4900 Hagen Ave · Dayton, OH 45417

$1

4 bd · 2.0 ba · 975 sqft · SingleFamily public records · 6 Days on market

Built 1964 0.36 ac lot

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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 +16.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Court Ordered Sale by Private Selling Officer. Auction ends on June 24, 2026. All information we have on the property is included. We have no additional information, property condition is unknown. NO SHOWINGS, NO trespassing for any reason. Information is thought to be correct but not guaranteed. 10% Buyer Premium added to the high bid, $5,000 deposit is due within 24 hours of bidding end.

Key facts

• 0.36 acre lot
• Garage
• Built 1964

Property features AI

Finance

• Financial info: Lease not considered; Property listed at auction
• HOA & community: No HOA

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer; Natural gas; Water heater: Other
• Home design: Ranch-style single family home; Single story (one level)
• Construction: Poured foundation
• Exterior features: Shingle roof; Aluminum windows; Brick construction

Interior

• Kitchen: Kitchen approximately 9 x 9
• Bedrooms: Four bedrooms, all on the main level; Primary bedroom approximately 10 x 10
• Bathrooms: Two full bathrooms, both on the main level; Primary bathroom with shower
• Heating & cooling: Hot water heating; Natural gas available
• Interior features: Six total rooms; Full basement
• Laundry & utility: Hot water heating

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $139,425 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $75 ($902/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

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.
• Jefferson Township Local (suburban): math 25% / reading 35% proficiency, ranked #690 of 802 in OH (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Blairwood Elementary School (math 8% / reading 22%, grade F, #1,382 of 1,584 statewide, top 88%, 153 students, 0% FRL); Jefferson Township Local School District (4 students, 0% FRL); Jefferson Jr./Sr. High School (math 5% / reading 24%, grade F, #706 of 781 statewide, top 92%, 122 students, 0% FRL) — zoned schools average 0% FRL vs 69% district-wide (69 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 15% at this address vs 30% district-wide (-15 pts) — the specific schools serving this property underperform the Jefferson Township Local average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.1%/yr); 140 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 43% of the median local income ($37k/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 $964 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 209137.5% of price.

Recommended offer $1

Questions for the listing agent

1. Built in 1964 — 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. 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. 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?
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: 0.94% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.31%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $139,425
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1107 Rossiter Dr	0.02mi	3/1.0 (-1)	936 (-4%)	1mo	$115,000	$123	83
5031 Retford Dr	0.28mi	3/2.0 (-1)	972 (-0%)	4mo	$160,000	$165	78
5136 Ballard Dr	0.42mi	3/2.0 (-1)	975 (0%)	1mo	$163,000	$167	75
4901 Tenshaw Dr	0.16mi	3/1.0 (-1)	936 (-4%)	3mo	$140,000	$150	74
4807 Vanguard Ave	0.14mi	3/1.0 (-1)	936 (-4%)	10mo	$124,900	$133	70
5106 Ballard Dr	0.38mi	3/2.0 (-1)	975 (0%)	11mo	$150,000	$154	68
4718 Vanguard Ave	0.28mi	3/1.0 (-1)	936 (-4%)	11mo	$133,500	$143	62
1575 Blairwood Ave	0.42mi	3/1.0 (-1)	925 (-5%)	10mo	$135,000	$146	54
5016 Derby Rd	0.48mi	3/1.0 (-1)	875 (-10%)	5mo	$80,000	$91	47
5212 Tucson Dr	0.74mi	3/2.0 (-1)	1,026 (+5%)	7mo	$137,000	$134	46
1419 Norville Ct	0.50mi	3/1.0 (-1)	1,100 (+13%)	12mo	$150,000	$136	36
4897 Germantown Pike	0.54mi	3/1.0 (-1)	1,120 (+15%)	8mo	$106,990	$96	34

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 · 4.06% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.58×
• Total profit: $-16,368
• Equity at exit: $20,789

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-2,065
• Equity at exit: $12,055

Cash invested: $39,039 (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 45417

• Home prices YoY: -32.3%
• Rents YoY: 4.1%
• Active inventory: 140

Monthly cashflow live

• Estimated rent: $1,315 medium
• Mortgage (P&I): −$731
• Tax est. 1.5%: −$174 /mo · $2,091/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $75

Break-even live

Break-even rent $1,220

Max offer price $139,425

Occupancy floor 89%

Sensitivity live

Price	-10% $172	-5% $123	+0% $75	+5% $27	+10% $-21
Rent	-10% $-29	-5% $23	+0% $75	+5% $127	+10% $179
Rate	-1.0pp $145	-0.5pp $111	base $75	+0.5pp $39	+1.0pp $2

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: $34,856
• Closing costs: $4,183
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5090 Altrim Rd Dayton, OH	3.0	1.0	925	$1,245	$1.35	4d	1	0.38mi
3964 Nicholas Rd Dayton, OH	3.0	1.0	912	$1,000	$1.10	5d	1	1.01mi
3939 Nicholas Rd Dayton, OH	3.0	1.0	912	$1,200	$1.32	45d	1	1.08mi

Listing history 5 events

1. 2026-06-21
   days on market $1 Active 6 DOM
2. 2026-06-18
   days on market $1 Active 3 DOM
3. 2026-06-17
   days on market $1 Active 2 DOM
4. 2026-06-15
   remarks 392-char remark
5. 2026-06-15
   listed $1 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 6 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,778
• − Mortgage interest: −$7,810
• − Property taxes: −$2,091
• − Insurance: −$697
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$4,056
• Taxable loss: −$1,401
• Est. tax savings @ 24.0%: +$336
• After-tax cash flow: $1,238/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: Jefferson Township Local
• NCES district ID: 3904868
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 35% ▼ -10.00%
• Median HH income: $45,242
• Composite: 28.56/100
• National rank: #12073
• State rank: #690 of 802 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

• County: Montgomery County · 459,541 people
• City population: 164,387
• Metro: Dayton-Kettering, OH
• Population (ZIP): 28,186
• Household income: $36,945
• Rent vs Own: 52.1% rent · 47.9% own
• Severe rent burden: 1822.0

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 (71%)
• Race & ethnicity: Black 71% White 20% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Romanian 0%
• Foreign-born: 3% · Canada
• Languages at home: 96% 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: ▼ -92.43%
• Current HPI: 193.4175
• Rent YoY: ▲ 4.06%
• 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

2 events — show timeline

• 2026-06-15 Listed $1 Cincy MLS
• 1997-06-11 Sold (Public Records) $44,600 Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,123 · -17.3% YoY. Source: county tax records.