4482 Gaiter Ln · Dayton, OH 45417

$129,800

3 bd · 1.0 ba · 962 sqft · SingleFamily public records · 49 Days on market

Built 1959 6,098 sqft lot Est $112k · 16% over

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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 +17.2/30.0
• DSCR +5.4/10.0
• 1% rule +3.8/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.2/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to 4482 Gaiter Lane in Dayton! This fully remodeled brick ranch offers 3 bedrooms, 1 bathroom, and the ease of single-level slab living — perfect for low-maintenance comfort. From the moment you step inside, you’re greeted by a spacious living room featuring new can lighting and a stylish ceiling fan, creating a bright and inviting atmosphere. Just off the living room, the eat-in kitchen shines with all-new cabinetry, beautiful quartz countertops, and a timeless design that blends function and style. The primary bedroom offers ample storage, while two additional bedrooms provide flexibility for family, guests, or a home office. Convenient hallway laundry space is lo

Key facts

• Quartz countertops
• Eat-in kitchen
• All-new cabinetry

Tags

• FULLY REMODELED BRICK RANCH
• SINGLE-LEVEL SLAB LIVING
• NEW CAN LIGHTING
• EAT-IN KITCHEN
• ALL-NEW CABINETRY
• QUARTZ COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $26 ($311/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (11.9% below list).
• Recommended offer: $114k (11.9% below list) — sets the bar for 1% rule.

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 (+4.1%/yr); 135 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 37% 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 $897 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

• It's been on market 49 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $37k; list at $130k implies a 251% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,349 (11.9% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.05%
• DSCR: 1.14
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $111,592
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4482 Gaiter Ln	0.00mi	3/1.0	962 (0%)	1mo	$125,000	$130	99
1310 Honeybee Dr	0.41mi	3/1.0	960 (-0%)	11mo	$73,000	$76	72
4594 Guadalupe Ave	0.16mi	3/1.0	864 (-10%)	5mo	$100,000	$116	71
4599 Live Oak Dr	0.18mi	3/1.0	864 (-10%)	11mo	$80,000	$93	66
4600 Gardendale Ave	0.26mi	3/1.0	864 (-10%)	7mo	$82,000	$95	65
4660 Gardendale Ave	0.34mi	3/1.0	864 (-10%)	5mo	$80,000	$93	63
4901 Gardendale Ave	0.67mi	4/1.0 (+1)	960 (-0%)	3mo	$99,000	$103	61
4930 Porterfield Dr	0.53mi	3/1.0	864 (-10%)	8mo	$130,000	$150	52
3819 Dandridge Ave	0.65mi	3/1.0	1,061 (+10%)	2mo	$45,000	$42	51
4890 Gardendale Ave	0.52mi	3/1.0	864 (-10%)	9mo	$115,000	$133	51
1302 Stuben Dr	0.71mi	2/1.0 (-1)	864 (-10%)	0mo	$124,000	$144	45
4722 Hollister Ave	0.64mi	3/1.0	1,096 (+14%)	9mo	$206,000	$188	39

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-18,147
• Equity at exit: $19,354

10-year hold

• IRR: -3.3%
• Equity multiple: 0.77×
• Total profit: $-8,490
• Equity at exit: $11,223

Cash invested: $36,344 (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: 135
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,143 high
• Mortgage (P&I): −$681
• Tax from tax record: −$76 /mo · $915/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $26

Break-even live

Break-even rent $1,111

Max offer price $129,800

Occupancy floor 93%

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: $32,450
• Closing costs: $3,894
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4576 Live Oak Dr Dayton, OH	3.0	1.0	864	$1,400	$1.62	43d	1	0.12mi
4625 Gardendale Ave Dayton, OH	3.0	1.0	864	$1,150	$1.33	2d	1	0.28mi
1498 Elaine St Dayton, OH	3.0	1.0	864	$1,025	$1.19	2d	1	0.46mi
1595 Elaine St Dayton, OH	3.0	1.0	864	$950	$1.10	2d	1	0.47mi
4914 Gardendale Ave Dayton, OH	4.0	1.0	960	$1,125	$1.17	43d	1	0.53mi
1427 Stuben Dr Dayton, OH	3.0	1.0	957	$900	$0.94	2d	1	0.70mi
3925 Hoover Ave Dayton, OH	2.0	1.0	936	$1,100	$1.18	2d	1	0.81mi
863 N Upland Ave Dayton, OH	3.0	1.0	1042	$1,200	$1.15	43d	1	0.91mi
729 Cleverly Rd Dayton, OH	2.0	1.0	626	$950	$1.52	43d	1	0.92mi
1816 N James H McGee Blvd Apt B Dayton, OH	3.0	1.0	950	$1,150	$1.21	43d	1	0.95mi
1816 N James H McGee Blvd Apt A Dayton, OH	3.0	1.0	950	$1,200	$1.26	2d	1	0.95mi
1816 N James H McGee Blvd Unit C Dayton, OH	3.0	1.0	950	$1,150	$1.21	2d	1	0.95mi
4629 Queens Ave Dayton, OH	2.0	1.0	900	$1,100	$1.22	43d	1	0.99mi
1732 Harold Dr Dayton, OH	2.0	1.0	805	$925	$1.15	43d	1	0.99mi
3552 Stanford Pl Unit 3552 Dayton, OH	2.0	1.0	800	$800	$1.00	43d	1	1.01mi
3552 Stanford Pl Dayton, OH	2.0	1.0	800	$800	$1.00	23d	1	1.01mi
3652 Otterbein Ave Unit 3652 Dayton, OH	2.0	1.0	700	$800	$1.14	2d	1	1.04mi
3650 Otterbein Ave Unit 3650 Dayton, OH	2.0	1.0	900	$800	$0.89	2d	1	1.04mi
920 Huron Ave Dayton, OH	2.0	1.0	950	$995	$1.05	3d	1	1.07mi
828 Walton Ave Unit 832 Walton Dayton, OH	2.0	1.0	750	$795	$1.06	23d	1	1.08mi
3222 Athens Ave Unit C Dayton, OH	2.0	1.0	700	$700	$1.00	43d	1	1.11mi
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	43d	1	1.12mi
2014 Hickorydale Dr Unit 2016 Dayton, OH	2.0	1.0	800	$900	$1.12	43d	1	1.13mi
2002 Val Vista Ct Dayton, OH	3.0	1.0	975	$1,095	$1.12	21d	1	1.18mi
3537 Otterbein Ave Unit d Dayton, OH	2.0	1.0	900	$925	$1.03	43d	1	1.19mi
5336 Rockport Ave Dayton, OH	3.0	1.0	925	$1,025	$1.11	43d	1	1.20mi
1720 Kings Mill Ct Dayton, OH	2.0	1.5	975	$925	$0.95	23d	1	1.21mi
4446 Waymire Ave Dayton, OH	3.0	1.0	1100	$1,100	$1.00	21d	1	1.22mi
4109 Midway Ave Dayton, OH	3.0	1.0	971	$1,000	$1.03	3d	1	1.26mi
3311 Otterbein Ave Dayton, OH	3.0	1.5	1004	$1,300	$1.29	11d	1	1.32mi
3007 Cornell Dr Dayton, OH	2.0	1.0	827	$1,000	$1.21	3d	1	1.33mi
635 Anna St Dayton, OH	3.0	1.0	960	$1,300	$1.35	14d	1	1.39mi
5112 W Hillcrest Ave Unit 1 Dayton, OH	3.0	1.0	972	$700	$0.72	23d	1	1.42mi

Listing history 8 events

1. 2026-04-18
   status Pending
2. 2026-04-12
   price $129,800
3. 2026-04-08
   price $129,900
4. 2026-03-26
   price $132,900
5. 2026-03-16
   price $133,900
6. 2026-03-07
   price $134,900
7. 2026-02-27
   listed $139,900 Active
8. 1997-05-02
   soldstatus $37,000

ⓘ 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: $915 · $76/mo
• Projected year-2 tax: $1,470 · $122/mo
• Expected delta: +$555/yr (+$46/mo · 60.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,722
• − Mortgage interest: −$7,271
• − Property taxes: −$915
• − Insurance: −$1,446
• − Repairs & maintenance: −$1,098
• − Management: −$1,098
• − Depreciation: −$3,776
• Taxable loss: −$1,882
• Est. tax savings @ 24.0%: +$452
• After-tax cash flow: $762/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): 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

+250.8% since first listed

8 events — show timeline

• 2026-04-18 Pending — Dayton MLS
• 2026-04-12 Price Changed $129,800 Dayton MLS
• 2026-04-08 Price Changed $129,900 Dayton MLS
• 2026-03-26 Price Changed $132,900 Dayton MLS
• 2026-03-16 Price Changed $133,900 Dayton MLS
• 2026-03-07 Price Changed $134,900 Dayton MLS
• 2026-02-27 Listed $139,900 Dayton MLS
• 1997-05-02 Sold (Public Records) $37,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $915 · +2.4% YoY. Source: county tax records.