3847 Necco Ave · Dayton, OH 45406

$99,900

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 34 Days on market

Built 1956 8,102 sqft lot $107/sqft · 52% above area

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Why this score? — see what drove the C 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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Rent growth +3.3/5.0
• 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, 1.5 car detached, garage, ranch style home with vinyl siding, updated roof, windows, furnace and covered patio.

Key facts

• Private driveway
• Level backyard
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• PRIVATE DRIVEWAY
• LEVEL BACKYARD
• FORT MCKINLEY AREA

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached garage
• Home design: Single-story home
• Construction: Aluminum and vinyl siding
• Exterior features: Residential lot approximately 60 x 135

Interior

• Kitchen: Main-level kitchen (approx. 9 x 8)
• Bedrooms: Three main-level bedrooms (approx. 11 x 12; 10 x 12; 10 x 10)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central air conditioning; Forced-air heating
• Interior features: Living room on the main level; Basement listed as 'Other'

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

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 (+3.0%/yr); 156 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 30% of the median local income ($42k/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 $691 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.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.06% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.96%
• DSCR: 1.40
• GRM: 7.9

CMA / ARV

• ARV (median comp): $65,842
• List price: $99,900
• Delta: 51.73%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3927 Necco Ave	0.08mi	3/1.0	936 (0%)	1mo	$72,500	$77	95
3816 Lori Sue Ave	0.09mi	3/1.0	925 (-1%)	3mo	$152,000	$164	91
1816 Wesleyan Rd	0.43mi	3/1.5	920 (-2%)	6mo	$133,000	$145	70
4075 Middlehurst Ln	0.60mi	3/1.0	979 (+5%)	2mo	$89,900	$92	63
3250 Campus Dr	0.51mi	3/1.0	1,008 (+8%)	2mo	$129,900	$129	62
1335 Kingsley Ave	0.71mi	3/1.0	900 (-4%)	4mo	$94,900	$105	57
3971 Prescott Ave	0.58mi	3/1.0	1,020 (+9%)	2mo	$77,500	$76	57
3920 Prescott Ave	0.58mi	3/1.0	1,020 (+9%)	3mo	$50,000	$49	56
3748 Saint James Ave	0.66mi	3/1.0	864 (-8%)	6mo	$92,500	$107	51
3921 Middlehurst Ln	0.66mi	3/1.0	1,020 (+9%)	4mo	$120,000	$118	51
2212 Chamberlin Ave	0.71mi	3/1.0	996 (+6%)	6mo	$110,000	$110	51
1906 Kensington Dr	0.59mi	3/1.0	1,034 (+10%)	5mo	$82,000	$79	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 · 3.03% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.90×
• Total profit: $-2,883
• Equity at exit: $14,895

10-year hold

• IRR: 7.0%
• Equity multiple: 1.52×
• Total profit: $14,646
• Equity at exit: $8,638

Cash invested: $27,972 (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 45406

• Rents YoY: 3.0%
• Active inventory: 156
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,056 high
• Mortgage (P&I): −$524
• Tax from tax record: −$60 /mo · $718/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $209

Break-even live

Break-even rent $792

Max offer price $99,900

Occupancy floor 75%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1732 Harold Dr Dayton, OH	2.0	1.0	805	$925	$1.15	43d	1	0.17mi
3652 Otterbein Ave Unit 3652 Dayton, OH	2.0	1.0	700	$800	$1.14	2d	1	0.23mi
3650 Otterbein Ave Unit 3650 Dayton, OH	2.0	1.0	900	$800	$0.89	2d	1	0.23mi
3552 Stanford Pl Dayton, OH	2.0	1.0	800	$800	$1.00	23d	1	0.33mi
3552 Stanford Pl Unit 3552 Dayton, OH	2.0	1.0	800	$800	$1.00	43d	1	0.33mi
3537 Otterbein Ave Unit d Dayton, OH	2.0	1.0	900	$925	$1.03	43d	1	0.35mi
1720 Kings Mill Ct Dayton, OH	2.0	1.5	975	$925	$0.95	23d	1	0.36mi
3311 Otterbein Ave Dayton, OH	3.0	1.5	1004	$1,300	$1.29	11d	1	0.51mi
4629 Queens Ave Dayton, OH	2.0	1.0	900	$1,100	$1.22	43d	1	0.62mi
4446 Waymire Ave Dayton, OH	3.0	1.0	1100	$1,100	$1.00	21d	1	0.64mi
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	43d	1	0.69mi
3007 Cornell Dr Dayton, OH	2.0	1.0	827	$1,000	$1.21	3d	1	0.69mi
3222 Athens Ave Unit C Dayton, OH	2.0	1.0	700	$700	$1.00	43d	1	0.79mi
1816 N James H McGee Blvd Unit C Dayton, OH	3.0	1.0	950	$1,150	$1.21	2d	1	0.80mi
1816 N James H McGee Blvd Apt B Dayton, OH	3.0	1.0	950	$1,150	$1.21	43d	1	0.80mi
1816 N James H McGee Blvd Apt A Dayton, OH	3.0	1.0	950	$1,200	$1.26	2d	1	0.80mi
2408 Falmouth Ave Dayton, OH	2.0	1.0	806	$950	$1.18	23d	1	0.84mi
2002 Val Vista Ct Dayton, OH	3.0	1.0	975	$1,095	$1.12	21d	1	0.90mi
2014 Hickorydale Dr Unit 2016 Dayton, OH	2.0	1.0	800	$900	$1.12	43d	1	0.90mi
4576 Live Oak Dr Dayton, OH	3.0	1.0	864	$1,400	$1.62	43d	1	0.91mi
2109 Victoria Ave Dayton, OH	2.0	1.0	714	$950	$1.33	3d	1	0.94mi
2501 Fairport Ave Dayton, OH	2.0	1.0	605	$850	$1.40	43d	1	0.95mi
2609 Fairport Ave Dayton, OH	3.0	1.0	1000	$1,025	$1.02	2d	1	0.98mi
920 Huron Ave Dayton, OH	2.0	1.0	950	$995	$1.05	3d	1	1.00mi
863 N Upland Ave Dayton, OH	3.0	1.0	1042	$1,200	$1.15	43d	1	1.10mi
4625 Gardendale Ave Dayton, OH	3.0	1.0	864	$1,150	$1.33	2d	1	1.13mi
828 Walton Ave Unit 832 Walton Dayton, OH	2.0	1.0	750	$795	$1.06	23d	1	1.14mi
5112 W Hillcrest Ave Unit 1 Dayton, OH	3.0	1.0	972	$700	$0.72	23d	1	1.14mi
3925 Hoover Ave Dayton, OH	2.0	1.0	936	$1,100	$1.18	2d	1	1.20mi
1595 Elaine St Dayton, OH	3.0	1.0	864	$950	$1.10	2d	1	1.23mi
635 Anna St Dayton, OH	3.0	1.0	960	$1,300	$1.35	14d	1	1.23mi
1498 Elaine St Dayton, OH	3.0	1.0	864	$1,025	$1.19	2d	1	1.26mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	3d	1	1.29mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	43d	1	1.29mi
4914 Gardendale Ave Dayton, OH	4.0	1.0	960	$1,125	$1.17	43d	1	1.37mi
1004 W Fairview Ave Dayton, OH	2.0	1.0	1053	$950	$0.90	23d	1	1.39mi
829 Uhrig Ave Unit 3 Dayton, OH	2.0	1.0	760	$875	$1.15	14d	1	1.43mi
1019 Cherry Dr Dayton, OH	4.0	1.0	1057	$1,125	$1.06	43d	1	1.47mi
1903 W Grand Ave Unit 4 Dayton, OH	2.0	1.0	600	$850	$1.42	43d	1	1.47mi
725 Maplehurst Ave Dayton, OH	2.0	1.0	1104	$895	$0.81	43d	1	1.47mi

Listing history 7 events

1. 2026-05-14
   price $99,900 367-char remark
2. 2026-04-24
   listed $104,900 Active 367-char remark
3. 2024-01-02
   soldstatus $25,157,500
4. 2019-07-11
   soldstatus $33,000 Closed 130-char remark

   Show marketing remark (130 chars)

   3 Bedroom, 1 bath, 1.5 car detached, garage, ranch style home with vinyl siding, updated roof, windows, furnace and covered patio.

5. 2019-07-11
   soldstatus $33,000 Sold 130-char remark

   Show marketing remark (130 chars)

   3 Bedroom, 1 bath, 1.5 car detached, garage, ranch style home with vinyl siding, updated roof, windows, furnace and covered patio.

6. 2019-06-23
   historical Active/Pending 130-char remark

   Show marketing remark (130 chars)

   3 Bedroom, 1 bath, 1.5 car detached, garage, ranch style home with vinyl siding, updated roof, windows, furnace and covered patio.

7. 2019-06-19
   listed $34,900 Active 130-char remark

   Show marketing remark (130 chars)

   3 Bedroom, 1 bath, 1.5 car detached, garage, ranch style home with vinyl siding, updated roof, windows, furnace and covered patio.

ⓘ 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: $718 · $60/mo
• Projected year-2 tax: $1,138 · $95/mo
• Expected delta: +$420/yr (+$35/mo · 58.6%)

ⓘ 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 ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,670
• − Mortgage interest: −$5,596
• − Property taxes: −$718
• − Insurance: −$500
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$2,906
• Taxable income: $923
• Est. tax owed @ 24.0%: −$222
• After-tax cash flow: $2,284/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): 19,991
• Household income: $41,796
• Rent vs Own: 52.9% rent · 47.1% own
• Severe rent burden: 1504.0

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 (75%)
• Race & ethnicity: Black 75% White 16% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -113.75%
• Current HPI: 197.1302
• Rent YoY: ▲ 3.03%
• 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

+186.2% since first listed

8 events — show timeline

• 2026-05-28 Pending — Dayton MLS
• 2026-05-14 Price Changed $99,900 Dayton MLS
• 2026-04-24 Listed $104,900 Dayton MLS
• 2024-01-02 Sold (Public Records) $25,157,500 Public Records
• 2019-07-11 Sold (MLS) $33,000 Dayton MLS
• 2019-07-11 Sold (MLS) $33,000 Dayton MLS
• 2019-06-23 Contingent — Dayton MLS
• 2019-06-19 Listed $34,900 Dayton MLS

Property tax history

-4.2%/yr

Latest (2025): $718 · -0.2% YoY. Source: county tax records.