions. Seller does not accept blind offers or escalation clauses. Part of home rebuilt due to small fire some time ago. Scoot on some unfinished basement concrete walls remains. No fire Oder. Occupied recently. Go and show with occupancy at closing. Call NOW! NOTE: This property is subject to a 3–day first look period. Seller will negotiate offers after the period expires.

Key facts

• 7,701 sq ft lot
• 2 garage spots
• Built 1942

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $57k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($901 rent vs $57k).
• Recommended offer: $55k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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 (+3.0%/yr); 156 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $394 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 + 3.0% rent growth), your $16k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($55k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,290 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.58% ✓
• Cap rate: 13.47%
• Cash-on-cash: 25.63%
• DSCR: 2.14
• GRM: 5.3

CMA / ARV

• ARV (median comp): $71,959
• List price: $57,000
• Delta: -20.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2826 W Hillcrest Ave	0.26mi	3/1.0 (+1)	898 (-6%)	5mo	$95,000	$106	69
2200 Kensington Dr	0.21mi	2/1.0	840 (-12%)	8mo	$75,000	$89	64
1906 Kensington Dr	0.28mi	3/1.0 (+1)	1,034 (+9%)	5mo	$82,000	$79	63
3920 Prescott Ave	0.39mi	3/1.0 (+1)	1,020 (+7%)	3mo	$50,000	$49	62
3921 Middlehurst Ln	0.39mi	3/1.0 (+1)	1,020 (+7%)	4mo	$120,000	$118	61
1816 Wesleyan Rd	0.46mi	3/1.5 (+1)	920 (-3%)	6mo	$133,000	$145	61
2822 W Hillcrest Ave	0.26mi	3/1.5 (+1)	1,056 (+11%)	2mo	$135,400	$128	61
3971 Prescott Ave	0.47mi	3/1.0 (+1)	1,020 (+7%)	2mo	$77,500	$76	60
4075 Middlehurst Ln	0.67mi	3/1.0 (+1)	979 (+3%)	2mo	$89,900	$92	58
2212 Chamberlin Ave	0.54mi	3/1.0 (+1)	996 (+5%)	6mo	$110,000	$110	56
3250 Campus Dr	0.73mi	3/1.0 (+1)	1,008 (+6%)	2mo	$129,900	$129	49
3748 Saint James Ave	0.56mi	3/1.0 (+1)	864 (-9%)	6mo	$92,500	$107	48

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: 19.3%
• Equity multiple: 1.78×
• Total profit: $12,503
• Equity at exit: $8,499

10-year hold

• IRR: 27.6%
• Equity multiple: 3.44×
• Total profit: $38,955
• Equity at exit: $4,928

Cash invested: $15,960 (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 45406

• Rents YoY: 3.0%
• Active inventory: 156
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $901 high
• Mortgage (P&I): −$299
• Tax from tax record: −$48 /mo · $574/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $341

Break-even live

Break-even rent $469

Max offer price $57,000

Occupancy floor 57%

Sensitivity live

Price	-10% $373	-5% $357	+0% $341	+5% $325	+10% $309
Rent	-10% $270	-5% $305	+0% $341	+5% $376	+10% $412
Rate	-1.0pp $370	-0.5pp $355	base $341	+0.5pp $326	+1.0pp $311

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: $14,250
• Closing costs: $1,710
• 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	0.14mi
1982 Victoria Ave Dayton, OH	1.0	1.0	675	$700	$1.04	45d	1	0.22mi
2257 Hepburn Ave Dayton, OH	1.0	1.0	600	$695	$1.16	45d	1	0.24mi
1934 Tennyson Ave Dayton, OH	1.0	1.0	675	$700	$1.04	45d	1	0.24mi
1330 W Hillcrest Ave Dayton, OH	1.0	1.0	525	$825	$1.57	45d	1	0.35mi
3311 Otterbein Ave Dayton, OH	3.0	1.5	1004	$1,300	$1.29	12d	1	0.42mi
1720 Kings Mill Ct Dayton, OH	2.0	1.5	975	$925	$0.95	25d	1	0.48mi
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	45d	1	0.51mi
1203 W Fairview Ave Dayton, OH	1.0	1.0	806	$750	$0.93	45d	1	0.51mi
3537 Otterbein Ave Unit d Dayton, OH	2.0	1.0	900	$925	$1.03	45d	1	0.52mi
829 Uhrig Ave Unit 3 Dayton, OH	2.0	1.0	760	$875	$1.15	15d	1	0.60mi
2010 Auburn Ave Dayton, OH	1.0	1.0	560	$625	$1.12	4d	1	0.62mi
2501 Fairport Ave Dayton, OH	2.0	1.0	605	$850	$1.40	45d	1	0.62mi
1008 W Fairview Ave Unit 2 Dayton, OH	1.0	1.0	1007	$800	$0.79	4d	1	0.62mi
2609 Fairport Ave Dayton, OH	3.0	1.0	1000	$1,025	$1.02	4d	1	0.63mi
1004 W Fairview Ave Dayton, OH	2.0	1.0	1053	$950	$0.90	25d	1	0.63mi
2414 Hancock Ave Unit 2418 Dayton, OH	1.0	1.0	600	$650	$1.08	45d	1	0.65mi
3650 Otterbein Ave Unit 3650 Dayton, OH	2.0	1.0	900	$800	$0.89	4d	1	0.67mi
3652 Otterbein Ave Unit 3652 Dayton, OH	2.0	1.0	700	$800	$1.14	4d	1	0.67mi
1732 Harold Dr Dayton, OH	2.0	1.0	805	$925	$1.15	45d	1	0.71mi
2408 Falmouth Ave Dayton, OH	2.0	1.0	806	$950	$1.18	25d	1	0.71mi
3007 Cornell Dr Dayton, OH	2.0	1.0	827	$1,000	$1.21	4d	1	0.72mi
3552 Stanford Pl Dayton, OH	2.0	1.0	800	$800	$1.00	25d	1	0.76mi
3552 Stanford Pl Unit 3552 Dayton, OH	2.0	1.0	800	$800	$1.00	45d	1	0.76mi
2039 Emerson Ave Dayton, OH	1.0	1.0	725	$725	$1.00	4d	1	0.84mi
2310 Emerson Ave Unit B Dayton, OH	1.0	1.0	750	$600	$0.80	45d	1	0.87mi
628 W Norman Ave Unit 628 Dayton, OH	2.0	1.0	918	$795	$0.87	45d	1	0.89mi
2333 Rustic Rd Dayton, OH	2.0	1.0	1000	$840	$0.84	45d	1	0.90mi
2333 Rustic Rd Unit 4 Dayton, OH	2.0	1.0	1000	$840	$0.84	4d	1	0.90mi
4446 Waymire Ave Dayton, OH	3.0	1.0	1100	$1,100	$1.00	22d	1	0.94mi
2675-2727 N Gettysburg Ave Unit 2727-22 Dayton, OH	1.0	1.0	650	$600	$0.92	45d	1	0.97mi
2675-2727 N Gettysburg Ave Dayton, OH	1.0	1.0	650	$600	$0.92	15d	22	0.97mi
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	45d	1	1.01mi
412 W Parkwood Dr Unit 1 Dayton, OH	2.0	1.0	900	$875	$0.97	25d	1	1.05mi
1453 Harvard Blvd Dayton, OH	1.0	1.0	780	$650	$0.83	45d	1	1.11mi
51 Marie Ave Unit 1 Dayton, OH	1.0	1.0	675	$695	$1.03	45d	1	1.13mi
3222 Athens Ave Unit C Dayton, OH	2.0	1.0	700	$700	$1.00	45d	1	1.15mi
3711 Pittsburg Ave Dayton, OH	2.0	1.0	800	$875	$1.09	45d	1	1.16mi
4629 Queens Ave Dayton, OH	2.0	1.0	900	$1,100	$1.22	45d	1	1.16mi

Listing history 3 events

1. 2026-05-14
   status Pending 1039-char remark

   Show marketing remark (1039 chars)

   Savy investor wanted! Priced well below typical neighborhood value. 1.5 story vinyl sided home. Main floor offers Living room w/ gas fireplace, dining area, raided kitchen, 2 bedrooms, full bath. Second floor open 3rd bedroom over looks downstairs living room. Full unfinished basement where mechanics located. Electrical box updated. 2-story 2 car detached garage with finished room upstairs. Gas heat, C/Air. Small deck in rear. Home is sold strictly as is. No type of contingencies accepted. Cash offers require 10% EM or $1000 minimum whichever is great and finance offer 1% or$1000 EM. whichever is greater. Must have proof of funds with offer-no exceptions. Seller does not accept blind offers or escalation clauses. Part of home rebuilt due to small fire some time ago. Scoot on some unfinished basement concrete walls remains. No fire Oder. Occupied recently. Go and show with occupancy at closing. Call NOW! NOTE: This property is subject to a 3–day first look period. Seller will negotiate offers after the period expires.

2. 2026-05-11
   price $57,000 1039-char remark

   Show marketing remark (1039 chars)

   Savy investor wanted! Priced well below typical neighborhood value. 1.5 story vinyl sided home. Main floor offers Living room w/ gas fireplace, dining area, raided kitchen, 2 bedrooms, full bath. Second floor open 3rd bedroom over looks downstairs living room. Full unfinished basement where mechanics located. Electrical box updated. 2-story 2 car detached garage with finished room upstairs. Gas heat, C/Air. Small deck in rear. Home is sold strictly as is. No type of contingencies accepted. Cash offers require 10% EM or $1000 minimum whichever is great and finance offer 1% or$1000 EM. whichever is greater. Must have proof of funds with offer-no exceptions. Seller does not accept blind offers or escalation clauses. Part of home rebuilt due to small fire some time ago. Scoot on some unfinished basement concrete walls remains. No fire Oder. Occupied recently. Go and show with occupancy at closing. Call NOW! NOTE: This property is subject to a 3–day first look period. Seller will negotiate offers after the period expires.

3. 2026-04-10
   listed $60,000 Active 1039-char remark

   Show marketing remark (1039 chars)

   Savy investor wanted! Priced well below typical neighborhood value. 1.5 story vinyl sided home. Main floor offers Living room w/ gas fireplace, dining area, raided kitchen, 2 bedrooms, full bath. Second floor open 3rd bedroom over looks downstairs living room. Full unfinished basement where mechanics located. Electrical box updated. 2-story 2 car detached garage with finished room upstairs. Gas heat, C/Air. Small deck in rear. Home is sold strictly as is. No type of contingencies accepted. Cash offers require 10% EM or $1000 minimum whichever is great and finance offer 1% or$1000 EM. whichever is greater. Must have proof of funds with offer-no exceptions. Seller does not accept blind offers or escalation clauses. Part of home rebuilt due to small fire some time ago. Scoot on some unfinished basement concrete walls remains. No fire Oder. Occupied recently. Go and show with occupancy at closing. Call NOW! NOTE: This property is subject to a 3–day first look period. Seller will negotiate offers after the period expires.

ⓘ 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: $574 · $48/mo
• Projected year-2 tax: $732 · $61/mo
• Expected delta: +$158/yr (+$13/mo · 27.5%)

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

Taxation est. · year 1

• Rental income: $10,806
• − Mortgage interest: −$3,193
• − Property taxes: −$574
• − Insurance: −$285
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$1,658
• Taxable income: $3,367
• Est. tax owed @ 24.0%: −$808
• After-tax cash flow: $3,283/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

-5.0% since first listed

3 events — show timeline

• 2026-05-14 Pending — Dayton MLS
• 2026-05-11 Price Changed $57,000 Dayton MLS
• 2026-04-10 Listed $60,000 Dayton MLS

Property tax history

+19.3%/yr

Latest (2025): $574 · -3.5% YoY. Source: county tax records.