5792 Durand St · Dayton, OH 45414

$215,000

3 bd · 1.5 ba · 1,799 sqft · SingleFamily public records · 11 Days on market

Built 1961 0.50 ac lot Est $252k · 15% under

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Why this score? — see what drove the D+ 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).

• ARV discount +14.1/15.0
• Cash flow +11.2/30.0
• Schools +5.0/10.0
• Rent growth +4.4/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated Brick Ranch on Half an Acre. Almost 1800 sq ft with large living, dining and family room with stone fireplace. Remodeled in 2014 from top to bottom. Updates include new furnace and air conditioning, Roof, Carpet, Bathrooms, windows, electrical, and Beautiful spacious Kitchen. Huge half acre fenced yard with woods and creek in rear. Storage Shed. You must see this home to truly appreciate.

Key facts

• Attached garage
• Spacious kitchen
• Center island

Tags

• ATTACHED GARAGE
• SPACIOUS KITCHEN
• CENTER ISLAND
• STAINLESS STEEL APPLIANCES
• EXCELLENT CABINET STORAGE
• LIGHT FILLED BONUS ROOM

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached one-car garage
• Utilities: Central air; Forced air heating (natural gas)
• Home design: Single-story home; Brick exterior; Slab foundation
• Construction: Brick construction
• Exterior features: Half-acre residential lot; Lot dimensions: check with auditor; Residential zoning

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Three main-level bedrooms (12 x 10; 10 x 10; 10 x 9)
• Bathrooms: One full bathroom; One half bathroom; Two main-level bathrooms total
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Living room; Dining room; Bonus room; Utility room; One wood-burning fireplace
• Laundry & utility: Main-level utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-82 ($-982/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (17.0% below list).
• Recommended offer: $178k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 7.4% in Dayton — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Market conditions: Rents rising fast (+7.4%/yr); 51 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 39% of the median local income ($54k/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 $1k of loan paydown is wiped out by about $6k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 13y 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 $90k; list at $215k implies a 139% gain — meaningful room to come down on a strong offer.

Recommended offer $178,449 (17.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1961 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $251,860
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5802 Sparkhill Dr	0.22mi	3/2.0	1,936 (+8%)	6mo	$190,000	$98	70
6027 Riva Ridge Dr	0.32mi	3/2.0	1,697 (-6%)	6mo	$228,000	$134	68
5429 Fair Valley Rd	0.61mi	3/2.0	1,782 (-1%)	7mo	$249,900	$140	62
2307 Stop 8 Rd	0.46mi	3/1.5	1,613 (-10%)	1mo	$254,000	$157	60
2625 Secretariat Ct	0.24mi	3/2.5	1,558 (-13%)	4mo	$275,000	$177	60
6012 Imperial Hills Dr	0.51mi	3/2.0	1,669 (-7%)	5mo	$208,750	$125	58
6208 Rosecrest Dr	0.66mi	3/2.0	1,963 (+9%)	2mo	$259,900	$132	51
6430 Oakhurst Pl	0.65mi	3/2.0	1,657 (-8%)	6mo	$240,000	$145	49
6155 Rosecrest Dr	0.53mi	4/2.0 (+1)	1,960 (+9%)	7mo	$249,900	$128	47
2724 Hazelbrook Dr	0.74mi	4/2.0 (+1)	1,953 (+9%)	1mo	$294,000	$151	43
6036 Deerfield St	0.49mi	4/2.0 (+1)	2,035 (+13%)	7mo	$262,500	$129	42
6020 Volkman Dr	0.71mi	3/2.0	1,614 (-10%)	7mo	$296,822	$184	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 · 7.41% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.47×
• Total profit: $-31,753
• Equity at exit: $32,057

10-year hold

• IRR: 0.6%
• Equity multiple: 1.05×
• Total profit: $2,934
• Equity at exit: $18,589

Cash invested: $60,200 (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 45414

• Rents YoY: 7.4%
• Active inventory: 51
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,784 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$275 /mo · $3,294/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-82

Break-even live

Break-even rent $1,888

Max offer price $200,540

Occupancy floor 100%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6418 Oakhurst Pl Dayton, OH	3.0	2.0	1865	$1,995	$1.07	43d	1	0.63mi
3006 Benchwood Rd Unit 1 Dayton, OH	2.0	1.5	1250	$1,275	$1.02	23d	1	0.83mi
3136 Silver Rock Ave Unit 3138 Dayton, OH	2.0	1.5	1274	$1,395	$1.09	19d	1	0.87mi
5208 Brookmill Ct Dayton, OH	3.0	2.0	1800	$2,000	$1.11	2d	1	1.02mi
3161 Autumn Ridge Ct Unit 3163 Dayton, OH	2.0	1.5	1507	$1,395	$0.93	21d	1	1.02mi

Listing history 18 events

1. 2026-05-14
   listed $215,000 Active
2. 2016-12-27
   soldstatus $89,900
3. 2016-12-21
   soldstatus $89,900 Closed 400-char remark

   Show marketing remark (400 chars)

   Updated Brick Ranch on Half an Acre. Almost 1800 sq ft with large living, dining and family room with stone fireplace. Remodeled in 2014 from top to bottom. Updates include new furnace and air conditioning, Roof, Carpet, Bathrooms, windows, electrical, and Beautiful spacious Kitchen. Huge half acre fenced yard with woods and creek in rear. Storage Shed. You must see this home to truly appreciate.

4. 2016-12-21
   soldstatus $89,900 Sold 400-char remark

   Show marketing remark (400 chars)

   Updated Brick Ranch on Half an Acre. Almost 1800 sq ft with large living, dining and family room with stone fireplace. Remodeled in 2014 from top to bottom. Updates include new furnace and air conditioning, Roof, Carpet, Bathrooms, windows, electrical, and Beautiful spacious Kitchen. Huge half acre fenced yard with woods and creek in rear. Storage Shed. You must see this home to truly appreciate.

5. 2016-12-02
   historical Active/Pending 400-char remark

   Show marketing remark (400 chars)

   Updated Brick Ranch on Half an Acre. Almost 1800 sq ft with large living, dining and family room with stone fireplace. Remodeled in 2014 from top to bottom. Updates include new furnace and air conditioning, Roof, Carpet, Bathrooms, windows, electrical, and Beautiful spacious Kitchen. Huge half acre fenced yard with woods and creek in rear. Storage Shed. You must see this home to truly appreciate.

6. 2016-09-21
   price $89,900 400-char remark

   Show marketing remark (400 chars)

   Updated Brick Ranch on Half an Acre. Almost 1800 sq ft with large living, dining and family room with stone fireplace. Remodeled in 2014 from top to bottom. Updates include new furnace and air conditioning, Roof, Carpet, Bathrooms, windows, electrical, and Beautiful spacious Kitchen. Huge half acre fenced yard with woods and creek in rear. Storage Shed. You must see this home to truly appreciate.

7. 2016-09-07
   price $96,900 400-char remark

   Show marketing remark (400 chars)

   Updated Brick Ranch on Half an Acre. Almost 1800 sq ft with large living, dining and family room with stone fireplace. Remodeled in 2014 from top to bottom. Updates include new furnace and air conditioning, Roof, Carpet, Bathrooms, windows, electrical, and Beautiful spacious Kitchen. Huge half acre fenced yard with woods and creek in rear. Storage Shed. You must see this home to truly appreciate.

8. 2016-08-22
   listed $99,900 Active 400-char remark

   Show marketing remark (400 chars)

   Updated Brick Ranch on Half an Acre. Almost 1800 sq ft with large living, dining and family room with stone fireplace. Remodeled in 2014 from top to bottom. Updates include new furnace and air conditioning, Roof, Carpet, Bathrooms, windows, electrical, and Beautiful spacious Kitchen. Huge half acre fenced yard with woods and creek in rear. Storage Shed. You must see this home to truly appreciate.

9. 2014-07-03
   soldstatus $89,000 Closed 482-char remark

   Show marketing remark (482 chars)

   Wait until you see this! This Charming Brick Ranch has been Completely Remodeled from Top to Bottom. Updates Include New Roof, Carpet, Bathrooms, Windows, Electrical and Ceiling Fans. The Kitchen has also been Beautifully Updated with Brand New Stainless Steel Appliances. Durand is almost 1800 Sq Ft with Enormous Family Room and Woodburning Fireplace. The Family Room Overlooks a Huge Three Quarters of an Acre Lot with Woods and Creek. You must see this Home to Truly Appreciate.

10. 2014-07-03
    soldstatus $89,000 482-char remark

    Show marketing remark (482 chars)

    Wait until you see this! This Charming Brick Ranch has been Completely Remodeled from Top to Bottom. Updates Include New Roof, Carpet, Bathrooms, Windows, Electrical and Ceiling Fans. The Kitchen has also been Beautifully Updated with Brand New Stainless Steel Appliances. Durand is almost 1800 Sq Ft with Enormous Family Room and Woodburning Fireplace. The Family Room Overlooks a Huge Three Quarters of an Acre Lot with Woods and Creek. You must see this Home to Truly Appreciate.

11. 2014-06-03
    historical 482-char remark

    Show marketing remark (482 chars)

    Wait until you see this! This Charming Brick Ranch has been Completely Remodeled from Top to Bottom. Updates Include New Roof, Carpet, Bathrooms, Windows, Electrical and Ceiling Fans. The Kitchen has also been Beautifully Updated with Brand New Stainless Steel Appliances. Durand is almost 1800 Sq Ft with Enormous Family Room and Woodburning Fireplace. The Family Room Overlooks a Huge Three Quarters of an Acre Lot with Woods and Creek. You must see this Home to Truly Appreciate.

12. 2013-12-20
    listed $94,900 482-char remark

    Show marketing remark (482 chars)

    Wait until you see this! This Charming Brick Ranch has been Completely Remodeled from Top to Bottom. Updates Include New Roof, Carpet, Bathrooms, Windows, Electrical and Ceiling Fans. The Kitchen has also been Beautifully Updated with Brand New Stainless Steel Appliances. Durand is almost 1800 Sq Ft with Enormous Family Room and Woodburning Fireplace. The Family Room Overlooks a Huge Three Quarters of an Acre Lot with Woods and Creek. You must see this Home to Truly Appreciate.

13. 2013-12-17
    historical
14. 2013-09-17
    listed $99,750
15. 2013-08-03
    historical
16. 2013-05-06
    listed $99,750
17. 2000-06-02
    soldstatus $111,000
18. 1988-11-15
    soldstatus $60,500

ⓘ 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: $3,294 · $275/mo
• Projected year-2 tax: $3,324 · $277/mo
• Expected delta: +$30/yr (+$2/mo · 0.9%)

ⓘ 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 ≥103°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: $21,414
• − Mortgage interest: −$12,043
• − Property taxes: −$3,294
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,713
• − Management: −$1,713
• − Depreciation: −$6,255
• Taxable loss: −$4,680
• Est. tax savings @ 24.0%: +$1,123
• After-tax cash flow: $141/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)

No district data.

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): 21,167
• Household income: $54,485
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 801.0

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 (75%)
• Race & ethnicity: White 75% Black 15% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 2% Romanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% Arabic 1% Tagalog/Filipino 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: ▼ -142.46%
• Current HPI: 183.1124
• Rent YoY: ▲ 7.41%
• 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

+255.4% since first listed

18 events — show timeline

• 2026-05-14 Listed $215,000 Dayton MLS
• 2016-12-27 Sold (Public Records) $89,900 Public Records
• 2016-12-21 Sold (MLS) $89,900 Dayton MLS
• 2016-12-21 Sold (MLS) $89,900 Dayton MLS
• 2016-12-02 Contingent — Dayton MLS
• 2016-09-21 Price Changed $89,900 Dayton MLS
• 2016-09-07 Price Changed $96,900 Dayton MLS
• 2016-08-22 Listed $99,900 Dayton MLS
• 2014-07-03 Sold (MLS) $89,000 Dayton MLS
• 2014-07-03 Sold (MLS) $89,000 Dayton MLS
• 2014-06-03 Listing Removed — Dayton MLS
• 2013-12-20 Listed $94,900 Dayton MLS
• 2013-12-17 Listing Removed — Dayton MLS
• 2013-09-17 Listed $99,750 Dayton MLS
• 2013-08-03 Listing Removed — Dayton MLS
• 2013-05-06 Listed $99,750 Dayton MLS
• 2000-06-02 Sold (Public Records) $111,000 Public Records
• 1988-11-15 Sold (Public Records) $60,500 Public Records

Property tax history

+1.6%/yr

Latest (2025): $3,294 · -3.3% YoY. Source: county tax records.