63 Mcowen St · Dayton, OH 45405

$90,000

4 bd · 2.0 ba · 2,058 sqft · SingleFamily public records · 81 Days on market

Built 1900 Fair condition 5,358 sqft lot $44/sqft · 44% below area Est $164k · 45% under

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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 +3.6/5.0
• Livability +3.2/5.0
• Condition / age +2.2/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into the opportunity of owning this traditional large2 story home located minutes from downtown Dayton, dinning, shopping, and major routes. This home offers 6 bedrooms and two full baths, large living room for your preferred design. Being sold as is. Enjoy relaxing mornings on the covered porch. Owner has done many updates. All room sizes are approximate.

Key facts

• Covered porch
• Updates
• Large living room

Tags

• COVERED PORCH
• LARGE LIVING ROOM
• UPDATES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 5.5% 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 (+4.3%/yr); 235 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 88d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 37% of the median local income ($44k/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 $622 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.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.52% ✓
• Cap rate: 13.07%
• Cash-on-cash: 24.21%
• DSCR: 2.08
• GRM: 5.5

CMA / ARV

• ARV (median comp): $163,650
• List price: $90,000
• Delta: -45.00%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
223 Rockwood Ave	0.46mi	4/2.0	2,032 (-1%)	1mo	$165,000	$81	76
617 Homewood Ave	0.47mi	4/1.0	2,048 (-0%)	1mo	$90,000	$44	73
63 E Burton Ave	0.26mi	5/2.0 (+1)	2,095 (+2%)	15mo	$38,000	$18	67
27 E Hudson Ave	0.63mi	4/2.0	2,020 (-2%)	10mo	$129,975	$64	60
76 Vincent St	0.18mi	3/1.5 (-1)	1,817 (-12%)	10mo	$43,000	$24	56
105 Rockwood Ave	0.53mi	3/1.5 (-1)	2,042 (-1%)	15mo	$84,900	$42	54
74 Fountain Ave	0.48mi	4/1.5	1,880 (-9%)	8mo	$40,000	$21	54
66 Victor Ave	0.54mi	4/2.0	1,800 (-12%)	0mo	$23,000	$13	54
631 Belmonte Park	0.65mi	4/2.0	2,294 (+12%)	8mo	$248,700	$108	43
66 Victor Ave	0.54mi	4/2.0	1,800 (-12%)	16mo	$8,570	$5	41
434 Grafton Ave	0.61mi	3/2.5 (-1)	1,848 (-10%)	9mo	$50,000	$27	40
549 Kenwood Ave	0.73mi	3/1.5 (-1)	1,840 (-11%)	8mo	$80,000	$43	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 · 4.34% rent growth · sell at horizon

5-year hold

• IRR: 18.9%
• Equity multiple: 1.78×
• Total profit: $19,660
• Equity at exit: $13,419

10-year hold

• IRR: 28.1%
• Equity multiple: 3.65×
• Total profit: $66,671
• Equity at exit: $7,782

Cash invested: $25,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 24 active · 13 under contract
• Months of supply: 8.0 mo (12%/mo absorbed)
• Median asking: $113,900 ($64/sqft)
• Median days on market: 68 d
• This list price: 42% of active listings are priced below it
• ARV vs active asking: +23.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 45405

• Rents YoY: 4.3%
• Active inventory: 235
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,370 high
• Mortgage (P&I): −$472
• Tax from tax record: −$64 /mo · $768/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $508

Break-even live

Break-even rent $726

Max offer price $90,000

Occupancy floor 58%

Sensitivity live

Price	-10% $559	-5% $534	+0% $508	+5% $483	+10% $457
Rent	-10% $400	-5% $454	+0% $508	+5% $563	+10% $617
Rate	-1.0pp $554	-0.5pp $531	base $508	+0.5pp $485	+1.0pp $461

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: $22,500
• Closing costs: $2,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
534 Geyer St Dayton, OH	4.0	1.0	1640	$1,450	$0.88	62d	1	0.28mi
1501 Viola Ave Dayton, OH	3.0	1.0	1952	$1,175	$0.60	110d	1	0.29mi
415 Brightwood Ave Dayton, OH	4.0	2.0	1754	$1,750	$1.00	62d	1	0.38mi
1118 Grafton Ave Unit 1120 Dayton, OH	3.0	1.0	1440	$1,025	$0.71	6d	1	0.39mi
112 Ridge Ave Dayton, OH	3.0	1.0	1660	$1,500	$0.90	0d	1	0.41mi
1105 Grafton Ave Unit 1105 Dayton, OH	3.0	1.0	1500	$1,250	$0.83	6d	1	0.43mi
1105 Grafton Ave Unit 1107 Dayton, OH	3.0	1.0	1500	$1,000	$0.67	6d	1	0.43mi
901 Old Orchard Ave Dayton, OH	3.0	1.5	2061	$1,250	$0.61	5d	1	0.44mi
138 Rockwood Ave Dayton, OH	3.0	1.5	1439	$1,200	$0.83	119d	1	0.46mi
136 Rockwood Ave Dayton, OH	3.0	1.5	1439	$1,200	$0.83	139d	1	0.46mi
338 Kenwood Ave Dayton, OH	3.0	1.5	1512	$1,195	$0.79	139d	1	0.50mi
132 Wroe Ave Unit 132 Dayton, OH	3.0	2.5	1934	$1,297	$0.67	139d	1	0.59mi
137 Santa Clara Ave Dayton, OH	3.0	1.0	1561	$1,300	$0.83	87d	1	0.70mi
416 Delaware Ave Dayton, OH	3.0	1.5	2246	$1,175	$0.52	5d	1	0.73mi
932 Harvard Blvd Dayton, OH	5.0	2.0	1986	$1,500	$0.76	139d	1	0.75mi
942 Harvard Blvd Dayton, OH	3.0	2.0	1596	$1,100	$0.69	88d	1	0.77mi
144 Central Ave Dayton, OH	5.0	2.5	2550	$1,750	$0.69	62d	1	0.81mi
1739 Embury Park Rd Dayton, OH	4.0	2.0	2139	$1,675	$0.78	0d	1	0.82mi
41 W Fairview Ave Unit 2 Dayton, OH	3.0	1.0	1452	$1,200	$0.83	110d	1	0.84mi
700 Ewing St Dayton, OH	3.0	1.0	1676	$1,100	$0.66	2d	1	0.85mi
101 W Norman Ave Unit 101 Dayton, OH	3.0	1.0	1600	$945	$0.59	139d	1	0.86mi
1225 Amherst Pl Dayton, OH	3.0	1.0	1548	$1,300	$0.84	110d	1	0.97mi
821 Herman Ave Dayton, OH	3.0	1.0	1456	$1,050	$0.72	88d	1	1.00mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	139d	1	1.01mi
35 Woodcrest Ave Dayton, OH	4.0	2.5	1770	$1,699	$0.96	6d	1	1.03mi
253 E Hillcrest Ave Dayton, OH	3.0	2.5	2569	$1,950	$0.76	87d	1	1.06mi
140 E Monument Ave Dayton, OH	1.0–3.0	1.0–2.0	1181	$2,777	$2.35	0d	17	1.06mi
140 E Monument Ave Dayton, OH	3.0	1.0–2.0	1048	$2,344	$2.24	87d	11	1.06mi
1011 N Broadway St Dayton, OH	3.0	1.5	1700	$950	$0.56	139d	1	1.06mi
144 Oxford Ave Dayton, OH	4.0	2.0	1717	$1,445	$0.84	6d	1	1.07mi
330 W 1st St Dayton, OH	2.0–3.0	2.0–2.5	1709	$1,984	$1.16	0d	8	1.09mi
26 W Beechwood Ave Dayton, OH	3.0	1.5	1468	$1,050	$0.72	139d	1	1.19mi
26 W Beechwood Ave Dayton, OH	3.0	1.5	1468	$1,050	$0.72	62d	1	1.19mi
340 E 1st St Dayton, OH	3.0	1.0–2.0	1079	$3,406	$3.16	0d	11	1.20mi
321 Deeds Ave Unit 319 Dayton, OH	4.0	2.0	1794	$1,100	$0.61	139d	1	1.22mi
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	139d	1	1.23mi
204 Sears St Dayton, OH	3.0	1.0–2.5	1124	$2,880	$2.56	0d	13	1.24mi
204 Sears St Dayton, OH	3.0	1.0–2.5	1124	$2,793	$2.48	87d	10	1.24mi
1257 Leonhard St Dayton, OH	4.0	1.0	1468	$1,350	$0.92	62d	1	1.26mi
39 E Maplewood Ave Dayton, OH	4.0	1.5	1560	$1,050	$0.67	99d	1	1.27mi

Listing history 32 events

1. 2026-09-23
   days on market $90,000 Active 81 DOM
2. 2026-09-22
   days on market $90,000 Active 80 DOM
3. 2026-09-21
   days on market $90,000 Active 79 DOM
4. 2026-09-20
   days on market $90,000 Active 78 DOM
5. 2026-09-19
   days on market $90,000 Active 77 DOM
6. 2026-09-18
   pricedays on market $90,000 Active 76 DOM
7. 2026-09-17
   days on market $105,000 Active 75 DOM
8. 2026-09-16
   days on market $105,000 Active 74 DOM
9. 2026-09-15
   days on market $105,000 Active 73 DOM
10. 2026-09-14
    days on market $105,000 Active 72 DOM
11. 2026-09-13
    days on market $105,000 Active 71 DOM
12. 2026-09-12
    days on market $105,000 Active 70 DOM
13. 2026-09-11
    days on market $105,000 Active 69 DOM
14. 2026-09-05
    days on market $105,000 Active 63 DOM
15. 2026-09-04
    days on market $105,000 Active 62 DOM
16. 2026-09-03
    days on market $105,000 Active 61 DOM
17. 2026-08-31
    days on market $105,000 Active 58 DOM
18. 2026-08-30
    days on market $105,000 Active 57 DOM
19. 2026-08-29
    days on market $105,000 Active 56 DOM
20. 2026-08-28
    days on market $105,000 Active 55 DOM
21. 2026-08-27
    days on market $105,000 Active 54 DOM
22. 2026-08-25
    days on market $105,000 Active 52 DOM
23. 2026-08-24
    days on market $105,000 Active 51 DOM
24. 2026-08-23
    days on market $105,000 Active 50 DOM
25. 2026-08-22
    days on market $105,000 Active 49 DOM
26. 2026-08-21
    days on market $105,000 Active 48 DOM
27. 2026-08-20
    days on market $105,000 Active 47 DOM
28. 2026-08-19
    status $105,000 Active 46 DOM
29. 2026-05-03
    status Pending 363-char remark

    Show marketing remark (363 chars)

    Step into the opportunity of owning this traditional large2 story home located minutes from downtown Dayton, dinning, shopping, and major routes. This home offers 6 bedrooms and two full baths, large living room for your preferred design. Being sold as is. Enjoy relaxing mornings on the covered porch. Owner has done many updates. All room sizes are approximate.

30. 2026-04-06
    status Active 363-char remark

    Show marketing remark (363 chars)

    Step into the opportunity of owning this traditional large2 story home located minutes from downtown Dayton, dinning, shopping, and major routes. This home offers 6 bedrooms and two full baths, large living room for your preferred design. Being sold as is. Enjoy relaxing mornings on the covered porch. Owner has done many updates. All room sizes are approximate.

31. 2026-03-24
    historical ActiveUnderContract 363-char remark

    Show marketing remark (363 chars)

    Step into the opportunity of owning this traditional large2 story home located minutes from downtown Dayton, dinning, shopping, and major routes. This home offers 6 bedrooms and two full baths, large living room for your preferred design. Being sold as is. Enjoy relaxing mornings on the covered porch. Owner has done many updates. All room sizes are approximate.

32. 2026-03-17
    listed $105,000 Active 363-char remark

    Show marketing remark (363 chars)

    Step into the opportunity of owning this traditional large2 story home located minutes from downtown Dayton, dinning, shopping, and major routes. This home offers 6 bedrooms and two full baths, large living room for your preferred design. Being sold as is. Enjoy relaxing mornings on the covered porch. Owner has done many updates. All room sizes are approximate.

ⓘ 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: $768 · $64/mo
• Projected year-2 tax: $1,086 · $91/mo
• Expected delta: +$318/yr (+$26/mo · 41.4%)

ⓘ 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 ≥104°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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,434
• − Mortgage interest: −$5,041
• − Property taxes: −$768
• − Insurance: −$450
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$2,618
• Taxable income: $4,927
• Est. tax owed @ 24.0%: −$1,182
• After-tax cash flow: $4,919/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $51,450–$92,610 screening

This traditional two-story home requires moderate repairs and maintenance, particularly in the exterior and paint. Painting and re-roofing would significantly increase its value and appeal.

Repairs flagged

• Major Paint — Paint is faded and needs repainting
• Moderate Siding — Siding appears weathered and may need repainting or replacement

Value-add opportunities

• Both Painting the exterior — Fresh paint would improve curb appeal and home value ↑
• Both Re-roofing — A new roof would significantly increase the home's value and longevity ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 8/100

Zoned Schools

Elementary Valerie Elementary School F OH #1,459/1,584 Nat'l #38,478/41,679 High Meadowdale High School F OH #771/781 Nat'l #16,861/17,239

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

C Composite livability gradescore 65/100

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 · 523,241 people
• City population: 164,387
• Metro: Dayton-Kettering, OH
• Population (ZIP): 18,955
• Household income: $43,973
• Rent vs Own: 64.0% rent · 36.0% own
• Severe rent burden: 7% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (68%)
• Race & ethnicity: Black 68% White 23% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 1%

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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: ▼ -125.58%
• Current HPI: 173.4962
• Rent YoY: ▲ 4.34%
• Metro: Dayton-Kettering, OH
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

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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

4 events — show timeline

• 2026-05-03 Pending — Dayton MLS
• 2026-04-06 Relisted — Dayton MLS
• 2026-03-24 Contingent — Dayton MLS
• 2026-03-17 Listed $105,000 Dayton MLS

Property tax history

-1.7%/yr

Latest (2025): $768 · +157.6% YoY. Source: county tax records.