1122 Demphle Ave · Dayton, OH 45410

$99,900

3 bd · 1.0 ba · 1,408 sqft · SingleFamily public records · 8 Days on market

Built 1905 3,851 sqft lot Est $165k · 39% 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
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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 MLS

Great investment opportunity for rental or for 1st time buyer. 3 bedroom 2 story. Lots of storage space. Full basement and detached garage. Minutes from dining, shopping and interstate.

Key facts

• Breakfast nook
• Partial basement
• Two story home

Tags

• TWO STORY HOME
• BREAKFAST NOOK
• CENTRAL AIR
• PARTIAL BASEMENT
• PARTIALLY FENCED YARD
• PATIO

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Home design: 2-story single-family home
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Residential lot (35 x 110)

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Second-floor bedrooms (two)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Partial basement
• Laundry & utility: Main-level laundry room

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 $394 ($5k/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 11.0% 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); 42% 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 33% 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y 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 $35k; list at $100k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1905 — 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: 1.29% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.92%
• DSCR: 1.75
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $164,736
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
55 Illinois Ave	0.16mi	3/1.0	1,408 (0%)	1mo	$95,000	$67	92
128 Missouri Ave	0.22mi	3/2.0	1,415 (+0%)	2mo	$165,000	$117	84
167 Indiana Ave	0.30mi	3/1.5	1,395 (-1%)	2mo	$179,900	$129	81
136 Dover St	0.17mi	3/1.5	1,512 (+7%)	2mo	$92,000	$61	76
40 Anderson St	0.51mi	3/1.5	1,433 (+2%)	1mo	$172,850	$121	70
853 Creighton Ave	0.56mi	3/1.0	1,368 (-3%)	2mo	$125,000	$91	67
39 Gebhart St	0.27mi	3/2.0	1,248 (-11%)	1mo	$39,504	$32	64
107 Sherman St	0.62mi	3/1.5	1,446 (+3%)	2mo	$73,000	$50	63
566 Wyoming St	0.49mi	3/1.0	1,290 (-8%)	1mo	$180,000	$140	62
1254 Phillips Ave	0.58mi	3/1.5	1,348 (-4%)	2mo	$187,000	$139	62
1014 Arbor Ave	0.71mi	3/1.5	1,488 (+6%)	2mo	$99,900	$67	54
52 Clover St	0.65mi	2/1.0 (-1)	1,230 (-13%)	2mo	$205,000	$167	42

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: 13.4%
• Equity multiple: 1.56×
• Total profit: $15,748
• Equity at exit: $14,895

10-year hold

• IRR: 25.6%
• Equity multiple: 3.76×
• Total profit: $77,081
• 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: 6.4×

Monthly cashflow live

• Estimated rent: $1,293 high
• Mortgage (P&I): −$524
• Tax from tax record: −$61 /mo · $736/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $394

Break-even live

Break-even rent $793

Max offer price $99,900

Occupancy floor 64%

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
31 Bidleman St Dayton, OH	2.0	1.5	1568	$1,100	$0.70	43d	1	0.17mi
1411 Wyoming St Dayton, OH	3.0	1.0	1256	$1,095	$0.87	2d	1	0.18mi
1020 Walnut Hill Pl Dayton, OH	3.0	1.0	1200	$1,400	$1.17	43d	1	0.21mi
1038 Walnut Hill Pl Dayton, OH	3.0	1.0	1232	$1,095	$0.89	43d	1	0.23mi
20 Lucerne Ave Dayton, OH	3.0	1.0	1378	$1,200	$0.87	43d	1	0.25mi
1515 Wyoming St Dayton, OH	3.0	1.0	1400	$1,000	$0.71	43d	1	0.26mi
136 Indiana Ave Dayton, OH	3.0	1.0	1194	$1,250	$1.05	23d	1	0.29mi
32 Gebhart St Dayton, OH	4.0	1.0	1800	$1,400	$0.78	14d	1	0.31mi
511 Parrot St Dayton, OH	3.0	1.5	1618	$1,100	$0.68	14d	1	0.32mi
2114 Wayne Ave Dayton, OH	4.0	2.0	1723	$1,595	$0.93	43d	1	0.46mi
313 Illinois Ave Dayton, OH	3.0	1.0	1142	$975	$0.85	3d	1	0.46mi
1101 Phillips Ave Unit 1101 Dayton, OH	3.0	1.5	1300	$1,450	$1.12	43d	1	0.47mi
2132 Wayne Ave Dayton, OH	3.0	2.0	1484	$1,350	$0.91	2d	1	0.48mi
920 E Stewart St Dayton, OH	4.0	1.0	1322	$1,425	$1.08	43d	1	0.59mi
519 Wyoming St Dayton, OH	3.0	1.5	1240	$1,600	$1.29	43d	1	0.59mi
637 Creighton Ave Dayton, OH	3.0	1.0	1144	$1,350	$1.18	14d	1	0.61mi
424 Bantz Ct Dayton, OH	3.0	1.0	1192	$1,050	$0.88	3d	1	0.64mi
2012 Saint Charles Ave Dayton, OH	2.0	1.0	945	$1,250	$1.32	43d	1	0.65mi
534 Beckman St Dayton, OH	3.0	2.0	1452	$1,400	$0.96	2d	1	0.65mi
1410 Phillips Ave Unit 1 Dayton, OH	2.0	1.0	1000	$950	$0.95	43d	1	0.70mi
2600 Wayne Ave Dayton, OH	4.0	1.5	1328	$1,500	$1.13	23d	1	0.73mi
229 James St Unit 228 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	23d	1	0.75mi
227 James St Unit 1 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	3d	1	0.75mi
2306 Alice St Dayton, OH	3.0	1.0	918	$1,200	$1.31	3d	1	0.75mi
228 James St Dayton, OH	3.0	1.0	1700	$1,200	$0.71	43d	1	0.75mi
2200 E 5th St Dayton, OH	2.0	1.0	1000	$825	$0.82	23d	1	0.83mi
15 John St Unit 15 Dayton, OH	2.0	1.0	1200	$800	$0.67	23d	1	0.83mi
854 Santa Cruz Ave Dayton, OH	3.0	1.0	1060	$1,300	$1.23	43d	1	0.84mi
706 Kolping Ave Unit 706 Dayton, OH	3.0	1.5	1172	$1,300	$1.11	2d	1	0.92mi
25 Garret St Dayton, OH	2.0	1.5	1364	$1,750	$1.28	23d	1	0.93mi
243 Oak St Dayton, OH	3.0	1.5	1316	$1,600	$1.22	3d	1	0.95mi
425 Dayton Towers Dr Dayton, OH	2.0	1.0–2.0	852	$1,799	$2.11	2d	30	0.98mi
115 Livingston Ave Dayton, OH	3.0	1.0	1624	$1,450	$0.89	44d	1	0.99mi
1354 Ohmer St Unit 1356C Dayton, OH	2.0	2.0	1200	$900	$0.75	43d	1	1.01mi
1354 Ohmer St Unit 1354C Dayton, OH	2.0	1.0	900	$700	$0.78	43d	1	1.01mi
1354 Ohmer St Unit 1354A Dayton, OH	2.0	1.0	900	$675	$0.75	23d	1	1.01mi
2029 Brookline Ave Dayton, OH	2.0	1.0	990	$1,270	$1.28	14d	1	1.07mi
314 Sheridan Ave Dayton, OH	3.0	1.0	1258	$1,150	$0.91	3d	1	1.09mi
213 Burns Ave Dayton, OH	2.0	1.5	1388	$1,500	$1.08	14d	1	1.11mi
213 Burns Ave Dayton, OH	2.0	1.5	1388	$1,500	$1.08	43d	1	1.11mi

Listing history 9 events

1. 2026-05-22
   listed $99,900 Active
2. 2019-06-28
   soldstatus $34,900 Sold 185-char remark

   Show marketing remark (185 chars)

   Great investment opportunity for rental or for 1st time buyer. 3 bedroom 2 story. Lots of storage space. Full basement and detached garage. Minutes from dining, shopping and interstate.

3. 2019-06-28
   soldstatus $34,900 Closed 185-char remark

   Show marketing remark (185 chars)

   Great investment opportunity for rental or for 1st time buyer. 3 bedroom 2 story. Lots of storage space. Full basement and detached garage. Minutes from dining, shopping and interstate.

4. 2019-02-06
   status Pending 185-char remark

   Show marketing remark (185 chars)

   Great investment opportunity for rental or for 1st time buyer. 3 bedroom 2 story. Lots of storage space. Full basement and detached garage. Minutes from dining, shopping and interstate.

5. 2019-02-06
   status Active 185-char remark

   Show marketing remark (185 chars)

   Great investment opportunity for rental or for 1st time buyer. 3 bedroom 2 story. Lots of storage space. Full basement and detached garage. Minutes from dining, shopping and interstate.

6. 2019-02-06
   status Pending 185-char remark

   Show marketing remark (185 chars)

   Great investment opportunity for rental or for 1st time buyer. 3 bedroom 2 story. Lots of storage space. Full basement and detached garage. Minutes from dining, shopping and interstate.

7. 2019-02-06
   status Active 185-char remark

   Show marketing remark (185 chars)

   Great investment opportunity for rental or for 1st time buyer. 3 bedroom 2 story. Lots of storage space. Full basement and detached garage. Minutes from dining, shopping and interstate.

8. 2019-02-05
   status Pending 185-char remark

   Show marketing remark (185 chars)

   Great investment opportunity for rental or for 1st time buyer. 3 bedroom 2 story. Lots of storage space. Full basement and detached garage. Minutes from dining, shopping and interstate.

9. 2019-01-29
   listed $34,900 Active 185-char remark

   Show marketing remark (185 chars)

   Great investment opportunity for rental or for 1st time buyer. 3 bedroom 2 story. Lots of storage space. Full basement and detached garage. Minutes from dining, shopping and interstate.

ⓘ 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: $736 · $61/mo
• Projected year-2 tax: $1,147 · $96/mo
• Expected delta: +$411/yr (+$34/mo · 55.8%)

ⓘ 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 ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,514
• − Mortgage interest: −$5,596
• − Property taxes: −$736
• − Insurance: −$500
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$2,906
• Taxable income: $3,294
• Est. tax owed @ 24.0%: −$791
• After-tax cash flow: $3,943/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

+186.2% since first listed

9 events — show timeline

• 2026-05-22 Listed $99,900 Dayton MLS
• 2019-06-28 Sold (MLS) $34,900 Dayton MLS
• 2019-06-28 Sold (MLS) $34,900 Dayton MLS
• 2019-02-06 Pending — Dayton MLS
• 2019-02-06 Relisted — Dayton MLS
• 2019-02-06 Pending — Dayton MLS
• 2019-02-06 Relisted — Dayton MLS
• 2019-02-05 Pending — Dayton MLS
• 2019-01-29 Listed $34,900 Dayton MLS

Property tax history

+2.8%/yr

Latest (2025): $736 · -0.2% YoY. Source: county tax records.