4941 Bayside Dr · Riverside, OH 45431

$87,000

3 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 2 Days on market

Built 1959 9,583 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the potential within this charming ranch, offering an inviting open-concept layout ready for your personal touch. This residence, nestled in a convenient Dayton location, provides a fantastic opportunity to create a dream home. The bright and spacious Florida room serves as an ideal sanctuary for relaxation, perfect for enjoying a quiet morning. Additional versatile space is found in the semi-finished basement, which includes a convenient half bathroom, enhancing the home's functionality. The property features a one-car garage with effortless access to the backyard, simplifying daily routines and outdoor enjoyment. This home's prime location offers unparalleled access to a variety

Key facts

• One-car garage
• Florida room
• Prime location

Tags

• OPEN-CONCEPT LAYOUT
• FLORIDA ROOM
• SEMI-FINISHED BASEMENT
• ONE-CAR GARAGE
• PRIME LOCATION
• QUICK ACCESS TO I-675

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: One-car garage
• Home design: Single-story brick home; Below-grade unfinished area present
• Construction: Brick construction
• Exterior features: Residential lot; Lot approximately 0.22 acre

Interior

• Bedrooms: Three main-level bedrooms (9 x 11; 10 x 11; 11 x 12); All bedrooms located on the main level
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Full, partially finished basement; Florida room; Family room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Cap rate 12.4% vs local median 4.9% in Riverside — 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 64/100 on livability (#775 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D+, amenities D.
• Mad River Local (suburban): math 34% / reading 50% proficiency, ranked #531 of 656 in OH (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Stebbins High School (math 9% / reading 56%, grade F, #604 of 781 statewide, top 77%, 1,091 students, 51% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: Rents rising fast (+5.8%/yr); 129 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $601 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.
• At projected returns (-3.0% appreciation + 5.8% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $75k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,000

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 1.66% ✓
• Cap rate: 12.44%
• Cash-on-cash: 21.96%
• DSCR: 1.98
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $196,308
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4941 Bayside Dr	0.00mi	3/1.5	1,148 (0%)	1mo	$100,000	$87	97
180 Lynnhaven Dr	0.26mi	3/1.0	1,155 (+1%)	3mo	$205,000	$177	84
2332 Bonnieview Ave	0.28mi	3/1.5	1,220 (+6%)	4mo	$95,810	$79	71
2400 Longview Ave	0.24mi	3/1.0	1,025 (-11%)	1mo	$125,000	$122	70
5342 Barrett Dr	0.50mi	3/1.0	1,066 (-7%)	1mo	$65,000	$61	64
551 Ketcham St	0.62mi	3/1.5	1,215 (+6%)	2mo	$190,000	$156	57
441 Townsend Pl	0.50mi	3/2.0	1,248 (+9%)	2mo	$213,000	$171	56
283 Spinning Rd	0.59mi	3/2.0	1,032 (-10%)	5mo	$200,000	$194	48
4516 Glen Martin Dr	0.71mi	3/1.0	1,015 (-12%)	1mo	$147,000	$145	47
312 Dawnview Ave	0.74mi	3/1.0	1,023 (-11%)	1mo	$199,900	$195	47
221 Duffy Ct	0.52mi	3/2.0	988 (-14%)	4mo	$220,000	$223	45
329 Lawver Ln	0.66mi	3/2.0	988 (-14%)	6mo	$209,950	$213	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 · 5.79% rent growth · sell at horizon

5-year hold

• IRR: 18.1%
• Equity multiple: 1.76×
• Total profit: $18,529
• Equity at exit: $12,972

10-year hold

• IRR: 28.6%
• Equity multiple: 3.92×
• Total profit: $71,071
• Equity at exit: $7,522

Cash invested: $24,360 (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 45431

• Home prices YoY: -35.0%
• Rents YoY: 5.8%
• Active inventory: 129
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,440 high
• Mortgage (P&I): −$456
• Tax from tax record: −$200 /mo · $2,396/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $446

Break-even live

Break-even rent $876

Max offer price $87,000

Occupancy floor 64%

Sensitivity live

Price	-10% $495	-5% $470	+0% $446	+5% $421	+10% $397
Rent	-10% $332	-5% $389	+0% $446	+5% $503	+10% $560
Rate	-1.0pp $490	-0.5pp $468	base $446	+0.5pp $423	+1.0pp $400

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4924 Bayside Dr Dayton, OH	3.0	2.0	1236	$1,545	$1.25	45d	1	0.06mi
531 S Hayden Ave Dayton, OH	3.0	1.0	1200	$1,325	$1.10	12d	1	0.54mi
4644 Burkhardt Ave Dayton, OH	1.0–2.0	1.0	725	$1,095	$1.51	4d	9	0.77mi
4403 Burkhardt Ave Dayton, OH	3.0	1.0–2.0	800	$1,100	$1.38	4d	1	0.90mi
1770 Suman Ave Dayton, OH	2.0	1.0	904	$1,145	$1.27	45d	1	0.96mi
1762 Suman Ave Dayton, OH	2.0	1.0	804	$1,150	$1.43	23d	1	0.97mi
515 Mertland Ave Dayton, OH	2.0	1.0	876	$950	$1.08	25d	1	0.98mi
517 Mertland Ave Dayton, OH	2.0	1.0	876	$875	$1.00	16d	1	0.98mi
1704 Huffman Ave Unit 1706 Huffman Dayton, OH	2.0	1.0	896	$900	$1.00	5d	1	1.00mi
334 Blackwood Ave Unit 3 Dayton, OH	2.0	1.0	1000	$850	$0.85	5d	1	1.02mi
334 Blackwood Ave Unit 2 Dayton, OH	2.0	1.0	1000	$850	$0.85	25d	1	1.02mi
4013 E 3rd St Dayton, OH	2.0	1.5	1144	$1,095	$0.96	16d	1	1.05mi
211 N Cherrywood Ave Unit 2 Dayton, OH	2.0	1.0	950	$795	$0.84	5d	1	1.06mi
1671 Gummer Ave Dayton, OH	2.0	1.0	704	$1,100	$1.56	4d	1	1.08mi
144 N Quentin Ave Dayton, OH	3.0	1.0	1038	$1,600	$1.54	45d	1	1.08mi
1029 Blakley Dr Dayton, OH	3.0	1.0	947	$1,300	$1.37	4d	1	1.12mi
3817 E 5th St Dayton, OH	2.0	1.0	1178	$1,295	$1.10	4d	1	1.13mi
1620 Gummer Ave Dayton, OH	2.0	1.0	875	$950	$1.09	5d	1	1.15mi
3719 E 3rd St Unit 3717 Dayton, OH	3.0	1.0	1092	$1,100	$1.01	4d	1	1.21mi
1143 Blakley Dr Dayton, OH	3.0	1.0	947	$1,195	$1.26	16d	1	1.22mi
3707 E 3rd St Unit 3705 Dayton, OH	3.0	1.0	1410	$1,045	$0.74	25d	1	1.23mi
1356 Huffman Ave Unit 1356 Dayton, OH	2.0	1.0	864	$975	$1.13	45d	1	1.37mi
210 S Hedges St Dayton, OH	2.0	1.5	1048	$1,045	$1.00	23d	1	1.43mi
1371 Florence St Dayton, OH	2.0	1.0	850	$800	$0.94	5d	1	1.44mi
1300 Chardon Ct Dayton, OH	2.0	1.0	970	$1,200	$1.24	4d	1	1.49mi

Listing history 3 events

1. 2026-05-08
   status Pending
2. 2026-05-06
   listed $87,000 Active
3. 2022-12-14
   soldstatus $75,000

ⓘ 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: $2,396 · $200/mo
• Projected year-2 tax: $2,396 · $200/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 4/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,285
• − Mortgage interest: −$4,873
• − Property taxes: −$2,396
• − Insurance: −$435
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$2,531
• Taxable income: $4,284
• Est. tax owed @ 24.0%: −$1,028
• After-tax cash flow: $4,321/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: Mad River Local
• NCES district ID: 3904870
• Math proficiency: 34% ▼ -23.00%
• Reading proficiency: 50% ▼ -8.00%
• Median HH income: $41,560
• Composite: 35.28/100
• National rank: #4972
• State rank: #531 of 656 in OH

Livability — Riverside

• Score: 64/100
• State rank: #775
• US rank: #14045

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverside, OH
• County: Greene County · 132,120 people
• Metro: Dayton-Kettering, OH
• Population (ZIP): 27,951
• Household income: $83,175
• Rent vs Own: 49.6% rent · 50.4% own
• Severe rent burden: 622.0

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 White (78%)
• Race & ethnicity: White 78% Two or more races 8% Hispanic / Latino 6% Asian 5% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 6% · South Korea, Canada, Jamaica
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2% Korean 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: ▼ -148.58%
• Current HPI: 276.444
• Rent YoY: ▲ 5.79%
• 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

+16.0% since first listed

3 events — show timeline

• 2026-05-08 Pending — Dayton MLS
• 2026-05-06 Listed $87,000 Dayton MLS
• 2022-12-14 Sold (Public Records) $75,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $2,396 · +5.7% YoY. Source: county tax records.