1546 W 1st St · Dayton, OH 45402

$164,900

4 bd · 2.0 ba · 2,332 sqft · SingleFamily public records · 44 Days on market

Built 1885 5,279 sqft lot $71/sqft · 223% above area

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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 +20.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.5/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover a harmonious blend of classic charm and contemporary comfort in this inviting Dayton residence. This property offers an exceptional opportunity for a sophisticated lifestyle, seamlessly integrating spacious living with thoughtful design across two well-appointed stories. With three generously sized bedrooms and two full bathrooms, this home provides ample space for relaxation and personal sanctuary. The expansive living area, spanning 2332 square feet, ensures comfortable gatherings and everyday living. The sizable lot, encompassing 0.12 acres, offers a private outdoor retreat, perfect for enjoying the pleasant Dayton weather. Situated in a vibrant community, this address provides

Key facts

• 5,279 sq ft lot
• Built 1885
• Listed 44 days

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Utilities: Public water and sewer (assumed from typical connections)
• Home design: Two-story home; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Residential lot (approx. 0.12 acres)

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Three bedrooms (all on the second floor)
• Bathrooms: Two full bathrooms; One bathroom on the main level
• Heating & cooling: Forced air heating; Window AC units
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/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 $156k (5.1% below list).
• Recommended offer: $156k (5.1% 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 (+4.0%/yr); 83 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 39% of the median local income ($48k/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 $1k of loan paydown is wiped out by about $5k 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 44 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $36k; list at $165k implies a 358% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $156,495 (5.1% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1885 — 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. 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?
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: 0.95% ✗
• Cap rate: 7.94%
• Cash-on-cash: 5.87%
• DSCR: 1.26
• GRM: 8.8

CMA / ARV

• ARV (median comp): $51,091
• List price: $164,900
• Delta: 222.76%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1507 W 2nd St	0.08mi	4/1.0	2,252 (-3%)	3mo	$30,000	$13	84
1527 W 1st St	0.04mi	3/2.0 (-1)	2,240 (-4%)	6mo	$37,000	$17	81
139 Cambria Ct	0.33mi	3/2.5 (-1)	2,215 (-5%)	2mo	$419,000	$189	68
216 S Conover St	0.36mi	5/3.0 (+1)	2,128 (-9%)	1mo	$140,000	$66	59
915 Superior Ave	0.65mi	5/1.0 (+1)	2,386 (+2%)	2mo	$112,000	$47	55
1407 W Grand Ave	0.72mi	3/1.5 (-1)	2,352 (+1%)	8mo	$45,500	$19	51
857 Saint Agnes Ave	0.53mi	4/1.5	2,098 (-10%)	10mo	$76,000	$36	48
1606 W Grand Ave	0.70mi	4/1.5	2,148 (-8%)	5mo	$73,500	$34	48
905 Superior Ave	0.65mi	4/2.0	2,121 (-9%)	10mo	$49,133	$23	46
714 Superior Ave	0.71mi	5/2.5 (+1)	2,400 (+3%)	18mo	$96,500	$40	40

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 · 3.98% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-10,844
• Equity at exit: $24,587

10-year hold

• IRR: 4.4%
• Equity multiple: 1.33×
• Total profit: $15,362
• Equity at exit: $14,258

Cash invested: $46,172 (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 45402

• Rents YoY: 4.0%
• Active inventory: 83
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,565 high
• Mortgage (P&I): −$865
• Tax from tax record: −$77 /mo · $926/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $226

Break-even live

Break-even rent $1,279

Max offer price $164,900

Occupancy floor 81%

Sensitivity live

Price	-10% $319	-5% $272	+0% $226	+5% $179	+10% $132
Rent	-10% $102	-5% $164	+0% $226	+5% $288	+10% $349
Rate	-1.0pp $309	-0.5pp $268	base $226	+0.5pp $183	+1.0pp $139

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Mound St Dayton, OH	3.0	3.0	1726	$1,600	$0.93	15d	1	0.61mi
1011 N Broadway St Dayton, OH	3.0	1.5	1700	$950	$0.56	44d	1	0.75mi
942 Harvard Blvd Dayton, OH	3.0	2.0	1596	$1,200	$0.75	4d	1	1.13mi
932 Harvard Blvd Dayton, OH	5.0	2.0	1986	$1,500	$0.76	44d	1	1.13mi
132 Wroe Ave Unit 132 Dayton, OH	3.0	2.5	1934	$1,297	$0.67	44d	1	1.19mi

Listing history 18 events

1. 2026-06-18
   days on market $164,900 Active 44 DOM
2. 2026-06-17
   days on market $164,900 Active 43 DOM
3. 2026-06-16
   days on market $164,900 Active 42 DOM
4. 2026-06-15
   days on market $164,900 Active 41 DOM
5. 2026-06-14
   days on market $164,900 Active 39 DOM
6. 2026-06-13
   days on market $164,900 Active 38 DOM
7. 2026-06-10
   days on market $164,900 Active 36 DOM
8. 2026-06-09
   statusdays on market $164,900 Active 35 DOM
9. 2026-06-08
   days on market $164,900 ActiveUnderContract 34 DOM
10. 2026-06-07
    days on market $164,900 ActiveUnderContract 33 DOM
11. 2026-06-05
    days on market $164,900 ActiveUnderContract 30 DOM
12. 2026-06-03
    days on market $164,900 ActiveUnderContract 29 DOM
13. 2026-06-02
    days on market $164,900 ActiveUnderContract 28 DOM
14. 2026-06-01
    days on market $164,900 ActiveUnderContract 27 DOM
15. 2026-05-31
    days on market $164,900 ActiveUnderContract 26 DOM
16. 2026-05-05
    listed $164,900 Active 925-char remark
17. 1991-04-25
    soldstatus $36,000
18. 1991-04-25
    soldstatus $36,000

ⓘ 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: $926 · $77/mo
• Projected year-2 tax: $1,749 · $146/mo
• Expected delta: +$823/yr (+$69/mo · 88.9%)

ⓘ 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 ≥102°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: $18,779
• − Mortgage interest: −$9,237
• − Property taxes: −$926
• − Insurance: −$824
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$4,797
• Taxable loss: −$10
• Est. tax savings @ 24.0%: +$2
• After-tax cash flow: $2,711/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): 9,407
• Household income: $48,401
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 404.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 57% White 32% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Italian 2% Serbian 2% Slovak 1%
• Foreign-born: 5% · Canada, Vietnam, Jamaica
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1% Arabic 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: ▼ -81.89%
• Current HPI: 149.7909
• Rent YoY: ▲ 3.98%
• 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

+358.1% since first listed

5 events — show timeline

• 2026-06-09 Relisted — Dayton MLS
• 2026-05-25 Contingent — Dayton MLS
• 2026-05-05 Listed $164,900 Dayton MLS
• 1991-04-25 Sold (Public Records) $36,000 Public Records
• 1991-04-25 Sold (Public Records) $36,000 Public Records

Property tax history

-9.0%/yr

Latest (2025): $926 · +94.3% YoY. Source: county tax records.