360 Kenilworth Ave · Dayton, OH 45405

$99,500

3 bd · 1.5 ba · 1,675 sqft · SingleFamily public records · 38 Days on market

Built 1920 4,874 sqft lot $59/sqft · 22% above area Est $82k · 22% over

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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 +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +6.7/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity for a buyer looking to add a cash flow positive property to their portfolio. This 3 bedroom, 1 bath home includes a breakfast nook, full basement with washer/dryer hook ups, and a detached 2 car garage. The current tenant pays $750 and all of their own utilities. The property is professionally managed.

Key facts

• 4,874 sq ft lot
• 2 garage spots
• Built 1920

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached two-car garage
• Utilities: Natural gas available; Public water
• Home design: 2-story single family home
• Construction: Vinyl siding and wood siding
• Exterior features: 39' x 125' lot; Residential zoning

Interior

• Kitchen: Kitchen on main level (approx. 11 x 11)
• Bedrooms: Three bedrooms on the second floor (each about 12 x 12)
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 7.3% 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 (+4.3%/yr); 134 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 32% 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 $688 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $44k; list at $100k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,515 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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.
6. 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.
7. 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: 1.17% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.23%
• DSCR: 1.59
• GRM: 7.1

CMA / ARV

• ARV (median comp): $81,716
• List price: $99,500
• Delta: 21.76%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 Kenilworth Ave	0.06mi	3/1.5	1,596 (-5%)	2mo	$142,700	$89	87
238 Delaware Ave	0.12mi	4/2.0 (+1)	1,575 (-6%)	2mo	$35,000	$22	76
33 Rockwood Ave	0.45mi	3/1.5	1,690 (+1%)	3mo	$76,100	$45	75
2 E Hudson Ave	0.49mi	3/1.0	1,661 (-1%)	1mo	$35,000	$21	73
534 Geyer St	0.56mi	4/1.0 (+1)	1,640 (-2%)	3mo	$54,375	$33	61
110 E Fairview Ave	0.68mi	3/1.5	1,591 (-5%)	2mo	$78,000	$49	58
1556 N Euclid Ave	0.59mi	3/1.0	1,792 (+7%)	2mo	$120,000	$67	57
1516 Kumler Ave	0.72mi	3/1.5	1,516 (-10%)	1mo	$100,000	$66	50
23 W Norman Ave	0.55mi	3/1.0	1,472 (-12%)	3mo	$39,000	$26	50
2331 Newport Ave	0.72mi	3/1.5	1,520 (-9%)	1mo	$85,000	$56	50
1549 Cory Dr	0.69mi	3/1.5	1,922 (+15%)	2mo	$195,000	$101	41
2313 Eastview Ave	0.73mi	4/2.0 (+1)	1,515 (-10%)	4mo	$149,900	$99	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 · 4.34% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.18×
• Total profit: $5,007
• Equity at exit: $14,836

10-year hold

• IRR: 15.2%
• Equity multiple: 2.30×
• Total profit: $36,145
• Equity at exit: $8,603

Cash invested: $27,860 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,164 high
• Mortgage (P&I): −$522
• Tax from tax record: −$49 /mo · $584/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $307

Break-even live

Break-even rent $775

Max offer price $99,500

Occupancy floor 69%

Sensitivity live

Price	-10% $364	-5% $335	+0% $307	+5% $279	+10% $251
Rent	-10% $215	-5% $261	+0% $307	+5% $353	+10% $399
Rate	-1.0pp $357	-0.5pp $333	base $307	+0.5pp $281	+1.0pp $255

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
338 Kenwood Ave Dayton, OH	3.0	1.5	1512	$1,195	$0.79	45d	1	0.07mi
1501 Viola Ave Dayton, OH	3.0	1.0	1952	$1,175	$0.60	15d	1	0.26mi
132 Wroe Ave Unit 132 Dayton, OH	3.0	2.5	1934	$1,297	$0.67	45d	1	0.29mi
518 Delaware Ave Dayton, OH	2.0	1.0	1500	$750	$0.50	45d	1	0.29mi
942 Harvard Blvd Dayton, OH	3.0	2.0	1596	$1,200	$0.75	4d	1	0.30mi
1067 Salem Ave Unit 2 Dayton, OH	2.0	1.5	1100	$900	$0.82	45d	1	0.34mi
1067 Salem Ave Unit 3 Dayton, OH	2.0	1.5	1100	$900	$0.82	45d	1	0.34mi
1067 Salem Ave Dayton, OH	2.0	1.0	1100	$900	$0.82	45d	1	0.34mi
138 Rockwood Ave Dayton, OH	3.0	1.5	1439	$1,200	$0.83	24d	1	0.35mi
136 Rockwood Ave Dayton, OH	3.0	1.5	1439	$1,200	$0.83	45d	1	0.36mi
265 Victor Ave Dayton, OH	3.0	1.0	1204	$900	$0.75	45d	1	0.36mi
905 Neal Ave Dayton, OH	3.0	1.0	1100	$850	$0.77	45d	1	0.37mi
234 Santa Clara Ave Dayton, OH	3.0	1.0	1368	$1,125	$0.82	45d	1	0.40mi
1225 Amherst Pl Dayton, OH	3.0	1.0	1548	$1,300	$0.84	15d	1	0.44mi
515 W Grand Ave Dayton, OH	2.0	2.0	1100	$1,025	$0.93	24d	1	0.49mi
515 W Grand Ave Dayton, OH	2.0	2.0	1100	$1,025	$0.93	45d	1	0.49mi
515 W Grand Ave Dayton, OH	2.0	2.0	1100	$1,025	$0.93	4d	1	0.49mi
412 Forest Ave Unit 414 Dayton, OH	3.0	1.5	1200	$1,200	$1.00	45d	1	0.56mi
534 Geyer St Dayton, OH	4.0	1.0	1640	$1,530	$0.93	24d	1	0.56mi
167 W Hudson Ave Dayton, OH	3.0	1.5	1344	$1,185	$0.88	45d	1	0.57mi
101 W Norman Ave Unit 101 Dayton, OH	3.0	1.0	1600	$945	$0.59	45d	1	0.59mi
31 E Norman Ave Dayton, OH	3.0	1.0	1100	$1,150	$1.05	24d	1	0.61mi
41 W Fairview Ave Unit 2 Dayton, OH	3.0	1.0	1452	$1,200	$0.83	15d	1	0.63mi
181 W Norman Ave Dayton, OH	3.0	2.0	1228	$1,150	$0.94	45d	1	0.64mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	45d	1	0.66mi
1011 N Broadway St Dayton, OH	3.0	1.5	1700	$950	$0.56	45d	1	0.66mi
1378 Cory Dr Dayton, OH	2.0	1.0	1300	$975	$0.75	45d	1	0.68mi
424 Lexington Ave Dayton, OH	3.0	2.0	1536	$1,025	$0.67	45d	1	0.80mi
1743 Radcliffe Rd Dayton, OH	3.0	1.5	1729	$1,200	$0.69	45d	1	0.83mi
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	45d	1	0.86mi
147 Laura Ave Dayton, OH	2.0	1.0	1096	$975	$0.89	24d	1	0.90mi
1119 Superior Ave Unit 1119 Dayton, OH	3.0	1.0	1435	$1,350	$0.94	4d	1	0.92mi
18 Holt St Unit 24 Dayton, OH	3.0	2.5	1350	$1,450	$1.07	15d	1	0.96mi
26 W Beechwood Ave Dayton, OH	3.0	1.5	1468	$1,050	$0.72	45d	1	1.00mi
848 Riverview Ter Apt 607 Dayton, OH	2.0	1.0	1400	$1,300	$0.93	24d	1	1.01mi
848 Riverview Ter Apt 205 Dayton, OH	2.0	1.0	1100	$1,100	$1.00	15d	1	1.01mi
65 E Maplewood Ave Dayton, OH	2.0	1.0	1064	$723	$0.68	45d	1	1.13mi
39 E Maplewood Ave Dayton, OH	4.0	1.5	1560	$1,050	$0.67	4d	1	1.13mi
2232 Salem Ave Dayton, OH	3.0	1.0	1250	$1,200	$0.96	4d	1	1.13mi
115 W Monument Ave Dayton, OH	1.0–2.0	1.0–2.5	1053	$2,199	$2.09	4d	20	1.15mi

Listing history 30 events

1. 2026-06-18
   days on market $99,500 Active 38 DOM
2. 2026-06-17
   days on market $99,500 Active 37 DOM
3. 2026-06-16
   days on market $99,500 Active 36 DOM
4. 2026-06-15
   days on market $99,500 Active 35 DOM
5. 2026-06-14
   days on market $99,500 Active 33 DOM
6. 2026-06-13
   days on market $99,500 Active 32 DOM
7. 2026-06-10
   days on market $99,500 Active 30 DOM
8. 2026-06-09
   days on market $99,500 Active 29 DOM
9. 2026-06-08
   days on market $99,500 Active 28 DOM
10. 2026-06-07
    days on market $99,500 Active 27 DOM
11. 2026-06-05
    days on market $99,500 Active 24 DOM
12. 2026-06-03
    days on market $99,500 Active 23 DOM
13. 2026-06-02
    days on market $99,500 Active 22 DOM
14. 2026-06-01
    days on market $99,500 Active 21 DOM
15. 2026-05-31
    days on market $99,500 Active 20 DOM
16. 2026-05-11
    listed $99,500 Active 915-char remark
17. 2021-03-03
    soldstatus $43,750 Closed 326-char remark

    Show marketing remark (326 chars)

    Investment opportunity for a buyer looking to add a cash flow positive property to their portfolio. This 3 bedroom, 1 bath home includes a breakfast nook, full basement with washer/dryer hook ups, and a detached 2 car garage. The current tenant pays $750 and all of their own utilities. The property is professionally managed.

18. 2021-03-03
    soldstatus $43,750 Sold 326-char remark

    Show marketing remark (326 chars)

    Investment opportunity for a buyer looking to add a cash flow positive property to their portfolio. This 3 bedroom, 1 bath home includes a breakfast nook, full basement with washer/dryer hook ups, and a detached 2 car garage. The current tenant pays $750 and all of their own utilities. The property is professionally managed.

19. 2021-01-28
    status Pending 326-char remark

    Show marketing remark (326 chars)

    Investment opportunity for a buyer looking to add a cash flow positive property to their portfolio. This 3 bedroom, 1 bath home includes a breakfast nook, full basement with washer/dryer hook ups, and a detached 2 car garage. The current tenant pays $750 and all of their own utilities. The property is professionally managed.

20. 2021-01-26
    listed $60,000 Active 326-char remark

    Show marketing remark (326 chars)

    Investment opportunity for a buyer looking to add a cash flow positive property to their portfolio. This 3 bedroom, 1 bath home includes a breakfast nook, full basement with washer/dryer hook ups, and a detached 2 car garage. The current tenant pays $750 and all of their own utilities. The property is professionally managed.

21. 2020-07-29
    historical
22. 2020-06-16
    listed $51,000 Active
23. 2017-04-28
    soldstatus $20,000 Closed
24. 2017-04-28
    soldstatus $20,000 Sold
25. 2017-04-25
    status Pending
26. 2017-03-14
    listed $26,900 Active
27. 2003-04-25
    soldstatus $65,000
28. 2001-08-10
    soldstatus $78,000
29. 1999-07-16
    soldstatus $75,000
30. 1992-09-02
    soldstatus $54,500

ⓘ 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: $584 · $49/mo
• Projected year-2 tax: $1,068 · $89/mo
• Expected delta: +$484/yr (+$40/mo · 82.8%)

ⓘ 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 ≥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: $13,963
• − Mortgage interest: −$5,574
• − Property taxes: −$584
• − Insurance: −$498
• − Repairs & maintenance: −$1,117
• − Management: −$1,117
• − Depreciation: −$2,895
• Taxable income: $2,179
• Est. tax owed @ 24.0%: −$523
• After-tax cash flow: $3,164/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

+82.6% since first listed

15 events — show timeline

• 2026-05-11 Listed $99,500 Dayton MLS
• 2021-03-03 Sold (MLS) $43,750 Dayton MLS
• 2021-03-03 Sold (MLS) $43,750 Dayton MLS
• 2021-01-28 Pending — Dayton MLS
• 2021-01-26 Listed $60,000 Dayton MLS
• 2020-07-29 Listing Removed — Dayton MLS
• 2020-06-16 Listed $51,000 Dayton MLS
• 2017-04-28 Sold (MLS) $20,000 Dayton MLS
• 2017-04-28 Sold (MLS) $20,000 Dayton MLS
• 2017-04-25 Pending — Dayton MLS
• 2017-03-14 Listed $26,900 Dayton MLS
• 2003-04-25 Sold (Public Records) $65,000 Public Records
• 2001-08-10 Sold (Public Records) $78,000 Public Records
• 1999-07-16 Sold (Public Records) $75,000 Public Records
• 1992-09-02 Sold (Public Records) $54,500 Public Records

Property tax history

-14.9%/yr

Latest (2025): $584 · +2.3% YoY. Source: county tax records.