333 E Bruce Ave · Dayton, OH 45405

$249,900

8 bd · 1.0 ba · 4,200 sqft · MultiFamily public records · 34 Days on market

Built 1943 5,663 sqft lot $60/sqft · 5% above area Est $238k · 5% over

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.2/15.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

BACK ON MARKET - Previous contract terminated due to buyer financing issues. Solid 4-unit property is a valuable addition to any investor’s portfolio. Each spacious unit features 2 bedrooms and 1 bathroom, along with essential appliances including a refrigerator and stove. Tenants are responsible for their own gas and electric, while the owner covers water and trash—keeping operating costs efficient. One unit is currently occupied, generating immediate consistent rental income, while the other three units are vacant and need minor repairs offering immediate lease-up potential and increased cash flow. Financials are based on pro-forma, not actual. Can be sold with 345 E Bruce Ave and 2039 Emerson Ave.

Key facts

• 5,663 sq ft lot
• Built 1943
• Listed 33 days

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $339/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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; lower-income renter base — watch delinquency; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• At $3,864/mo this rent would consume 105% of the median local household income ($44k/yr) (locally 1475% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 $70k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 11 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.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $242,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.55% ✓
• Cap rate: 12.80%
• Cash-on-cash: 23.24%
• DSCR: 2.03
• GRM: 5.4

CMA / ARV

• ARV (median comp): $237,889
• List price: $249,900
• Delta: 5.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3043 Idylwilde Blvd	0.69mi	8/8.0	4,620 (+10%)	5mo	$357,500	$77	28
3057 Idylwilde Blvd	0.68mi	8/8.0	4,620 (+10%)	14mo	$420,000	$91	20

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: 17.8%
• Equity multiple: 1.73×
• Total profit: $51,124
• Equity at exit: $37,261

10-year hold

• IRR: 27.1%
• Equity multiple: 3.54×
• Total profit: $178,068
• Equity at exit: $21,607

Cash invested: $69,972 (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 45405

• Rents YoY: 4.3%
• Active inventory: 134
• Price-to-rent: 21.6×

Monthly cashflow live

• Estimated rent: $3,864 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$283 /mo · $3,395/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$811
• Net cashflow: $1,355

Break-even live

Break-even rent $2,149

Max offer price $249,900

Occupancy floor 60%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$3,864
Total (4 units)			$3,864

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 42 events

1. 2026-06-10
   days on market $249,900 Active 34 DOM
2. 2026-06-09
   days on market $249,900 Active 33 DOM
3. 2026-06-08
   days on market $249,900 Active 32 DOM
4. 2026-06-07
   days on market $249,900 Active 31 DOM
5. 2026-06-05
   days on market $249,900 Active 28 DOM
6. 2026-06-03
   days on market $249,900 Active 27 DOM
7. 2026-06-02
   statusdays on market $249,900 Active 26 DOM
8. 2026-05-18
   status Pending 721-char remark

   Show marketing remark (721 chars)

   BACK ON MARKET - Previous contract terminated due to buyer financing issues. Solid 4-unit property is a valuable addition to any investor’s portfolio. Each spacious unit features 2 bedrooms and 1 bathroom, along with essential appliances including a refrigerator and stove. Tenants are responsible for their own gas and electric, while the owner covers water and trash—keeping operating costs efficient. One unit is currently occupied, generating immediate consistent rental income, while the other three units are vacant and need minor repairs offering immediate lease-up potential and increased cash flow. Financials are based on pro-forma, not actual. Can be sold with 345 E Bruce Ave and 2039 Emerson Ave.

9. 2026-05-01
   status Active 721-char remark

   Show marketing remark (721 chars)

   BACK ON MARKET - Previous contract terminated due to buyer financing issues. Solid 4-unit property is a valuable addition to any investor’s portfolio. Each spacious unit features 2 bedrooms and 1 bathroom, along with essential appliances including a refrigerator and stove. Tenants are responsible for their own gas and electric, while the owner covers water and trash—keeping operating costs efficient. One unit is currently occupied, generating immediate consistent rental income, while the other three units are vacant and need minor repairs offering immediate lease-up potential and increased cash flow. Financials are based on pro-forma, not actual. Can be sold with 345 E Bruce Ave and 2039 Emerson Ave.

10. 2026-03-25
    status Pending 721-char remark

    Show marketing remark (721 chars)

    BACK ON MARKET - Previous contract terminated due to buyer financing issues. Solid 4-unit property is a valuable addition to any investor’s portfolio. Each spacious unit features 2 bedrooms and 1 bathroom, along with essential appliances including a refrigerator and stove. Tenants are responsible for their own gas and electric, while the owner covers water and trash—keeping operating costs efficient. One unit is currently occupied, generating immediate consistent rental income, while the other three units are vacant and need minor repairs offering immediate lease-up potential and increased cash flow. Financials are based on pro-forma, not actual. Can be sold with 345 E Bruce Ave and 2039 Emerson Ave.

11. 2026-03-17
    listed $249,900 Active 721-char remark

    Show marketing remark (721 chars)

    BACK ON MARKET - Previous contract terminated due to buyer financing issues. Solid 4-unit property is a valuable addition to any investor’s portfolio. Each spacious unit features 2 bedrooms and 1 bathroom, along with essential appliances including a refrigerator and stove. Tenants are responsible for their own gas and electric, while the owner covers water and trash—keeping operating costs efficient. One unit is currently occupied, generating immediate consistent rental income, while the other three units are vacant and need minor repairs offering immediate lease-up potential and increased cash flow. Financials are based on pro-forma, not actual. Can be sold with 345 E Bruce Ave and 2039 Emerson Ave.

12. 2024-07-30
    soldstatus $447,500
13. 2020-06-22
    soldstatus $135,000
14. 2020-06-22
    soldstatus $210,000
15. 2020-05-29
    soldstatus $105,000 Sold 291-char remark

    Show marketing remark (291 chars)

    This property consists of four 2-bedroom, 1-bath apartments. Tenants pay for heat and electric. Landlord pays water and trash. Fully occupied at the time of the listing. There is a full basement with washer and dryer hook-ups. Street parking is available. Rents are $400, $375, $350, $475.

16. 2020-05-29
    soldstatus $105,000 Closed 291-char remark

    Show marketing remark (291 chars)

    This property consists of four 2-bedroom, 1-bath apartments. Tenants pay for heat and electric. Landlord pays water and trash. Fully occupied at the time of the listing. There is a full basement with washer and dryer hook-ups. Street parking is available. Rents are $400, $375, $350, $475.

17. 2020-03-03
    historical Active/Pending 291-char remark

    Show marketing remark (291 chars)

    This property consists of four 2-bedroom, 1-bath apartments. Tenants pay for heat and electric. Landlord pays water and trash. Fully occupied at the time of the listing. There is a full basement with washer and dryer hook-ups. Street parking is available. Rents are $400, $375, $350, $475.

18. 2020-02-24
    status Active 291-char remark

    Show marketing remark (291 chars)

    This property consists of four 2-bedroom, 1-bath apartments. Tenants pay for heat and electric. Landlord pays water and trash. Fully occupied at the time of the listing. There is a full basement with washer and dryer hook-ups. Street parking is available. Rents are $400, $375, $350, $475.

19. 2020-02-01
    status Pending 291-char remark

    Show marketing remark (291 chars)

    This property consists of four 2-bedroom, 1-bath apartments. Tenants pay for heat and electric. Landlord pays water and trash. Fully occupied at the time of the listing. There is a full basement with washer and dryer hook-ups. Street parking is available. Rents are $400, $375, $350, $475.

20. 2020-01-24
    status Active 291-char remark

    Show marketing remark (291 chars)

    This property consists of four 2-bedroom, 1-bath apartments. Tenants pay for heat and electric. Landlord pays water and trash. Fully occupied at the time of the listing. There is a full basement with washer and dryer hook-ups. Street parking is available. Rents are $400, $375, $350, $475.

21. 2019-11-23
    status Pending 291-char remark

    Show marketing remark (291 chars)

    This property consists of four 2-bedroom, 1-bath apartments. Tenants pay for heat and electric. Landlord pays water and trash. Fully occupied at the time of the listing. There is a full basement with washer and dryer hook-ups. Street parking is available. Rents are $400, $375, $350, $475.

22. 2019-10-24
    price $119,900 291-char remark

    Show marketing remark (291 chars)

    This property consists of four 2-bedroom, 1-bath apartments. Tenants pay for heat and electric. Landlord pays water and trash. Fully occupied at the time of the listing. There is a full basement with washer and dryer hook-ups. Street parking is available. Rents are $400, $375, $350, $475.

23. 2019-10-24
    status Active 291-char remark

    Show marketing remark (291 chars)

    This property consists of four 2-bedroom, 1-bath apartments. Tenants pay for heat and electric. Landlord pays water and trash. Fully occupied at the time of the listing. There is a full basement with washer and dryer hook-ups. Street parking is available. Rents are $400, $375, $350, $475.

24. 2019-10-16
    status Pending 291-char remark

    Show marketing remark (291 chars)

    This property consists of four 2-bedroom, 1-bath apartments. Tenants pay for heat and electric. Landlord pays water and trash. Fully occupied at the time of the listing. There is a full basement with washer and dryer hook-ups. Street parking is available. Rents are $400, $375, $350, $475.

25. 2019-10-15
    status Active 291-char remark

    Show marketing remark (291 chars)

    This property consists of four 2-bedroom, 1-bath apartments. Tenants pay for heat and electric. Landlord pays water and trash. Fully occupied at the time of the listing. There is a full basement with washer and dryer hook-ups. Street parking is available. Rents are $400, $375, $350, $475.

26. 2019-10-04
    status Pending 291-char remark

    Show marketing remark (291 chars)

    This property consists of four 2-bedroom, 1-bath apartments. Tenants pay for heat and electric. Landlord pays water and trash. Fully occupied at the time of the listing. There is a full basement with washer and dryer hook-ups. Street parking is available. Rents are $400, $375, $350, $475.

27. 2019-08-28
    status Active 291-char remark

    Show marketing remark (291 chars)

    This property consists of four 2-bedroom, 1-bath apartments. Tenants pay for heat and electric. Landlord pays water and trash. Fully occupied at the time of the listing. There is a full basement with washer and dryer hook-ups. Street parking is available. Rents are $400, $375, $350, $475.

28. 2019-08-08
    status Pending 291-char remark

    Show marketing remark (291 chars)

    This property consists of four 2-bedroom, 1-bath apartments. Tenants pay for heat and electric. Landlord pays water and trash. Fully occupied at the time of the listing. There is a full basement with washer and dryer hook-ups. Street parking is available. Rents are $400, $375, $350, $475.

29. 2019-06-21
    listed $124,900 Active 291-char remark

    Show marketing remark (291 chars)

    This property consists of four 2-bedroom, 1-bath apartments. Tenants pay for heat and electric. Landlord pays water and trash. Fully occupied at the time of the listing. There is a full basement with washer and dryer hook-ups. Street parking is available. Rents are $400, $375, $350, $475.

30. 2019-06-15
    historical
31. 2019-04-23
    price $109,900
32. 2019-03-22
    status Active
33. 2019-03-15
    historical Active/Pending
34. 2019-02-15
    historical
35. 2019-02-15
    listed $106,900 Active
36. 2018-11-13
    price $106,900
37. 2018-09-20
    price $121,500
38. 2018-09-13
    listed $110,000 Active
39. 2016-08-15
    soldstatus $135,000
40. 2008-04-07
    soldstatus $62,000
41. 1979-03-02
    soldstatus $46,000
42. 1979-03-02
    soldstatus $46,000

ⓘ 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: $3,395 · $283/mo
• Projected year-2 tax: $3,647 · $304/mo
• Expected delta: +$251/yr (+$21/mo · 7.4%)

ⓘ 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: $46,368
• − Mortgage interest: −$13,998
• − Property taxes: −$3,395
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,709
• − Management: −$3,709
• − Depreciation: −$7,270
• Taxable income: $13,036
• Est. tax owed @ 24.0%: −$3,129
• After-tax cash flow: $13,131/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

+443.3% since first listed

35 events — show timeline

• 2026-05-18 Pending — Dayton MLS
• 2026-05-01 Relisted — Dayton MLS
• 2026-03-25 Pending — Dayton MLS
• 2026-03-17 Listed $249,900 Dayton MLS
• 2024-07-30 Sold (Public Records) $447,500 Public Records
• 2020-06-22 Sold (Public Records) $210,000 Public Records
• 2020-06-22 Sold (Public Records) $135,000 Public Records
• 2020-05-29 Sold (MLS) $105,000 Dayton MLS
• 2020-05-29 Sold (MLS) $105,000 Dayton MLS
• 2020-03-03 Contingent — Dayton MLS
• 2020-02-24 Relisted — Dayton MLS
• 2020-02-01 Pending — Dayton MLS
• 2020-01-24 Relisted — Dayton MLS
• 2019-11-23 Pending — Dayton MLS
• 2019-10-24 Price Changed $119,900 Dayton MLS
• 2019-10-24 Relisted — Dayton MLS
• 2019-10-16 Pending — Dayton MLS
• 2019-10-15 Relisted — Dayton MLS
• 2019-10-04 Pending — Dayton MLS
• 2019-08-28 Relisted — Dayton MLS
• 2019-08-08 Pending — Dayton MLS
• 2019-06-21 Listed $124,900 Dayton MLS
• 2019-06-15 Listing Removed — Dayton MLS
• 2019-04-23 Price Changed $109,900 Dayton MLS
• 2019-03-22 Relisted — Dayton MLS
• 2019-03-15 Contingent — Dayton MLS
• 2019-02-15 Listing Removed — Dayton MLS
• 2019-02-15 Listed $106,900 Dayton MLS
• 2018-11-13 Price Changed $106,900 Dayton MLS
• 2018-09-20 Price Changed $121,500 Dayton MLS
• 2018-09-13 Listed $110,000 Dayton MLS
• 2016-08-15 Sold (Public Records) $135,000 Public Records
• 2008-04-07 Sold (Public Records) $62,000 Public Records
• 1979-03-02 Sold (Public Records) $46,000 Public Records
• 1979-03-02 Sold (Public Records) $46,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $3,395 · -1.0% YoY. Source: county tax records.