58 Clover St · Dayton, OH 45410

$99,900

3 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 1 Days on market

Built 1880 4,339 sqft lot Est $166k · 40% 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 +29.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

Attention investors, flippers, and buyers looking to restore a piece of history! Located in the heart of Historic South Park, this classic home is ready for its next chapter. Owned and lovingly occupied by the same owner for more than 50 years, the property offers the character and craftsmanship that are increasingly difficult to find. Yes, it needs rehabilitation, but the bones are here. Original wood floors, beautiful period doors, transom windows above interior doorways, over 1,400 square feet of living space, a third bedroom upstairs, and a detached garage all provide the framework for a remarkable restoration or renovation project. Whether you are an investor seeking your next opportun

Key facts

• Transom windows
• Original wood floors
• Detached garage

Tags

• ORIGINAL WOOD FLOORS
• BEAUTIFUL PERIOD DOORS
• TRANSOM WINDOWS
• DETACHED GARAGE

Property features AI

Finance

• Financial info: Property is offered for sale

Exterior

• Parking: Detached one-car garage
• Utilities: Public water available
• Home design: Aluminum siding exterior; Slab foundation
• Construction: Aluminum siding construction
• Exterior features: Lot dimensions approximately 35 x 124; Lot roughly 0.10 acres; Residential zoning

Interior

• Bedrooms: Main-level bedroom (12 x 12); Main-level bedroom (10 x 12); Additional main-level room (14 x 12) — listed dimensions
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Bonus room on the second floor (24 x 14); Dining room on main level (11 x 11); Living room on main level (12 x 14)

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 $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 10.7% 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 23d 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 36% 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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.41% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.66%
• DSCR: 1.70
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $166,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52 Clover St	0.01mi	2/1.0 (-1)	1,230 (+4%)	2mo	$205,000	$167	87
519 Wyoming St	0.20mi	3/1.5	1,240 (+4%)	3mo	$152,614	$123	79
16 Adams St	0.39mi	3/2.0	1,182 (-0%)	3mo	$223,000	$189	75
566 Wyoming St	0.24mi	3/1.0	1,290 (+9%)	1mo	$180,000	$140	74
129 Kastner Ave	0.28mi	3/2.0	1,104 (-7%)	1mo	$35,000	$32	70
120 Glencoe Ave	0.42mi	4/2.0 (+1)	1,171 (-1%)	3mo	$170,070	$145	67
147 Henry St	0.58mi	2/1.0 (-1)	1,159 (-2%)	1mo	$170,000	$147	63
39 Gebhart St	0.59mi	3/2.0	1,248 (+5%)	1mo	$39,504	$32	59
828 Xenia Ave	0.67mi	2/1.0 (-1)	1,216 (+2%)	3mo	$47,000	$39	57
106 Pulaski St	0.50mi	3/1.0	1,033 (-13%)	1mo	$105,000	$102	54
17 Tecumseh St	0.68mi	2/2.0 (-1)	1,294 (+9%)	3mo	$225,000	$174	42
208 Heaton Ave	0.66mi	2/1.0 (-1)	1,032 (-13%)	1mo	$57,500	$56	41

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: 12.3%
• Equity multiple: 1.52×
• Total profit: $14,577
• Equity at exit: $14,895

10-year hold

• IRR: 25.1%
• Equity multiple: 3.75×
• Total profit: $76,826
• 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 45410

• Home prices YoY: -21.4%
• Rents YoY: 11.4%
• Active inventory: 92
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,412 high
• Mortgage (P&I): −$524
• Tax from tax record: −$185 /mo · $2,221/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $365

Break-even live

Break-even rent $950

Max offer price $99,900

Occupancy floor 69%

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
519 Wyoming St Dayton, OH	3.0	1.5	1240	$1,600	$1.29	43d	1	0.21mi
323 Xenia Ave Unit 323B Dayton, OH	2.0	1.0	800	$700	$0.88	3d	1	0.28mi
25 Garret St Dayton, OH	2.0	1.5	1364	$1,750	$1.28	23d	1	0.28mi
243 Oak St Dayton, OH	3.0	1.5	1316	$1,600	$1.22	3d	1	0.37mi
213 Burns Ave Dayton, OH	2.0	1.5	1388	$1,500	$1.08	14d	1	0.47mi
213 Burns Ave Dayton, OH	2.0	1.5	1388	$1,500	$1.08	43d	1	0.47mi
425 Dayton Towers Dr Dayton, OH	2.0	1.0–2.0	852	$1,799	$2.11	2d	30	0.48mi
619 Nathan Pl Dayton, OH	2.0	1.0–2.0	729	$1,608	$2.21	2d	7	0.48mi
1020 Walnut Hill Pl Dayton, OH	3.0	1.0	1200	$1,400	$1.17	43d	1	0.51mi
1038 Walnut Hill Pl Dayton, OH	3.0	1.0	1232	$1,095	$0.89	43d	1	0.52mi
156 Gunckel Ave Apt 2 Dayton, OH	2.0	1.0	800	$700	$0.88	23d	1	0.62mi
59 Green St Unit A Dayton, OH	2.0	1.0	1100	$1,350	$1.23	3d	1	0.65mi
20 Lucerne Ave Dayton, OH	3.0	1.0	1378	$1,200	$0.87	43d	1	0.70mi
322 S Patterson Blvd Unit 103 Dayton, OH	2.0	2.0	910	$1,700	$1.87	43d	1	0.71mi
23 Jasper St Dayton, OH	4.0	4.0	1490	$3,600	$2.42	3d	1	0.79mi
1411 Wyoming St Dayton, OH	3.0	1.0	1256	$1,095	$0.87	2d	1	0.83mi
500 E 3rd St Dayton, OH	1.0–2.0	1.0–2.0	935	$1,660	$1.78	3d	16	0.86mi
136 Indiana Ave Dayton, OH	3.0	1.0	1194	$1,250	$1.05	23d	1	0.87mi
2132 Wayne Ave Dayton, OH	3.0	2.0	1484	$1,350	$0.91	2d	1	0.87mi
2200 Wayne Ave Dayton, OH	2.0	1.0	748	$975	$1.30	2d	1	0.89mi
313 Illinois Ave Dayton, OH	3.0	1.0	1142	$975	$0.85	3d	1	0.90mi
920 E Stewart St Dayton, OH	4.0	1.0	1322	$1,425	$1.08	43d	1	0.90mi
534 Beckman St Dayton, OH	3.0	2.0	1452	$1,400	$0.96	2d	1	0.91mi
1515 Wyoming St Dayton, OH	3.0	1.0	1400	$1,000	$0.71	43d	1	0.91mi
35 S Saint Clair St Dayton, OH	1.0–2.0	1.0–2.0	918	$1,844	$2.01	3d	18	0.92mi
2200 E 5th St Dayton, OH	2.0	1.0	1000	$825	$0.82	23d	1	0.93mi
112 Webster St Dayton, OH	2.0	1.0–2.0	802	$2,198	$2.74	2d	63	0.96mi
2308 Wayne Ave Dayton, OH	2.0	1.0	800	$895	$1.12	43d	1	0.98mi
15 John St Unit 15 Dayton, OH	2.0	1.0	1200	$800	$0.67	23d	1	0.99mi
40 W 4th St Dayton, OH	1.0–2.0	1.0–2.0	1118	$2,200	$1.97	43d	7	1.02mi
424 Bantz Ct Dayton, OH	3.0	1.0	1192	$1,050	$0.88	3d	1	1.04mi
204 Sears St Dayton, OH	3.0	1.0–2.5	1124	$2,793	$2.48	2d	10	1.06mi
42 S Ludlow St Dayton, OH	1.0–3.0	1.0–2.0	860	$1,068	$1.24	43d	1	1.07mi
100 N Jefferson St Dayton, OH	1.0–2.0	1.0–2.0	800	$1,532	$1.92	3d	11	1.10mi
1101 Phillips Ave Unit 1101 Dayton, OH	3.0	1.5	1300	$1,450	$1.12	43d	1	1.12mi
637 Creighton Ave Dayton, OH	3.0	1.0	1144	$1,350	$1.18	14d	1	1.21mi
140 E Monument Ave Dayton, OH	3.0	1.0–2.0	1048	$2,344	$2.24	2d	11	1.23mi
1410 Phillips Ave Unit 1 Dayton, OH	2.0	1.0	1000	$950	$0.95	43d	1	1.27mi
2012 Saint Charles Ave Dayton, OH	2.0	1.0	945	$1,250	$1.32	43d	1	1.29mi
2600 Wayne Ave Dayton, OH	4.0	1.5	1328	$1,500	$1.13	23d	1	1.29mi

Listing history 2 events

1. 2026-06-19
   remarks 699-char remark
2. 2026-06-19
   listed $99,900 Active 1 DOM

ⓘ 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: $2,221 · $185/mo
• Projected year-2 tax: $2,221 · $185/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 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: $16,945
• − Mortgage interest: −$5,596
• − Property taxes: −$2,221
• − Insurance: −$500
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$2,906
• Taxable income: $3,011
• Est. tax owed @ 24.0%: −$723
• After-tax cash flow: $3,657/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

1 event — show timeline

• 2026-06-16 Listed $99,900 Dayton MLS

Property tax history

+1.9%/yr

Latest (2025): $2,221 · -0.2% YoY. Source: county tax records.