2222 Wayne Ave · Dayton, OH 45410

$69,500

3 bd · 2.0 ba · 1,878 sqft · SingleFamily public records · 31 Days on market

Built 1890 7,854 sqft lot $37/sqft · 58% below area

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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 +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 MLS

Investor's special! With some sweat equity this could a good investment property. Large 2 story home with large lot. Being sold AS-IS. CASH offers preferred.

Key facts

• 7,854 sq ft lot
• 2 garage spots
• Built 1890

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $652 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.6% vs local median 7.4% 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 fast (+11.4%/yr); 92 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); 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 39% 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 $481 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 14y ago; this cycle's ask has dropped $30k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $70k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,415 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.19% ✓
• Cap rate: 17.55%
• Cash-on-cash: 40.22%
• DSCR: 2.79
• GRM: 3.8

CMA / ARV

• ARV (median comp): $166,239
• List price: $69,500
• Delta: -58.19%
• 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
2222 Wayne Ave	0.00mi	3/2.0	1,878 (0%)	1mo	$59,500	$32	99
1031 Highland Ave	0.45mi	3/2.0	1,828 (-3%)	0mo	$148,000	$81	74
2127 Wayne Ave	0.07mi	3/2.0	1,648 (-12%)	2mo	$125,164	$76	74
307 Gunckel Ave	0.27mi	4/1.5 (+1)	1,803 (-4%)	2mo	$170,000	$94	72
55 Virginia Ave	0.39mi	4/2.5 (+1)	1,757 (-6%)	2mo	$215,000	$122	62
1113 Demphle Ave	0.53mi	4/1.5 (+1)	1,824 (-3%)	5mo	$152,000	$83	59
156 Edgar Ave	0.25mi	4/1.5 (+1)	1,620 (-14%)	4mo	$155,000	$96	55
239 Fillmore St	0.65mi	4/1.5 (+1)	1,968 (+5%)	6mo	$65,000	$33	50
1235 Holly Ave	0.50mi	3/1.5	1,632 (-13%)	7mo	$161,000	$99	47
468 Irving Ave	0.70mi	4/1.0 (+1)	2,009 (+7%)	0mo	$425,000	$212	46
1221 Arbor Ave	0.66mi	3/1.0	2,115 (+13%)	2mo	$175,000	$83	43
43 Watervliet Ave	0.69mi	3/1.0	1,598 (-15%)	5mo	$234,900	$147	35

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: 42.5%
• Equity multiple: 2.97×
• Total profit: $38,377
• Equity at exit: $10,363

10-year hold

• IRR: 51.1%
• Equity multiple: 7.36×
• Total profit: $123,752
• Equity at exit: $6,009

Cash invested: $19,460 (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: 92
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,521 high
• Mortgage (P&I): −$364
• Tax from tax record: −$156 /mo · $1,872/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $652

Break-even live

Break-even rent $695

Max offer price $69,500

Occupancy floor 52%

Sensitivity live

Price	-10% $691	-5% $672	+0% $652	+5% $632	+10% $613
Rent	-10% $532	-5% $592	+0% $652	+5% $712	+10% $772
Rate	-1.0pp $687	-0.5pp $670	base $652	+0.5pp $634	+1.0pp $616

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2132 Wayne Ave Dayton, OH	3.0	2.0	1484	$1,350	$0.91	3d	1	0.07mi
920 E Stewart St Dayton, OH	4.0	1.0	1322	$1,425	$1.08	44d	1	0.10mi
2114 Wayne Ave Dayton, OH	4.0	2.0	1723	$1,595	$0.93	44d	1	0.10mi
534 Beckman St Dayton, OH	3.0	2.0	1452	$1,400	$0.96	3d	1	0.17mi
20 Lucerne Ave Dayton, OH	3.0	1.0	1378	$1,200	$0.87	44d	1	0.31mi
32 Gebhart St Dayton, OH	4.0	1.0	1800	$1,400	$0.78	15d	1	0.34mi
2600 Wayne Ave Dayton, OH	4.0	1.5	1328	$1,500	$1.13	24d	1	0.43mi
1038 Walnut Hill Pl Dayton, OH	3.0	1.0	1232	$1,095	$0.89	44d	1	0.47mi
1411 Wyoming St Dayton, OH	3.0	1.0	1256	$1,095	$0.87	3d	1	0.52mi
1603 Manette Pl Dayton, OH	4.0	2.0	2000	$1,695	$0.85	15d	1	0.53mi
1515 Wyoming St Dayton, OH	3.0	1.0	1400	$1,000	$0.71	44d	1	0.55mi
1112 Irving Ave Dayton, OH	3.0	4.0	2041	$4,500	$2.20	4d	1	0.55mi
1101 Phillips Ave Unit 1101 Dayton, OH	3.0	1.5	1300	$1,450	$1.12	44d	1	0.57mi
31 Bidleman St Dayton, OH	2.0	1.5	1568	$1,100	$0.70	44d	1	0.63mi
519 Wyoming St Dayton, OH	3.0	1.5	1240	$1,600	$1.29	44d	1	0.76mi
320 Park Dr Dayton, OH	4.0	3.0	2100	$2,400	$1.14	15d	1	0.81mi
438 Clover St Dayton, OH	3.0	2.0	2156	$1,025	$0.48	44d	1	0.83mi
511 Parrot St Dayton, OH	3.0	1.5	1618	$1,100	$0.68	15d	1	0.84mi
319 Wyoming St Dayton, OH	4.0	2.5	2064	$2,000	$0.97	3d	1	0.92mi
836 Wellmeier Ave Dayton, OH	4.0	1.0	2148	$1,500	$0.70	4d	1	0.94mi
244 Quitman St Unit A Dayton, OH	3.0	1.0	1987	$1,325	$0.67	24d	1	0.96mi
229 James St Unit 228 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	24d	1	1.02mi
227 James St Unit 1 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	4d	1	1.02mi
228 James St Dayton, OH	3.0	1.0	1700	$1,200	$0.71	44d	1	1.03mi
121 E Schantz Ave #3 Dayton, OH	3.0	2.0	2200	$3,500	$1.59	3d	1	1.04mi
243 Oak St Dayton, OH	3.0	1.5	1316	$1,600	$1.22	4d	1	1.07mi
25 Garret St Dayton, OH	2.0	1.5	1364	$1,750	$1.28	24d	1	1.15mi
23 Jasper St Dayton, OH	4.0	4.0	1490	$3,600	$2.42	4d	1	1.18mi
314 Beverly Pl Oakwood, OH	3.0	2.5	2335	$2,450	$1.05	4d	1	1.24mi
2212 Fauver Ave Dayton, OH	3.0	1.0	1300	$1,795	$1.38	44d	1	1.24mi
906 Nordale Ave Dayton, OH	3.0	2.0	1262	$2,200	$1.74	44d	1	1.27mi
1028 Colwick Dr Dayton, OH	4.0	2.0	1900	$2,200	$1.16	4d	1	1.29mi
213 Burns Ave Dayton, OH	2.0	1.5	1388	$1,500	$1.08	44d	1	1.30mi
213 Burns Ave Dayton, OH	2.0	1.5	1388	$1,500	$1.08	15d	1	1.30mi
1121 Colwick Dr Dayton, OH	3.0	2.0	1272	$1,875	$1.47	22d	1	1.35mi
310 Old River Trl Dayton, OH	2.0	2.0–2.5	1231	$2,440	$1.98	3d	3	1.36mi
115 Livingston Ave Dayton, OH	3.0	1.0	1624	$1,450	$0.89	45d	1	1.39mi
1520 S Smithville Rd Dayton, OH	3.0	2.0	1481	$1,345	$0.91	3d	1	1.39mi
117 Clay St Unit 117 Dayton, OH	2.0	1.5	1632	$1,950	$1.19	24d	1	1.46mi
218 Brown St Unit 218 Dayton, OH	3.0	2.5	1789	$2,200	$1.23	44d	1	1.48mi

Listing history 28 events

1. 2026-05-14
   status Pending 158-char remark

   Show marketing remark (158 chars)

   Investor's special! With some sweat equity this could a good investment property. Large 2 story home with large lot. Being sold AS-IS. CASH offers preferred.

2. 2026-05-05
   price $69,500 158-char remark

   Show marketing remark (158 chars)

   Investor's special! With some sweat equity this could a good investment property. Large 2 story home with large lot. Being sold AS-IS. CASH offers preferred.

3. 2026-04-24
   price $95,000 158-char remark

   Show marketing remark (158 chars)

   Investor's special! With some sweat equity this could a good investment property. Large 2 story home with large lot. Being sold AS-IS. CASH offers preferred.

4. 2026-04-13
   listed $100,000 Active 158-char remark

   Show marketing remark (158 chars)

   Investor's special! With some sweat equity this could a good investment property. Large 2 story home with large lot. Being sold AS-IS. CASH offers preferred.

5. 2025-09-27
   historical
6. 2025-08-19
   price $95,000
7. 2025-08-09
   price $120,000
8. 2025-07-24
   listed $150,000 Active
9. 2018-03-17
   historical
10. 2017-08-17
    listed $20,000 Active
11. 2016-07-27
    soldstatus Sold
12. 2016-02-23
    status Pending - Over 4 Months
13. 2016-02-22
    status Pending
14. 2016-02-22
    status Pending - Over 4 Months
15. 2015-10-23
    historical
16. 2015-10-22
    status Pending
17. 2015-07-01
    listed $19,950 Active
18. 2015-06-03
    listed $15,977 Active
19. 2015-05-08
    historical
20. 2014-11-04
    listed $16,977
21. 2014-10-23
    historical
22. 2014-09-02
    listed $18,180
23. 2013-03-31
    historical
24. 2012-09-30
    listed $50,000
25. 1994-03-15
    soldstatus $32,000
26. 1994-03-15
    soldstatus $32,000
27. 1988-05-02
    soldstatus $29,000
28. 1983-11-01
    soldstatus $14,000

ⓘ 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: $1,872 · $156/mo
• Projected year-2 tax: $1,872 · $156/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 3/10 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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,251
• − Mortgage interest: −$3,893
• − Property taxes: −$1,872
• − Insurance: −$348
• − Repairs & maintenance: −$1,460
• − Management: −$1,460
• − Depreciation: −$2,022
• Taxable income: $7,197
• Est. tax owed @ 24.0%: −$1,727
• After-tax cash flow: $6,099/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

+396.4% since first listed

28 events — show timeline

• 2026-05-14 Pending — Dayton MLS
• 2026-05-05 Price Changed $69,500 Dayton MLS
• 2026-04-24 Price Changed $95,000 Dayton MLS
• 2026-04-13 Listed $100,000 Dayton MLS
• 2025-09-27 Listing Removed — Dayton MLS
• 2025-08-19 Price Changed $95,000 Dayton MLS
• 2025-08-09 Price Changed $120,000 Dayton MLS
• 2025-07-24 Listed $150,000 Dayton MLS
• 2018-03-17 Listing Removed — Dayton MLS
• 2017-08-17 Listed $20,000 Dayton MLS
• 2016-07-27 Sold (MLS) — Unlock MLS
• 2016-02-23 Pending — Unlock MLS
• 2016-02-22 Pending — Unlock MLS
• 2016-02-22 Pending — Unlock MLS
• 2015-10-23 Listing Removed — Dayton MLS
• 2015-10-22 Pending — Unlock MLS
• 2015-07-01 Listed $19,950 Unlock MLS
• 2015-06-03 Listed $15,977 Dayton MLS
• 2015-05-08 Listing Removed — Dayton MLS
• 2014-11-04 Listed $16,977 Dayton MLS
• 2014-10-23 Listing Removed — Dayton MLS
• 2014-09-02 Listed $18,180 Dayton MLS
• 2013-03-31 Listing Removed — Dayton MLS
• 2012-09-30 Listed $50,000 Dayton MLS
• 1994-03-15 Sold (Public Records) $32,000 Public Records
• 1994-03-15 Sold (Public Records) $32,000 Public Records
• 1988-05-02 Sold (Public Records) $29,000 Public Records
• 1983-11-01 Sold (Public Records) $14,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $1,872 · -0.2% YoY. Source: county tax records.