214 Geneva Rd · Dayton, OH 45417

$89,995

2 bd · 1.0 ba · 952 sqft · SingleFamily public records · 50 Days on market

Built 1930 5,602 sqft lot Est $89k · at est.

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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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +6.8/15.0
• 1% rule +5.9/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover the charm of Crown Point with this beautifully maintained two-bedroom residence, a true gem offering immediate comfort and a welcoming atmosphere. This single-story home provides an incredible opportunity for discerning buyers seeking both style and functionality. The meticulously updated kitchen and bathroom provide a fresh, modern feel, making daily routines a pleasure. Beyond the main living areas, a remarkable 500 sq ft finished recreation room in the basement offers versatile space for entertainment, hobbies, or a home office. A welcoming porch and patio extend the living space outdoors, perfect for enjoying quiet mornings or evening relaxation. Nestled in a prime location nea

Key facts

• Updated kitchen
• Patio
• Prime location

Tags

• UPDATED KITCHEN
• UPDATED BATHROOM
• FINISHED RECREATION ROOM
• WELCOMING PORCH
• PATIO
• PRIME LOCATION

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Home design: Single-story frame house
• Construction: Frame construction
• Exterior features: 40 x 140 lot (approximately 0.13 acre); Residential zoning

Interior

• Bedrooms: Two main-level bedrooms (each approximately 10 x 12)
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Central air conditioning; Forced-air heating
• Interior features: Vinyl windows; Decorative fireplace; Full and partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($977 rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 7.3% in Dayton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+4.1%/yr); 137 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 ($37k/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 $622 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 + 4.1% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,295 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1930 — 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: 1.09% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.62%
• DSCR: 1.47
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $88,536
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 Geneva Rd	0.00mi	2/1.0	952 (0%)	0mo	$89,000	$93	100
4519 Alfred Dr	0.06mi	2/1.0	960 (+1%)	1mo	$81,000	$84	95
420 Malden Ave	0.43mi	2/1.0	936 (-2%)	8mo	$70,000	$75	70
615 Circle Rd	0.44mi	3/1.0 (+1)	936 (-2%)	3mo	$66,000	$71	69
361 Roxbury Rd	0.23mi	2/1.0	864 (-9%)	7mo	$120,000	$139	68
419 Lindenwood Rd	0.45mi	3/1.5 (+1)	1,008 (+6%)	0mo	$88,000	$87	62
4126 Kammer Ave	0.65mi	2/1.0	984 (+3%)	8mo	$143,000	$145	57
5227 Shasta Ave	0.62mi	3/1.0 (+1)	1,008 (+6%)	1mo	$122,500	$122	56
731 Whitmore Ave	0.62mi	3/1.0 (+1)	925 (-3%)	8mo	$65,000	$70	55
712 N Gettysburg Ave	0.60mi	3/1.0 (+1)	896 (-6%)	8mo	$104,900	$117	50
4059 Kammer Ave	0.70mi	3/2.0 (+1)	1,037 (+9%)	8mo	$99,000	$95	37
222 N Decker Ave	0.71mi	3/1.0 (+1)	1,092 (+15%)	7mo	$70,000	$64	31

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 · 4.06% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.03×
• Total profit: $648
• Equity at exit: $13,419

10-year hold

• IRR: 11.2%
• Equity multiple: 1.92×
• Total profit: $23,151
• Equity at exit: $7,781

Cash invested: $25,199 (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 45417

• Home prices YoY: -32.3%
• Rents YoY: 4.1%
• Active inventory: 137
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $977 high
• Mortgage (P&I): −$472
• Tax from tax record: −$39 /mo · $470/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $223

Break-even live

Break-even rent $694

Max offer price $89,995

Occupancy floor 72%

Sensitivity live

Price	-10% $274	-5% $249	+0% $223	+5% $198	+10% $172
Rent	-10% $146	-5% $184	+0% $223	+5% $262	+10% $300
Rate	-1.0pp $268	-0.5pp $246	base $223	+0.5pp $200	+1.0pp $176

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: $22,499
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4109 Midway Ave Dayton, OH	3.0	1.0	971	$1,000	$1.03	4d	1	0.33mi
729 Cleverly Rd Dayton, OH	2.0	1.0	626	$950	$1.52	45d	1	0.46mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$775	$0.97	45d	1	0.66mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$750	$0.94	4d	1	0.66mi
126 Bluecrest Ave Dayton, OH	2.0	1.0	840	$1,000	$1.19	15d	1	0.66mi
3627 Delphos Ave Dayton, OH	1.0	1.0	525	$625	$1.19	15d	1	0.81mi
500 Bowie Dr Unit 122 Dayton, OH	2.0	1.0	850	$910	$1.07	45d	1	0.88mi
3925 Hoover Ave Dayton, OH	2.0	1.0	936	$1,100	$1.18	4d	1	0.96mi
137 Westwood Ave Dayton, OH	2.0	1.0	784	$900	$1.15	4d	1	1.07mi
4625 Gardendale Ave Dayton, OH	3.0	1.0	864	$1,150	$1.33	4d	1	1.17mi
863 N Upland Ave Dayton, OH	3.0	1.0	1042	$1,200	$1.15	45d	1	1.17mi
5336 Rockport Ave Dayton, OH	3.0	1.0	925	$1,025	$1.11	45d	1	1.24mi
70 Gramont Ave Dayton, OH	3.0	1.5	966	$1,300	$1.35	4d	1	1.27mi
828 Walton Ave Unit 832 Walton Dayton, OH	2.0	1.0	750	$795	$1.06	24d	1	1.32mi
1498 Elaine St Dayton, OH	3.0	1.0	864	$1,025	$1.19	4d	1	1.38mi
3939 Nicholas Rd Dayton, OH	3.0	1.0	912	$1,200	$1.32	45d	1	1.38mi
3964 Nicholas Rd Dayton, OH	3.0	1.0	912	$1,000	$1.10	4d	1	1.38mi
1427 Stuben Dr Dayton, OH	3.0	1.0	957	$900	$0.94	4d	1	1.39mi
2525 Lakeview Ave Unit 2 Dayton, OH	1.0	1.0	750	$750	$1.00	45d	1	1.41mi
2525 Lakeview Ave Unit 9 Dayton, OH	1.0	1.0	920	$700	$0.76	45d	1	1.41mi
2525 Lakeview Ave Unit 5 Dayton, OH	1.0	1.0	750	$750	$1.00	4d	1	1.41mi
4576 Live Oak Dr Dayton, OH	3.0	1.0	864	$1,400	$1.62	45d	1	1.43mi
2525 Germantown St Unit A Dayton, OH	1.0	1.0	650	$700	$1.08	45d	1	1.47mi
2525 Germantown St Unit C Dayton, OH	1.0	1.0	750	$750	$1.00	45d	1	1.47mi
1595 Elaine St Dayton, OH	3.0	1.0	864	$950	$1.10	4d	1	1.47mi
920 Huron Ave Dayton, OH	2.0	1.0	950	$995	$1.05	4d	1	1.49mi

Listing history 5 events

1. 2026-04-29
   status Pending
2. 2026-04-16
   price $89,995
3. 2026-03-19
   price $94,495
4. 2026-03-10
   listed $94,995 Active
5. 2022-06-02
   soldstatus $770,000

ⓘ 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: $470 · $39/mo
• Projected year-2 tax: $937 · $78/mo
• Expected delta: +$467/yr (+$39/mo · 99.2%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,722
• − Mortgage interest: −$5,041
• − Property taxes: −$470
• − Insurance: −$450
• − Repairs & maintenance: −$938
• − Management: −$938
• − Depreciation: −$2,618
• Taxable income: $1,267
• Est. tax owed @ 24.0%: −$304
• After-tax cash flow: $2,373/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): 28,186
• Household income: $36,945
• Rent vs Own: 52.1% rent · 47.9% own
• Severe rent burden: 1822.0

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 (71%)
• Race & ethnicity: Black 71% White 20% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Romanian 0%
• Foreign-born: 3% · Canada
• Languages at home: 96% 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: ▼ -92.43%
• Current HPI: 193.4175
• Rent YoY: ▲ 4.06%
• 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

-88.3% since first listed

5 events — show timeline

• 2026-04-29 Pending — Dayton MLS
• 2026-04-16 Price Changed $89,995 Dayton MLS
• 2026-03-19 Price Changed $94,495 Dayton MLS
• 2026-03-10 Listed $94,995 Dayton MLS
• 2022-06-02 Sold (Public Records) $770,000 Public Records

Property tax history

-5.8%/yr

Latest (2025): $470 · +2.3% YoY. Source: county tax records.