800 Linden Ave · Dayton, OH 45410

$74,900

3 bd · 1.0 ba · 1,472 sqft · SingleFamily public records · 21 Days on market

Built 1905 2,178 sqft lot $51/sqft · 31% below area Est $109k · 31% under ↓ 4% 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 +5.0/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Great purchase opportunity at a great price! Ready to move in, perfect for someone looking for a spacious new home to call theirs or a great addition to any rental portfolio! Don't miss this one! Schedule a showing today!

Key facts

• 2,178 sq ft lot
• Built 1905
• Listed 21 days

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Utilities: Has heating
• Home design: Two-story home
• Construction: Aluminum siding
• Exterior features: Irregular-shaped lot; Residential zoning

Interior

• Kitchen: Kitchen on main level (approx. 12 x 12)
• Bedrooms: Three bedrooms on the second floor (approx. 13 x 10; 13 x 13; 11 x 13)
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Partial basement
• Laundry & utility: Main-level laundry room (approx. 14 x 4)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.3% 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: amenities C-, crime 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.
• Zoned schools: River'S Edge Montessori Elementary School (math 22% / reading 32%, grade F, #1,193 of 1,584 statewide, top 76%, 494 students, 0% FRL); Belmont High School (math 5% / reading 20%, grade F, #720 of 781 statewide, top 93%, 1,100 students, 0% FRL) — zoned schools average 0% FRL vs 74% district-wide (74 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+11.4%/yr); 94 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); 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 31% of the median local income ($47k/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 $518 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 + 8.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,776 (1.5% below list)

Questions for the listing agent

1. Built in 1905 — 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: 1.62% ✓
• Cap rate: 14.28%
• Cash-on-cash: 28.54%
• DSCR: 2.27
• GRM: 5.2

CMA / ARV

• ARV (median comp): $108,910
• List price: $74,900
• Delta: -31.23%
• 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
800 Linden Ave	0.00mi	3/1.5	1,472 (0%)	0mo	$62,500	$42	98
804 Linden Ave	0.01mi	3/2.0	1,395 (-5%)	1mo	$86,000	$62	86
712 Wellmeier Ave	0.35mi	3/1.0	1,390 (-6%)	2mo	$210,000	$151	73
133 Linsan Ct	0.18mi	3/1.5	1,339 (-9%)	3mo	$135,000	$101	72
849 Wellmeier Ave	0.46mi	3/2.0	1,453 (-1%)	2mo	$199,000	$137	71
1014 Arbor Ave	0.56mi	3/1.5	1,488 (+1%)	2mo	$99,900	$67	68
107 Sherman St	0.59mi	3/1.5	1,446 (-2%)	2mo	$73,000	$50	66
853 Creighton Ave	0.44mi	3/1.0	1,368 (-7%)	2mo	$125,000	$91	66
1116 Linden Ave	0.29mi	4/3.0 (+1)	1,600 (+9%)	3mo	$157,000	$98	57
700 Bowen St	0.28mi	4/1.5 (+1)	1,664 (+13%)	3mo	$240,000	$144	56
806 Gondert Ave	0.68mi	4/2.0 (+1)	1,436 (-2%)	3mo	$185,000	$129	53
42 S Monmouth St	0.73mi	3/2.0	1,332 (-10%)	3mo	$109,900	$83	44

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 28.0%
• Equity multiple: 2.24×
• Total profit: $26,020
• Equity at exit: $11,168

10-year hold

• IRR: 38.2%
• Equity multiple: 5.42×
• Total profit: $92,644
• Equity at exit: $6,476

Cash invested: $20,972 (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 45410

• Home prices YoY: -21.4%
• Rents YoY: 11.4%
• Active inventory: 94
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,212 high
• Mortgage (P&I): −$393
• Tax from tax record: −$35 /mo · $415/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $499

Break-even live

Break-even rent $580

Max offer price $74,900

Occupancy floor 54%

Sensitivity live

Price	-10% $541	-5% $520	+0% $499	+5% $478	+10% $456
Rent	-10% $403	-5% $451	+0% $499	+5% $547	+10% $595
Rate	-1.0pp $537	-0.5pp $518	base $499	+0.5pp $479	+1.0pp $460

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
637 Creighton Ave Dayton, OH	3.0	1.0	1144	$1,350	$1.18	15d	1	0.21mi
115 Livingston Ave Dayton, OH	3.0	1.0	1624	$1,450	$0.89	46d	1	0.23mi
1300 Chardon Ct Dayton, OH	2.0	1.0	970	$1,200	$1.24	4d	1	0.36mi
424 Bantz Ct Dayton, OH	3.0	1.0	1192	$1,050	$0.88	5d	1	0.36mi
2012 Saint Charles Ave Dayton, OH	2.0	1.0	945	$1,250	$1.32	45d	1	0.37mi
201 Pleasant Ave Unit 203 Dayton, OH	2.0	1.0	1250	$975	$0.78	25d	1	0.41mi
706 Kolping Ave Unit 706 Dayton, OH	3.0	1.5	1172	$1,300	$1.11	4d	1	0.41mi
314 Sheridan Ave Dayton, OH	3.0	1.0	1258	$1,150	$0.91	5d	1	0.42mi
1354 Ohmer St Unit 1354C Dayton, OH	2.0	1.0	900	$700	$0.78	45d	1	0.43mi
1354 Ohmer St Unit 1354A Dayton, OH	2.0	1.0	900	$675	$0.75	25d	1	0.43mi
1354 Ohmer St Unit 1356C Dayton, OH	2.0	2.0	1200	$900	$0.75	45d	1	0.43mi
511 Parrot St Dayton, OH	3.0	1.5	1618	$1,100	$0.68	15d	1	0.50mi
854 Santa Cruz Ave Dayton, OH	3.0	1.0	1060	$1,300	$1.23	45d	1	0.52mi
224 S Irwin St Unit 226 Dayton, OH	2.0	1.0	992	$900	$0.91	5d	1	0.54mi
1515 Wyoming St Dayton, OH	3.0	1.0	1400	$1,000	$0.71	45d	1	0.62mi
210 S Hedges St Dayton, OH	2.0	1.5	1048	$1,045	$1.00	23d	1	0.62mi
1101 Phillips Ave Unit 1101 Dayton, OH	3.0	1.5	1300	$1,450	$1.12	45d	1	0.63mi
120 S Monmouth St Dayton, OH	2.0	1.0	1000	$950	$0.95	45d	1	0.63mi
1411 Wyoming St Dayton, OH	3.0	1.0	1256	$1,095	$0.87	4d	1	0.67mi
1430 Coventry Rd Dayton, OH	2.0	1.0	1106	$1,125	$1.02	15d	1	0.67mi
15 John St Unit 15 Dayton, OH	2.0	1.0	1200	$800	$0.67	25d	1	0.69mi
2306 Alice St Dayton, OH	3.0	1.0	918	$1,200	$1.31	5d	1	0.72mi
1620 Gummer Ave Dayton, OH	2.0	1.0	875	$950	$1.09	5d	1	0.76mi
2200 E 5th St Dayton, OH	2.0	1.0	1000	$825	$0.82	25d	1	0.77mi
3817 E 5th St Dayton, OH	2.0	1.0	1178	$1,295	$1.10	4d	1	0.82mi
136 Indiana Ave Dayton, OH	3.0	1.0	1194	$1,250	$1.05	25d	1	0.84mi
3100 Linden Ave Unit 3102 Dayton, OH	2.0	1.0	1035	$995	$0.96	45d	1	0.85mi
1520 S Smithville Rd Dayton, OH	3.0	2.0	1481	$1,345	$0.91	4d	1	0.86mi
31 Bidleman St Dayton, OH	2.0	1.5	1568	$1,100	$0.70	45d	1	0.88mi
517 Mertland Ave Dayton, OH	2.0	1.0	876	$875	$1.00	15d	1	0.88mi
515 Mertland Ave Dayton, OH	2.0	1.0	876	$950	$1.08	25d	1	0.88mi
1704 Huffman Ave Unit 1706 Huffman Dayton, OH	2.0	1.0	896	$900	$1.00	5d	1	0.89mi
29 N Garfield St Dayton, OH	3.0	1.0	1092	$1,000	$0.92	25d	1	0.92mi
101 N Irwin St Dayton, OH	2.0	1.0	900	$1,100	$1.22	5d	1	0.95mi
20 Lucerne Ave Dayton, OH	3.0	1.0	1378	$1,200	$0.87	45d	1	0.96mi
4403 Burkhardt Ave Dayton, OH	3.0	1.0–2.0	800	$1,100	$1.38	4d	1	0.96mi
1029 Blakley Dr Dayton, OH	3.0	1.0	947	$1,300	$1.37	4d	1	0.97mi
1770 Suman Ave Dayton, OH	2.0	1.0	904	$1,145	$1.27	45d	1	0.97mi
1020 Walnut Hill Pl Dayton, OH	3.0	1.0	1200	$1,400	$1.17	45d	1	0.97mi
1410 Phillips Ave Unit 1 Dayton, OH	2.0	1.0	1000	$950	$0.95	45d	1	0.98mi

Listing history 17 events

1. 2026-06-03
   status $74,900 Pending 21 DOM
2. 2026-06-02
   days on market $74,900 Active 21 DOM
3. 2026-06-01
   days on market $74,900 Active 20 DOM
4. 2026-05-31
   days on market $74,900 Active 19 DOM
5. 2026-05-15
   status Active 221-char remark
6. 2026-04-30
   status Pending 221-char remark
7. 2026-04-27
   listed $79,900 Active 221-char remark
8. 2025-10-31
   historical
9. 2025-10-16
   price $42,900
10. 2025-09-21
    price $44,900
11. 2025-09-05
    price $47,900
12. 2025-09-02
    price $48,900
13. 2025-08-24
    price $49,900
14. 2025-07-25
    price $54,900
15. 2025-07-10
    price $57,900
16. 2025-06-25
    price $59,900
17. 2025-06-19
    listed $64,900 Active

ⓘ 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: $415 · $35/mo
• Projected year-2 tax: $792 · $66/mo
• Expected delta: +$377/yr (+$31/mo · 90.8%)

ⓘ 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 100% 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: $14,543
• − Mortgage interest: −$4,196
• − Property taxes: −$415
• − Insurance: −$374
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$2,179
• Taxable income: $5,052
• Est. tax owed @ 24.0%: −$1,212
• After-tax cash flow: $4,773/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): 14,694
• Household income: $46,651
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 961.0

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 (71%)
• Race & ethnicity: White 71% Black 15% Hispanic / Latino 7% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 2% Iranian 2% Slovak 2%
• Foreign-born: 5% · Canada, United Kingdom
• Languages at home: 91% English-only · Spanish 6% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -100.61%
• Current HPI: 369.3938
• Rent YoY: ▲ 11.37%
• 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

-3.7% since first listed

16 events — show timeline

• 2026-06-10 Sold (MLS) $62,500 Dayton MLS
• 2026-06-02 Pending — Dayton MLS
• 2026-05-28 Price Changed $74,900 Dayton MLS
• 2026-05-15 Relisted — Dayton MLS
• 2026-04-30 Pending — Dayton MLS
• 2026-04-27 Listed $79,900 Dayton MLS
• 2025-10-31 Listing Removed — Dayton MLS
• 2025-10-16 Price Changed $42,900 Dayton MLS
• 2025-09-21 Price Changed $44,900 Dayton MLS
• 2025-09-05 Price Changed $47,900 Dayton MLS
• 2025-09-02 Price Changed $48,900 Dayton MLS
• 2025-08-24 Price Changed $49,900 Dayton MLS
• 2025-07-25 Price Changed $54,900 Dayton MLS
• 2025-07-10 Price Changed $57,900 Dayton MLS
• 2025-06-25 Price Changed $59,900 Dayton MLS
• 2025-06-19 Listed $64,900 Dayton MLS

Property tax history

-7.1%/yr

Latest (2025): $415 · -0.2% YoY. Source: county tax records.