427 Sandalwood Dr · Dayton, OH 45405

$124,000

3 bd · 1.0 ba · 1,308 sqft · SingleFamily public records · 15 Days on market

Built 1929 5,227 sqft lot $95/sqft · 48% above area Est $126k · at est.

---

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 +14.5/30.0
• ARV discount +8.1/15.0
• DSCR +4.4/10.0
• 1% rule +3.9/10.0
• 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

3 Bedroom, 1 Bath, 2-Story(vinyl siding), 1 car-detached garage with full basement(unfinished) This lovely home has new flooring('19) Roof, ('19)Furnace and Central Air(2019) Water Heater (2018), Freshly Painted and ready for you!

Key facts

• Covered porch
• Hardwood flooring
• Breakfast nook

Tags

• COVERED PORCH
• WOOD BURNING FIREPLACE
• HARDWOOD FLOORING
• BREAKFAST NOOK
• MUDROOM
• DETACHED GARAGE

Property features AI

Finance

• Financial info: For sale

Exterior

• Parking: Detached one-car garage
• Security: Smoke detector(s)
• Utilities: Public water (assumed from typical residential) ; Public sewer (assumed from typical residential)
• Home design: Two-story residence; Residential zoning
• Construction: Vinyl siding; 650 sq ft below-grade unfinished area
• Exterior features: Front porch

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Second-floor bedrooms (three bedrooms on the second floor)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Ceiling fan(s); Pantry; Walk-in closet(s); Double hung windows; Double pane windows; Wood-burning fireplace; Full unfinished basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $27 ($328/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (11.5% below list).
• Recommended offer: $110k (11.5% below list) — sets the bar for 1% rule.

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 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $857 of loan paydown is wiped out by about $4k 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 15 days — a 2% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,765 (11.5% below list)

Questions for the listing agent

1. Built in 1929 — 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. 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?
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: 0.89% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.94%
• DSCR: 1.04
• GRM: 9.4

CMA / ARV

• ARV (median comp): $125,783
• List price: $124,000
• Delta: -1.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
423 Sandalwood Dr	0.01mi	3/1.5	1,444 (+10%)	0mo	$62,000	$43	80
69 E Beechwood Ave	0.31mi	3/1.0	1,400 (+7%)	1mo	$173,000	$124	73
117 Valleyview Dr	0.28mi	2/1.0 (-1)	1,381 (+6%)	1mo	$50,000	$36	72
121 E Hillcrest Ave	0.37mi	3/1.0	1,402 (+7%)	1mo	$75,000	$53	70
148 Valleyview Dr	0.22mi	3/1.0	1,163 (-11%)	2mo	$125,000	$107	70
2401 Rugby Rd	0.42mi	3/1.5	1,368 (+5%)	2mo	$89,000	$65	69
128 E Parkwood Dr	0.49mi	3/1.0	1,228 (-6%)	1mo	$29,810	$24	66
17 Marie Ave	0.37mi	4/1.5 (+1)	1,424 (+9%)	0mo	$70,000	$49	61
2032 Rugby Rd	0.55mi	3/1.0	1,422 (+9%)	0mo	$44,990	$32	60
50 Woodcrest Ave	0.32mi	3/1.0	1,500 (+15%)	2mo	$155,000	$103	59
212 E Hillcrest Ave	0.50mi	3/1.0	1,144 (-12%)	2mo	$90,000	$79	54
61 Redder Ave	0.75mi	3/1.0	1,210 (-8%)	1mo	$115,000	$95	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 · 4.34% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.51×
• Total profit: $-16,848
• Equity at exit: $18,489

10-year hold

• IRR: -2.5%
• Equity multiple: 0.82×
• Total profit: $-6,082
• Equity at exit: $10,721

Cash invested: $34,720 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,098 high
• Mortgage (P&I): −$650
• Tax from tax record: −$138 /mo · $1,655/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $27

Break-even live

Break-even rent $1,063

Max offer price $124,000

Occupancy floor 93%

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: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 W Beechwood Ave Dayton, OH	3.0	1.5	1468	$1,050	$0.72	43d	1	0.14mi
38 Pointview Ave Dayton, OH	2.0	1.0	1140	$900	$0.79	14d	1	0.21mi
39 E Maplewood Ave Dayton, OH	4.0	1.5	1560	$1,050	$0.67	3d	1	0.22mi
42 Pointview Ave Unit 42 Dayton, OH	3.0	2.0	1240	$1,200	$0.97	3d	1	0.22mi
65 E Maplewood Ave Dayton, OH	2.0	1.0	1064	$723	$0.68	43d	1	0.26mi
2333 Rustic Rd Unit 4 Dayton, OH	2.0	1.0	1000	$840	$0.84	2d	1	0.30mi
2333 Rustic Rd Dayton, OH	2.0	1.0	1000	$840	$0.84	43d	1	0.30mi
412 W Parkwood Dr Unit 1 Dayton, OH	2.0	1.0	900	$875	$0.97	23d	1	0.35mi
101 E Bruce Ave Dayton, OH	3.0	1.0	1455	$1,150	$0.79	2d	1	0.36mi
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	43d	1	0.39mi
202 E Bruce Ave Apt 2 Dayton, OH	2.0	1.0	1250	$800	$0.64	23d	1	0.42mi
220 Fernwood Ave Dayton, OH	2.0	1.0	884	$900	$1.02	3d	1	0.44mi
147 Laura Ave Dayton, OH	2.0	1.0	1096	$975	$0.89	23d	1	0.45mi
152 Laura Ave Dayton, OH	2.0	1.0	990	$895	$0.90	43d	1	0.47mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	43d	1	0.48mi
181 W Norman Ave Dayton, OH	3.0	2.0	1228	$1,150	$0.94	43d	1	0.48mi
41 W Fairview Ave Unit 2 Dayton, OH	3.0	1.0	1452	$1,200	$0.83	14d	1	0.49mi
2327 N Main St Unit 2 Dayton, OH	2.0	1.0	900	$1,200	$1.33	23d	1	0.50mi
101 W Norman Ave Unit 101 Dayton, OH	3.0	1.0	1600	$945	$0.59	43d	1	0.52mi
1019 Cherry Dr Dayton, OH	4.0	1.0	1057	$1,125	$1.06	43d	1	0.53mi
317 Fernwood Ave Dayton, OH	3.0	1.0	1320	$1,100	$0.83	11d	1	0.54mi
228 E Siebenthaler Ave Dayton, OH	2.0	1.0	934	$1,200	$1.28	43d	1	0.54mi
167 W Hudson Ave Dayton, OH	3.0	1.5	1344	$1,185	$0.88	43d	1	0.55mi
244 E Siebenthaler Ave Dayton, OH	2.0	1.5	1273	$1,175	$0.92	2d	1	0.56mi
337 Ryburn Ave Unit 2 Dayton, OH	2.0	1.0	900	$800	$0.89	43d	1	0.59mi
628 W Norman Ave Unit 628 Dayton, OH	2.0	1.0	918	$795	$0.87	43d	1	0.59mi
1004 W Fairview Ave Dayton, OH	2.0	1.0	1053	$950	$0.90	23d	1	0.60mi
31 E Norman Ave Dayton, OH	3.0	1.0	1100	$1,150	$1.05	23d	1	0.61mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	43d	1	0.71mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	3d	1	0.71mi
419 Sandhurst Dr Dayton, OH	2.0	1.0	950	$975	$1.03	23d	1	0.72mi
234 Santa Clara Ave Dayton, OH	3.0	1.0	1368	$1,125	$0.82	43d	1	0.72mi
2247 Salem Ave Unit 2249 Dayton, OH	3.0	1.5	1300	$1,400	$1.08	43d	1	0.76mi
2247 Salem Ave Unit 2247 Dayton, OH	3.0	1.5	1300	$1,350	$1.04	3d	1	0.76mi
2232 Salem Ave Dayton, OH	3.0	1.0	1250	$1,200	$0.96	3d	1	0.78mi
69 Waverly Ave Dayton, OH	2.0	1.0	900	$850	$0.94	3d	1	0.80mi
265 Victor Ave Dayton, OH	3.0	1.0	1204	$900	$0.75	43d	1	0.82mi
1743 Radcliffe Rd Dayton, OH	3.0	1.5	1729	$1,200	$0.69	43d	1	0.85mi
519 Heather Dr Unit 1C Dayton, OH	2.0	2.0	1100	$1,095	$1.00	3d	1	0.91mi
110 Cromwell Pl Unit 5 Dayton, OH	2.0	1.0	1000	$1,099	$1.10	19d	1	0.94mi

Listing history 21 events

1. 2026-05-10
   status Pending 1058-char remark
2. 2026-04-24
   listed $124,000 Active 1058-char remark
3. 2019-12-13
   soldstatus $67,000
4. 2019-11-25
   soldstatus $67,000 Sold 230-char remark

   Show marketing remark (230 chars)

   3 Bedroom, 1 Bath, 2-Story(vinyl siding), 1 car-detached garage with full basement(unfinished) This lovely home has new flooring('19) Roof, ('19)Furnace and Central Air(2019) Water Heater (2018), Freshly Painted and ready for you!

5. 2019-11-25
   soldstatus $67,000 Closed 230-char remark

   Show marketing remark (230 chars)

   3 Bedroom, 1 Bath, 2-Story(vinyl siding), 1 car-detached garage with full basement(unfinished) This lovely home has new flooring('19) Roof, ('19)Furnace and Central Air(2019) Water Heater (2018), Freshly Painted and ready for you!

6. 2019-11-05
   status Pending 230-char remark

   Show marketing remark (230 chars)

   3 Bedroom, 1 Bath, 2-Story(vinyl siding), 1 car-detached garage with full basement(unfinished) This lovely home has new flooring('19) Roof, ('19)Furnace and Central Air(2019) Water Heater (2018), Freshly Painted and ready for you!

7. 2019-09-26
   historical Active/Pending 230-char remark

   Show marketing remark (230 chars)

   3 Bedroom, 1 Bath, 2-Story(vinyl siding), 1 car-detached garage with full basement(unfinished) This lovely home has new flooring('19) Roof, ('19)Furnace and Central Air(2019) Water Heater (2018), Freshly Painted and ready for you!

8. 2019-09-18
   price $67,000 230-char remark

   Show marketing remark (230 chars)

   3 Bedroom, 1 Bath, 2-Story(vinyl siding), 1 car-detached garage with full basement(unfinished) This lovely home has new flooring('19) Roof, ('19)Furnace and Central Air(2019) Water Heater (2018), Freshly Painted and ready for you!

9. 2019-09-18
   status Active 230-char remark

   Show marketing remark (230 chars)

   3 Bedroom, 1 Bath, 2-Story(vinyl siding), 1 car-detached garage with full basement(unfinished) This lovely home has new flooring('19) Roof, ('19)Furnace and Central Air(2019) Water Heater (2018), Freshly Painted and ready for you!

10. 2019-09-03
    historical Active/Pending 230-char remark

    Show marketing remark (230 chars)

    3 Bedroom, 1 Bath, 2-Story(vinyl siding), 1 car-detached garage with full basement(unfinished) This lovely home has new flooring('19) Roof, ('19)Furnace and Central Air(2019) Water Heater (2018), Freshly Painted and ready for you!

11. 2019-07-31
    price $67,900 230-char remark

    Show marketing remark (230 chars)

    3 Bedroom, 1 Bath, 2-Story(vinyl siding), 1 car-detached garage with full basement(unfinished) This lovely home has new flooring('19) Roof, ('19)Furnace and Central Air(2019) Water Heater (2018), Freshly Painted and ready for you!

12. 2019-07-18
    price $68,900 230-char remark

    Show marketing remark (230 chars)

    3 Bedroom, 1 Bath, 2-Story(vinyl siding), 1 car-detached garage with full basement(unfinished) This lovely home has new flooring('19) Roof, ('19)Furnace and Central Air(2019) Water Heater (2018), Freshly Painted and ready for you!

13. 2019-05-30
    listed $69,500 Active 230-char remark

    Show marketing remark (230 chars)

    3 Bedroom, 1 Bath, 2-Story(vinyl siding), 1 car-detached garage with full basement(unfinished) This lovely home has new flooring('19) Roof, ('19)Furnace and Central Air(2019) Water Heater (2018), Freshly Painted and ready for you!

14. 2018-04-25
    soldstatus $21,750 Closed

    Show marketing remark (212 chars)

    Large 2 story home offering living room, dining room, kitchen, full basement and 3 bedrooms. There is also a detached garage and driveway for off street parking. Property needs some TLC but is priced accordingly.

15. 2018-04-25
    soldstatus $21,750 Sold

    Show marketing remark (212 chars)

    Large 2 story home offering living room, dining room, kitchen, full basement and 3 bedrooms. There is also a detached garage and driveway for off street parking. Property needs some TLC but is priced accordingly.

16. 2018-04-04
    historical Active/Pending

    Show marketing remark (212 chars)

    Large 2 story home offering living room, dining room, kitchen, full basement and 3 bedrooms. There is also a detached garage and driveway for off street parking. Property needs some TLC but is priced accordingly.

17. 2018-03-05
    listed $22,050 Active

    Show marketing remark (212 chars)

    Large 2 story home offering living room, dining room, kitchen, full basement and 3 bedrooms. There is also a detached garage and driveway for off street parking. Property needs some TLC but is priced accordingly.

18. 2017-11-20
    historical
19. 2017-05-10
    listed $26,000 Active
20. 1993-08-10
    soldstatus $52,000
21. 1988-08-18
    soldstatus $45,900

ⓘ 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: $1,655 · $138/mo
• Projected year-2 tax: $1,795 · $150/mo
• Expected delta: +$140/yr (+$12/mo · 8.5%)

ⓘ 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 ≥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: $13,172
• − Mortgage interest: −$6,946
• − Property taxes: −$1,655
• − Insurance: −$620
• − Repairs & maintenance: −$1,054
• − Management: −$1,054
• − Depreciation: −$3,607
• Taxable loss: −$1,764
• Est. tax savings @ 24.0%: +$423
• After-tax cash flow: $751/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

+172.3% since first listed

22 events — show timeline

• 2026-06-10 Sold (MLS) $125,000 Dayton MLS
• 2026-05-10 Pending — Dayton MLS
• 2026-04-24 Listed $124,000 Dayton MLS
• 2019-12-13 Sold (Public Records) $67,000 Public Records
• 2019-11-25 Sold (MLS) $67,000 Dayton MLS
• 2019-11-25 Sold (MLS) $67,000 Dayton MLS
• 2019-11-05 Pending — Dayton MLS
• 2019-09-26 Contingent — Dayton MLS
• 2019-09-18 Price Changed $67,000 Dayton MLS
• 2019-09-18 Relisted — Dayton MLS
• 2019-09-03 Contingent — Dayton MLS
• 2019-07-31 Price Changed $67,900 Dayton MLS
• 2019-07-18 Price Changed $68,900 Dayton MLS
• 2019-05-30 Listed $69,500 Dayton MLS
• 2018-04-25 Sold (MLS) $21,750 Dayton MLS
• 2018-04-25 Sold (MLS) $21,750 Dayton MLS
• 2018-04-04 Contingent — Dayton MLS
• 2018-03-05 Listed $22,050 Dayton MLS
• 2017-11-20 Listing Removed — Dayton MLS
• 2017-05-10 Listed $26,000 Dayton MLS
• 1993-08-10 Sold (Public Records) $52,000 Public Records
• 1988-08-18 Sold (Public Records) $45,900 Public Records

Property tax history

-2.8%/yr

Latest (2025): $1,655 · -0.2% YoY. Source: county tax records.