155 Marathon Ave · Dayton, OH 45405

$85,000

2 bd · 1.0 ba · 858 sqft · SingleFamily public records · 78 Days on market

Built 1919 5,602 sqft lot $99/sqft · 10% below area Est $94k · 10% under

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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 +24.2/30.0
• ARV discount +11.8/15.0
• DSCR +7.8/10.0
• 1% rule +5.3/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing opportunity to purchase a rental home portfolio! Currently leased through May 2027 for $880 per month, this income producing home is ready for its next owner. Seller prefers to sell in a portfolio package with the following address, but will consider individual sales or smaller groupings. The following listed properties are available to group together. 106 Burton Rd., 110 Redder Ave., 110 W. Hudson Ave., 140 Webster Ave., 203 S. First St., 1743 Gellenbeck St. and 4141 Redonda Lane. Please contact agent for more information regarding current leases, portfolio groupings or further questions. Curb offers only. No showings until accepted contract.

Key facts

• 5,602 sq ft lot
• Built 1919
• Listed 78 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($872 rent vs $85k).
• Recommended offer: $80k (6.0% 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 fast (+4.3%/yr); 134 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 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 78 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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.
• Current owner paid $70k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.03% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.59%
• DSCR: 1.38
• GRM: 8.1

CMA / ARV

• ARV (median comp): $93,974
• List price: $85,000
• Delta: -9.55%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
427 W Fairview Ave	0.45mi	2/1.0	909 (+6%)	2mo	$33,000	$36	67
300 Marathon Ave	0.19mi	3/2.0 (+1)	911 (+6%)	19mo	$122,000	$134	56
313 E Fairview Ave	0.48mi	2/1.0	792 (-8%)	12mo	$77,500	$98	55
2100 Rugby Rd	0.67mi	2/2.0	851 (-1%)	18mo	$84,000	$99	48
2116 Rugby Rd	0.68mi	2/1.5	828 (-4%)	15mo	$72,000	$87	48
353 Cherry Dr	0.38mi	2/1.5	937 (+9%)	22mo	$132,900	$142	47
1927 Catalpa Dr	0.71mi	2/1.0	948 (+10%)	12mo	$35,000	$37	40
238 E Maplewood Ave	0.71mi	2/1.0	974 (+14%)	8mo	$120,000	$123	37
2345 Rustic Rd	0.74mi	2/1.0	764 (-11%)	16mo	$65,000	$85	34
82 Pointview Ave	0.74mi	2/2.0	981 (+14%)	8mo	$80,000	$82	31

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-1,765
• Equity at exit: $12,674

10-year hold

• IRR: 9.0%
• Equity multiple: 1.73×
• Total profit: $17,336
• Equity at exit: $7,349

Cash invested: $23,800 (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 45405

• Rents YoY: 4.3%
• Active inventory: 134
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $872 high
• Mortgage (P&I): −$446
• Tax from tax record: −$38 /mo · $451/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $170

Break-even live

Break-even rent $657

Max offer price $85,000

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
79 W Norman Ave Unit A Dayton, OH	1.0	1.0	745	$750	$1.01	14d	1	0.14mi
265 Victor Ave Dayton, OH	1.0	1.0	602	$699	$1.16	3d	1	0.24mi
2327 N Main St Unit 2 Dayton, OH	2.0	1.0	900	$1,200	$1.33	23d	1	0.26mi
31 E Norman Ave Dayton, OH	3.0	1.0	1100	$1,150	$1.05	23d	1	0.29mi
364 Delaware Ave Unit 4 Dayton, OH	1.0	1.0	700	$675	$0.96	23d	1	0.35mi
410 Delaware Ave Dayton, OH	1.0	1.0	975	$650	$0.67	2d	1	0.35mi
51 Marie Ave Unit 1 Dayton, OH	1.0	1.0	675	$695	$1.03	43d	1	0.39mi
102 E Norman Ave Dayton, OH	2.0	1.0	800	$925	$1.16	23d	1	0.39mi
115 E Norman Ave Unit 4 Dayton, OH	1.0	1.0	1000	$750	$0.75	23d	1	0.42mi
412 W Parkwood Dr Unit 1 Dayton, OH	2.0	1.0	900	$875	$0.97	23d	1	0.44mi
2616 Newport Ave Dayton, OH	1.0	1.0	550	$745	$1.35	43d	1	0.50mi
2616 Newport Ave Unit 6 Dayton, OH	1.0	1.0	550	$725	$1.32	14d	1	0.50mi
152 Laura Ave Dayton, OH	2.0	1.0	990	$895	$0.90	43d	1	0.52mi
147 Laura Ave Dayton, OH	2.0	1.0	1096	$975	$0.89	23d	1	0.53mi
1067 Salem Ave Unit 2 Dayton, OH	2.0	1.5	1100	$900	$0.82	43d	1	0.53mi
1067 Salem Ave Unit 3 Dayton, OH	2.0	1.5	1100	$900	$0.82	43d	1	0.53mi
1067 Salem Ave Dayton, OH	2.0	1.0	1100	$900	$0.82	43d	1	0.53mi
628 W Norman Ave Unit 628 Dayton, OH	2.0	1.0	918	$795	$0.87	43d	1	0.53mi
1453 Harvard Blvd Dayton, OH	1.0	1.0	780	$650	$0.83	43d	1	0.55mi
2039 Emerson Ave Dayton, OH	1.0	1.0	725	$725	$1.00	3d	1	0.59mi
246 Basswood Ave Unit 2 Dayton, OH	1.0	1.0	650	$650	$1.00	43d	1	0.61mi
65 E Maplewood Ave Dayton, OH	2.0	1.0	1064	$723	$0.68	43d	1	0.71mi
2333 Rustic Rd Unit 4 Dayton, OH	2.0	1.0	1000	$840	$0.84	2d	1	0.71mi
2333 Rustic Rd Dayton, OH	2.0	1.0	1000	$840	$0.84	43d	1	0.71mi
235 E Hillcrest Ave Dayton, OH	1.0	1.0	750	$775	$1.03	43d	1	0.72mi
2310 Emerson Ave Unit B Dayton, OH	1.0	1.0	750	$600	$0.80	43d	1	0.72mi
605 Forest Ave Dayton, OH	2.0	1.0	978	$650	$0.66	23d	1	0.76mi
905 Neal Ave Dayton, OH	2.0	1.0	950	$750	$0.79	23d	1	0.77mi
905 Neal Ave Dayton, OH	3.0	1.0	1100	$850	$0.77	43d	1	0.77mi
2010 Auburn Ave Dayton, OH	1.0	1.0	560	$625	$1.12	2d	1	0.81mi
220 Fernwood Ave Dayton, OH	2.0	1.0	884	$900	$1.02	3d	1	0.83mi
1004 W Fairview Ave Dayton, OH	2.0	1.0	1053	$950	$0.90	23d	1	0.84mi
1008 W Fairview Ave Unit 2 Dayton, OH	1.0	1.0	1007	$800	$0.79	3d	1	0.84mi
68 Knecht Dr Unit 3 Dayton, OH	1.0	1.0	695	$725	$1.04	3d	1	0.87mi
44 5 Oaks Ave Unit 2 Dayton, OH	2.0	1.0	700	$800	$1.14	43d	1	0.92mi
515 W Grand Ave Dayton, OH	2.0	2.0	1100	$1,025	$0.93	3d	1	0.93mi
515 W Grand Ave Dayton, OH	2.0	2.0	1100	$1,025	$0.93	43d	1	0.93mi
515 W Grand Ave Dayton, OH	2.0	2.0	1100	$1,025	$0.93	23d	1	0.93mi
1203 W Fairview Ave Dayton, OH	1.0	1.0	806	$750	$0.93	43d	1	0.95mi
604 W Grand Ave Unit 9 Dayton, OH	1.0	1.0	550	$695	$1.26	43d	1	0.96mi

Listing history 35 events

1. 2026-06-18
   days on market $85,000 Active 78 DOM
2. 2026-06-17
   days on market $85,000 Active 77 DOM
3. 2026-06-16
   days on market $85,000 Active 76 DOM
4. 2026-06-15
   days on market $85,000 Active 75 DOM
5. 2026-06-14
   days on market $85,000 Active 73 DOM
6. 2026-06-13
   days on market $85,000 Active 72 DOM
7. 2026-06-10
   days on market $85,000 Active 70 DOM
8. 2026-06-09
   days on market $85,000 Active 69 DOM
9. 2026-06-08
   days on market $85,000 Active 68 DOM
10. 2026-06-07
    days on market $85,000 Active 67 DOM
11. 2026-06-05
    days on market $85,000 Active 64 DOM
12. 2026-06-03
    days on market $85,000 Active 63 DOM
13. 2026-06-02
    days on market $85,000 Active 62 DOM
14. 2026-06-01
    days on market $85,000 Active 61 DOM
15. 2026-05-31
    days on market $85,000 Active 60 DOM
16. 2026-04-03
    historical 659-char remark

    Show marketing remark (659 chars)

    Amazing opportunity to purchase a rental home portfolio! Currently leased through May 2027 for $880 per month, this income producing home is ready for its next owner. Seller prefers to sell in a portfolio package with the following address, but will consider individual sales or smaller groupings. The following listed properties are available to group together. 106 Burton Rd., 110 Redder Ave., 110 W. Hudson Ave., 140 Webster Ave., 203 S. First St., 1743 Gellenbeck St. and 4141 Redonda Lane. Please contact agent for more information regarding current leases, portfolio groupings or further questions. Curb offers only. No showings until accepted contract.

17. 2026-04-01
    listed $85,000 Active 659-char remark

    Show marketing remark (664 chars)

    Amazing opportunity to purchase a rental home portfolio! Currently leased through May 2027 for $880 per month, this income producing home is ready for its next owner. Seller prefers to sell in a portfolio package with the following address, but will consider individual sales or smaller groupings. The following listed properties are available to group together. 106 Burton Rd. , 110 Redder Ave. , 110 W. Hudson Ave. , 140 Webster Ave. , 203 S. First St. , 1743 Gellenbeck St. and 4141 Redonda Lane. Please contact agent for more information regarding current leases, portfolio groupings or further questions. Curb offers only. No showings until accepted contract.

18. 2026-04-01
    listed $85,000 Active 664-char remark

    Show marketing remark (664 chars)

    Amazing opportunity to purchase a rental home portfolio! Currently leased through May 2027 for $880 per month, this income producing home is ready for its next owner. Seller prefers to sell in a portfolio package with the following address, but will consider individual sales or smaller groupings. The following listed properties are available to group together. 106 Burton Rd. , 110 Redder Ave. , 110 W. Hudson Ave. , 140 Webster Ave. , 203 S. First St. , 1743 Gellenbeck St. and 4141 Redonda Lane. Please contact agent for more information regarding current leases, portfolio groupings or further questions. Curb offers only. No showings until accepted contract.

19. 2018-12-20
    historical Active/Pending
20. 2018-11-01
    historical
21. 2018-11-01
    historical
22. 2018-10-31
    soldstatus $69,900
23. 2018-08-06
    historical
24. 2018-08-06
    historical Accept Backup Offers
25. 2018-08-06
    listed $72,400
26. 2018-08-06
    listed $72,400 Active
27. 2018-06-07
    soldstatus $17,900 Sold
28. 2018-06-07
    soldstatus $17,900 Closed
29. 2018-05-30
    historical Active/Pending
30. 2018-04-20
    price $17,900
31. 2018-04-20
    price $18,500
32. 2018-04-09
    listed $20,000 Active
33. 1997-06-03
    soldstatus $22,000
34. 1994-09-28
    soldstatus $39,500
35. 1990-09-26
    soldstatus $33,900

ⓘ 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: $451 · $38/mo
• Projected year-2 tax: $888 · $74/mo
• Expected delta: +$438/yr (+$36/mo · 97.1%)

ⓘ 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
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,466
• − Mortgage interest: −$4,761
• − Property taxes: −$451
• − Insurance: −$425
• − Repairs & maintenance: −$837
• − Management: −$837
• − Depreciation: −$2,473
• Taxable income: $682
• Est. tax owed @ 24.0%: −$164
• After-tax cash flow: $1,880/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): 18,955
• Household income: $43,973
• Rent vs Own: 64.0% rent · 36.0% own
• Severe rent burden: 1475.0

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 (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%

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

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

+150.7% since first listed

20 events — show timeline

• 2026-04-03 Listing Removed — Cincy MLS
• 2026-04-01 Listed $85,000 Dayton MLS
• 2026-04-01 Listed $85,000 Cincy MLS
• 2018-12-20 Contingent — Dayton MLS
• 2018-11-01 Listing Removed — Cincy MLS
• 2018-11-01 Listing Removed — Dayton MLS
• 2018-10-31 Sold (Public Records) $69,900 Public Records
• 2018-08-06 Listing Removed — Dayton MLS
• 2018-08-06 Contingent — Cincy MLS
• 2018-08-06 Listed $72,400 Cincy MLS
• 2018-08-06 Listed $72,400 Dayton MLS
• 2018-06-07 Sold (MLS) $17,900 Dayton MLS
• 2018-06-07 Sold (MLS) $17,900 Dayton MLS
• 2018-05-30 Contingent — Dayton MLS
• 2018-04-20 Price Changed $17,900 Dayton MLS
• 2018-04-20 Price Changed $18,500 Dayton MLS
• 2018-04-09 Listed $20,000 Dayton MLS
• 1997-06-03 Sold (Public Records) $22,000 Public Records
• 1994-09-28 Sold (Public Records) $39,500 Public Records
• 1990-09-26 Sold (Public Records) $33,900 Public Records

Property tax history

-6.1%/yr

Latest (2025): $451 · -0.2% YoY. Source: county tax records.