49 Pointview Ave · Dayton, OH 45405

$59,900

4 bd · 1.5 ba · 1,778 sqft · SingleFamily public records · 30 Days on market

Built 1908 5,319 sqft lot Est $114k · 47% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Sigle family home with 3bd 2ba and 1,778 sq ft of living space. New windows and hardwood floors. This home is priced to sell or ready to be added to your portfolio! Recently rented at $1300 per month. Schedule a showing today!

Key facts

• 5,319 sq ft lot
• Built 1908
• Listed 30 days

🏷️ Possibly a rental listed for sale. The $59,900 price doesn't fit this home's estimated sale value (~$113,792) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $634 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.0% 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 (+4.3%/yr); 134 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 35% 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 $414 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 9y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,001 (1.5% below list)

Questions for the listing agent

1. Built in 1908 — 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: 2.12% ✓
• Cap rate: 18.98%
• Cash-on-cash: 45.33%
• DSCR: 3.02
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $113,792
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 Laura Ave	0.37mi	3/1.5 (-1)	1,710 (-4%)	2mo	$143,000	$84	70
427 Sandalwood Dr	0.27mi	3/1.0 (-1)	1,958 (+10%)	0mo	$125,000	$64	63
156 E Hillcrest Ave	0.27mi	3/1.5 (-1)	1,590 (-11%)	3mo	$85,000	$53	63
200 E Siebenthaler Ave	0.37mi	3/1.0 (-1)	1,564 (-12%)	3mo	$64,000	$41	54
3208 Zephyr Dr	0.66mi	4/2.0	1,916 (+8%)	3mo	$120,000	$63	51
349 Cherry Dr	0.51mi	3/2.0 (-1)	1,623 (-9%)	5mo	$114,900	$71	50
110 E Fairview Ave	0.57mi	3/1.5 (-1)	1,591 (-10%)	2mo	$78,000	$49	49
2 E Hudson Ave	0.73mi	3/1.0 (-1)	1,661 (-7%)	1mo	$35,000	$21	47
2331 Newport Ave	0.50mi	3/1.5 (-1)	1,520 (-14%)	1mo	$85,000	$56	46
2313 Eastview Ave	0.53mi	4/2.0	1,515 (-15%)	4mo	$149,900	$99	46
80 W Norman Ave	0.65mi	3/1.5 (-1)	1,604 (-10%)	6mo	$168,000	$105	43
27 E Hudson Ave	0.70mi	4/2.0	2,020 (+14%)	7mo	$129,975	$64	37

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: 43.9%
• Equity multiple: 2.93×
• Total profit: $32,374
• Equity at exit: $8,931

10-year hold

• IRR: 50.5%
• Equity multiple: 6.21×
• Total profit: $87,447
• Equity at exit: $5,179

Cash invested: $16,772 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,272 high
• Mortgage (P&I): −$314
• Tax from tax record: −$32 /mo · $388/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $634

Break-even live

Break-even rent $470

Max offer price $59,900

Occupancy floor 45%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42 Pointview Ave Unit 42 Dayton, OH	3.0	2.0	1240	$1,200	$0.97	3d	1	0.03mi
39 E Maplewood Ave Dayton, OH	4.0	1.5	1560	$1,050	$0.67	3d	1	0.06mi
101 E Bruce Ave Dayton, OH	3.0	1.0	1455	$1,150	$0.79	2d	1	0.18mi
26 W Beechwood Ave Dayton, OH	3.0	1.5	1468	$1,050	$0.72	43d	1	0.23mi
317 Fernwood Ave Dayton, OH	3.0	1.0	1320	$1,100	$0.83	11d	1	0.29mi
253 E Hillcrest Ave Dayton, OH	3.0	2.5	2569	$1,800	$0.70	2d	1	0.35mi
2327 Eastview Ave Dayton, OH	5.0	1.0	1290	$1,300	$1.01	43d	1	0.50mi
41 W Fairview Ave Unit 2 Dayton, OH	3.0	1.0	1452	$1,200	$0.83	14d	1	0.55mi
101 W Norman Ave Unit 101 Dayton, OH	3.0	1.0	1600	$945	$0.59	43d	1	0.61mi
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	43d	1	0.62mi
181 W Norman Ave Dayton, OH	3.0	2.0	1228	$1,150	$0.94	43d	1	0.64mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	43d	1	0.65mi
167 W Hudson Ave Dayton, OH	3.0	1.5	1344	$1,185	$0.88	43d	1	0.70mi
234 Santa Clara Ave Dayton, OH	3.0	1.0	1368	$1,125	$0.82	43d	1	0.85mi
2247 Salem Ave Unit 2249 Dayton, OH	3.0	1.5	1300	$1,400	$1.08	43d	1	1.01mi
2247 Salem Ave Unit 2247 Dayton, OH	3.0	1.5	1300	$1,350	$1.04	3d	1	1.01mi
2232 Salem Ave Dayton, OH	3.0	1.0	1250	$1,200	$0.96	3d	1	1.03mi
1108 Rydale Rd Dayton, OH	3.0	1.0	1281	$1,245	$0.97	19d	1	1.05mi
1743 Radcliffe Rd Dayton, OH	3.0	1.5	1729	$1,200	$0.69	43d	1	1.08mi
1501 Viola Ave Dayton, OH	3.0	1.0	1952	$1,175	$0.60	14d	1	1.16mi
1927 Burroughs Dr Dayton, OH	3.0	2.0	1409	$1,245	$0.88	14d	1	1.22mi
338 Kenwood Ave Dayton, OH	3.0	1.5	1512	$1,195	$0.79	43d	1	1.24mi
2141 Philadelphia Dr Dayton, OH	3.0	1.0	1736	$1,395	$0.80	43d	1	1.27mi
1225 Amherst Pl Dayton, OH	3.0	1.0	1548	$1,300	$0.84	14d	1	1.33mi
932 Harvard Blvd Dayton, OH	5.0	2.0	1986	$1,500	$0.76	43d	1	1.41mi
942 Harvard Blvd Dayton, OH	3.0	2.0	1596	$1,200	$0.75	3d	1	1.42mi
132 Wroe Ave Unit 132 Dayton, OH	3.0	2.5	1934	$1,297	$0.67	43d	1	1.48mi
138 Rockwood Ave Dayton, OH	3.0	1.5	1439	$1,200	$0.83	23d	1	1.50mi

Listing history 42 events

1. 2025-08-12
   status Pending
2. 2025-08-01
   price $59,900
3. 2025-07-12
   listed $69,900 Active
4. 2025-06-30
   historical

   Show marketing remark (226 chars)

   Sigle family home with 3bd 2ba and 1,778 sq ft of living space. New windows and hardwood floors. This home is priced to sell or ready to be added to your portfolio! Recently rented at $1300 per month. Schedule a showing today!

5. 2025-06-30
   historical 226-char remark

   Show marketing remark (226 chars)

   Sigle family home with 3bd 2ba and 1,778 sq ft of living space. New windows and hardwood floors. This home is priced to sell or ready to be added to your portfolio! Recently rented at $1300 per month. Schedule a showing today!

6. 2025-05-23
   price $104,000

   Show marketing remark (226 chars)

   Sigle family home with 3bd 2ba and 1,778 sq ft of living space. New windows and hardwood floors. This home is priced to sell or ready to be added to your portfolio! Recently rented at $1300 per month. Schedule a showing today!

7. 2025-05-23
   price $104,000 226-char remark

   Show marketing remark (226 chars)

   Sigle family home with 3bd 2ba and 1,778 sq ft of living space. New windows and hardwood floors. This home is priced to sell or ready to be added to your portfolio! Recently rented at $1300 per month. Schedule a showing today!

8. 2025-05-16
   price $107,000

   Show marketing remark (226 chars)

   Sigle family home with 3bd 2ba and 1,778 sq ft of living space. New windows and hardwood floors. This home is priced to sell or ready to be added to your portfolio! Recently rented at $1300 per month. Schedule a showing today!

9. 2025-05-16
   price $107,000 226-char remark

   Show marketing remark (226 chars)

   Sigle family home with 3bd 2ba and 1,778 sq ft of living space. New windows and hardwood floors. This home is priced to sell or ready to be added to your portfolio! Recently rented at $1300 per month. Schedule a showing today!

10. 2025-05-05
    status Active

    Show marketing remark (226 chars)

    Sigle family home with 3bd 2ba and 1,778 sq ft of living space. New windows and hardwood floors. This home is priced to sell or ready to be added to your portfolio! Recently rented at $1300 per month. Schedule a showing today!

11. 2025-05-05
    status Active 226-char remark

    Show marketing remark (226 chars)

    Sigle family home with 3bd 2ba and 1,778 sq ft of living space. New windows and hardwood floors. This home is priced to sell or ready to be added to your portfolio! Recently rented at $1300 per month. Schedule a showing today!

12. 2025-04-02
    status Pending

    Show marketing remark (226 chars)

    Sigle family home with 3bd 2ba and 1,778 sq ft of living space. New windows and hardwood floors. This home is priced to sell or ready to be added to your portfolio! Recently rented at $1300 per month. Schedule a showing today!

13. 2025-04-02
    historical Contingency Pending 226-char remark

    Show marketing remark (226 chars)

    Sigle family home with 3bd 2ba and 1,778 sq ft of living space. New windows and hardwood floors. This home is priced to sell or ready to be added to your portfolio! Recently rented at $1300 per month. Schedule a showing today!

14. 2024-12-20
    price $110,000 226-char remark

    Show marketing remark (226 chars)

    Sigle family home with 3bd 2ba and 1,778 sq ft of living space. New windows and hardwood floors. This home is priced to sell or ready to be added to your portfolio! Recently rented at $1300 per month. Schedule a showing today!

15. 2024-12-20
    price $110,000

    Show marketing remark (226 chars)

    Sigle family home with 3bd 2ba and 1,778 sq ft of living space. New windows and hardwood floors. This home is priced to sell or ready to be added to your portfolio! Recently rented at $1300 per month. Schedule a showing today!

16. 2024-07-01
    price $120,000

    Show marketing remark (226 chars)

    Sigle family home with 3bd 2ba and 1,778 sq ft of living space. New windows and hardwood floors. This home is priced to sell or ready to be added to your portfolio! Recently rented at $1300 per month. Schedule a showing today!

17. 2024-07-01
    price $120,000 226-char remark

    Show marketing remark (226 chars)

    Sigle family home with 3bd 2ba and 1,778 sq ft of living space. New windows and hardwood floors. This home is priced to sell or ready to be added to your portfolio! Recently rented at $1300 per month. Schedule a showing today!

18. 2024-06-25
    listed $125,000 Active

    Show marketing remark (226 chars)

    Sigle family home with 3bd 2ba and 1,778 sq ft of living space. New windows and hardwood floors. This home is priced to sell or ready to be added to your portfolio! Recently rented at $1300 per month. Schedule a showing today!

19. 2024-06-25
    listed $125,000 Active 226-char remark

    Show marketing remark (226 chars)

    Sigle family home with 3bd 2ba and 1,778 sq ft of living space. New windows and hardwood floors. This home is priced to sell or ready to be added to your portfolio! Recently rented at $1300 per month. Schedule a showing today!

20. 2024-06-20
    historical $1,300
21. 2024-06-06
    listed $1,300
22. 2024-05-23
    historical $1,250
23. 2024-04-11
    listed $1,250
24. 2024-04-10
    historical
25. 2024-03-20
    listed
26. 2023-09-13
    price $135,000
27. 2022-10-28
    soldstatus $135,000
28. 2022-10-19
    soldstatus $135,000 Closed
29. 2022-10-19
    soldstatus $135,000 Sold
30. 2022-10-19
    soldstatus $135,000 Sold
31. 2022-09-08
    historical
32. 2022-09-08
    listed Contingency Pending
33. 2022-09-07
    listed $142,900
34. 2022-09-07
    listed $142,900
35. 2017-09-09
    historical
36. 2017-09-06
    soldstatus $15,000 Closed
37. 2017-09-06
    soldstatus $15,000 Sold
38. 2017-08-11
    status Pending
39. 2017-08-01
    listed $17,500 Active
40. 2016-11-04
    soldstatus $20,000
41. 2006-08-28
    soldstatus $71,000
42. 1999-04-01
    soldstatus $49,100

ⓘ 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: $388 · $32/mo
• Projected year-2 tax: $661 · $55/mo
• Expected delta: +$273/yr (+$23/mo · 70.5%)

ⓘ 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: $15,264
• − Mortgage interest: −$3,355
• − Property taxes: −$388
• − Insurance: −$300
• − Repairs & maintenance: −$1,221
• − Management: −$1,221
• − Depreciation: −$1,743
• Taxable income: $7,037
• Est. tax owed @ 24.0%: −$1,689
• After-tax cash flow: $5,913/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

+22.0% since first listed

42 events — show timeline

• 2025-08-12 Pending — Dayton MLS
• 2025-08-01 Price Changed $59,900 Dayton MLS
• 2025-07-12 Listed $69,900 Dayton MLS
• 2025-06-30 Listing Removed — Cincy MLS
• 2025-06-30 Listing Removed — Dayton MLS
• 2025-05-23 Price Changed $104,000 Dayton MLS
• 2025-05-23 Price Changed $104,000 Cincy MLS
• 2025-05-16 Price Changed $107,000 Dayton MLS
• 2025-05-16 Price Changed $107,000 Cincy MLS
• 2025-05-05 Relisted — Dayton MLS
• 2025-05-05 Relisted — Cincy MLS
• 2025-04-02 Pending — Dayton MLS
• 2025-04-02 Contingent — Cincy MLS
• 2024-12-20 Price Changed $110,000 Cincy MLS
• 2024-12-20 Price Changed $110,000 Dayton MLS
• 2024-07-01 Price Changed $120,000 Dayton MLS
• 2024-07-01 Price Changed $120,000 Cincy MLS
• 2024-06-25 Listed $125,000 Cincy MLS
• 2024-06-25 Listed $125,000 Dayton MLS
• 2024-06-20 Rental Removed $1,300 APPFOLIO
• 2024-06-06 Listed for Rent $1,300 APPFOLIO
• 2024-05-23 Rental Removed $1,250 APPFOLIO
• 2024-04-11 Listed for Rent $1,250 APPFOLIO
• 2024-04-10 Rental Removed — APPFOLIO
• 2024-03-20 Listed for Rent — APPFOLIO
• 2023-09-13 Price Changed $135,000 Cincy MLS
• 2022-10-28 Sold (Public Records) $135,000 Public Records
• 2022-10-19 Sold (MLS) $135,000 Cincy MLS
• 2022-10-19 Sold (MLS) $135,000 Dayton MLS
• 2022-10-19 Sold (MLS) $135,000 Dayton MLS
• 2022-09-08 Listing Removed — Dayton MLS
• 2022-09-08 Listed — Cincy MLS
• 2022-09-07 Listed $142,900 Cincy MLS
• 2022-09-07 Listed $142,900 Dayton MLS
• 2017-09-09 Listing Removed — Dayton MLS
• 2017-09-06 Sold (MLS) $15,000 Dayton MLS
• 2017-09-06 Sold (MLS) $15,000 Dayton MLS
• 2017-08-11 Pending — Dayton MLS
• 2017-08-01 Listed $17,500 Dayton MLS
• 2016-11-04 Sold (Public Records) $20,000 Public Records
• 2006-08-28 Sold (Public Records) $71,000 Public Records
• 1999-04-01 Sold (Public Records) $49,100 Public Records

Property tax history

-9.7%/yr

Latest (2025): $388 · -0.2% YoY. Source: county tax records.