1568 Garwood Dr · Dayton, OH 45432

$165,000

5 bd · 1.0 ba · 1,137 sqft · SingleFamily public records · 3 Days on market

Built 1953 7,501 sqft lot $145/sqft · at area comps Est $159k · 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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +7.1/10.0
• ARV discount +5.8/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Good Value in Dayton. Property offers 2 bedrooms 1 bath and is listed at 1126 sqft PRC, Updated bath. Large kitchen open to living room. Close to shopping and I-35 access. Home is sold as-is and room sizes have been estimated.

Key facts

• Open concept kitchen
• Stone countertops
• Private yard

Tags

• OPEN CONCEPT KITCHEN
• NEW STAINLESS STEEL APPLIANCES
• STONE COUNTERTOPS
• PRIVATE YARD
• FENCE
• STORAGE SHED

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Home design: Single-story home; Residential zoning
• Construction: Vinyl siding; Slab foundation
• Exterior features: Residential lot (approx. 24 x 36)

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Three bedrooms on the main level (approx. 12 x 10, 11 x 11, 11 x 13)
• Bathrooms: One full bathroom; One half bathroom; Two main-level bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Vinyl windows

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 9.6% vs local median 7.4% 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: 45 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 3.0% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,000

Questions for the listing agent

1. Built in 1953 — 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: 1.21% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.67%
• DSCR: 1.52
• GRM: 6.9

CMA / ARV

• ARV (median comp): $159,140
• List price: $165,000
• Delta: 3.68%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5332 Haverfield Rd	0.37mi	4/1.0 (-1)	1,075 (-6%)	22mo	$170,000	$158	50
1461 Woodman Dr	0.32mi	4/1.5 (-1)	1,026 (-10%)	22mo	$200,000	$195	43
4643 Amesborough Rd	0.65mi	4/2.0 (-1)	1,296 (+14%)	9mo	$216,500	$167	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,896
• Equity at exit: $24,602

10-year hold

• IRR: 10.7%
• Equity multiple: 1.84×
• Total profit: $38,588
• Equity at exit: $14,266

Cash invested: $46,200 (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 45432

• Active inventory: 45
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$197 /mo · $2,362/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $449

Break-even live

Break-even rent $1,431

Max offer price $165,000

Occupancy floor 73%

Sensitivity live

Price	-10% $543	-5% $496	+0% $449	+5% $402	+10% $356
Rent	-10% $291	-5% $370	+0% $449	+5% $528	+10% $607
Rate	-1.0pp $532	-0.5pp $491	base $449	+0.5pp $406	+1.0pp $363

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5713 Mayville Dr Dayton, OH	4.0	2.0	1046	$2,000	$1.91	19d	1	1.03mi

Listing history 17 events

1. 2026-05-04
   status Pending 878-char remark
2. 2026-04-30
   listed $165,000 Active 878-char remark
3. 2026-03-16
   soldstatus $75,000 Closed 226-char remark

   Show marketing remark (226 chars)

   Good Value in Dayton. Property offers 2 bedrooms 1 bath and is listed at 1126 sqft PRC, Updated bath. Large kitchen open to living room. Close to shopping and I-35 access. Home is sold as-is and room sizes have been estimated.

4. 2026-01-23
   status Pending 226-char remark

   Show marketing remark (226 chars)

   Good Value in Dayton. Property offers 2 bedrooms 1 bath and is listed at 1126 sqft PRC, Updated bath. Large kitchen open to living room. Close to shopping and I-35 access. Home is sold as-is and room sizes have been estimated.

5. 2026-01-15
   price $79,500 226-char remark

   Show marketing remark (226 chars)

   Good Value in Dayton. Property offers 2 bedrooms 1 bath and is listed at 1126 sqft PRC, Updated bath. Large kitchen open to living room. Close to shopping and I-35 access. Home is sold as-is and room sizes have been estimated.

6. 2025-12-15
   price $99,500 226-char remark

   Show marketing remark (226 chars)

   Good Value in Dayton. Property offers 2 bedrooms 1 bath and is listed at 1126 sqft PRC, Updated bath. Large kitchen open to living room. Close to shopping and I-35 access. Home is sold as-is and room sizes have been estimated.

7. 2025-12-08
   status Active 226-char remark

   Show marketing remark (226 chars)

   Good Value in Dayton. Property offers 2 bedrooms 1 bath and is listed at 1126 sqft PRC, Updated bath. Large kitchen open to living room. Close to shopping and I-35 access. Home is sold as-is and room sizes have been estimated.

8. 2025-10-14
   status Pending 226-char remark

   Show marketing remark (226 chars)

   Good Value in Dayton. Property offers 2 bedrooms 1 bath and is listed at 1126 sqft PRC, Updated bath. Large kitchen open to living room. Close to shopping and I-35 access. Home is sold as-is and room sizes have been estimated.

9. 2025-09-29
   listed $109,500 Active 226-char remark

   Show marketing remark (226 chars)

   Good Value in Dayton. Property offers 2 bedrooms 1 bath and is listed at 1126 sqft PRC, Updated bath. Large kitchen open to living room. Close to shopping and I-35 access. Home is sold as-is and room sizes have been estimated.

10. 2022-09-21
    soldstatus $125,000
11. 2022-08-19
    soldstatus $125,000 Closed

    Show marketing remark (783 chars)

    As you step into this home you will be greeted with a family room that flows into an enlarged kitchen, both rooms just waiting to be filled with your personal touch and imagination! Make your way to the other side of the home and you will discover two large bedrooms, both of which have been expanded, with new carpeting and LED lighting installed. Adjacent to these rooms, you will find a spacious bathroom hidden behind the sliding barn door. Outside of the home, the nicely shaded driveway adjoins to the back patio and has plenty of room for furniture and a grill. Other updates to the property include all new HVAC, partial electric, fully updated draining and plumbing, as well as new flooring throughout. Conveniently located just minutes from US 35, I-75, and I-675 Highways!

12. 2022-08-19
    soldstatus $125,000 Sold

    Show marketing remark (783 chars)

    As you step into this home you will be greeted with a family room that flows into an enlarged kitchen, both rooms just waiting to be filled with your personal touch and imagination! Make your way to the other side of the home and you will discover two large bedrooms, both of which have been expanded, with new carpeting and LED lighting installed. Adjacent to these rooms, you will find a spacious bathroom hidden behind the sliding barn door. Outside of the home, the nicely shaded driveway adjoins to the back patio and has plenty of room for furniture and a grill. Other updates to the property include all new HVAC, partial electric, fully updated draining and plumbing, as well as new flooring throughout. Conveniently located just minutes from US 35, I-75, and I-675 Highways!

13. 2022-07-04
    historical Active/Pending

    Show marketing remark (783 chars)

    As you step into this home you will be greeted with a family room that flows into an enlarged kitchen, both rooms just waiting to be filled with your personal touch and imagination! Make your way to the other side of the home and you will discover two large bedrooms, both of which have been expanded, with new carpeting and LED lighting installed. Adjacent to these rooms, you will find a spacious bathroom hidden behind the sliding barn door. Outside of the home, the nicely shaded driveway adjoins to the back patio and has plenty of room for furniture and a grill. Other updates to the property include all new HVAC, partial electric, fully updated draining and plumbing, as well as new flooring throughout. Conveniently located just minutes from US 35, I-75, and I-675 Highways!

14. 2022-06-23
    price $119,900

    Show marketing remark (783 chars)

    As you step into this home you will be greeted with a family room that flows into an enlarged kitchen, both rooms just waiting to be filled with your personal touch and imagination! Make your way to the other side of the home and you will discover two large bedrooms, both of which have been expanded, with new carpeting and LED lighting installed. Adjacent to these rooms, you will find a spacious bathroom hidden behind the sliding barn door. Outside of the home, the nicely shaded driveway adjoins to the back patio and has plenty of room for furniture and a grill. Other updates to the property include all new HVAC, partial electric, fully updated draining and plumbing, as well as new flooring throughout. Conveniently located just minutes from US 35, I-75, and I-675 Highways!

15. 2022-06-10
    listed $125,000 Active

    Show marketing remark (783 chars)

    As you step into this home you will be greeted with a family room that flows into an enlarged kitchen, both rooms just waiting to be filled with your personal touch and imagination! Make your way to the other side of the home and you will discover two large bedrooms, both of which have been expanded, with new carpeting and LED lighting installed. Adjacent to these rooms, you will find a spacious bathroom hidden behind the sliding barn door. Outside of the home, the nicely shaded driveway adjoins to the back patio and has plenty of room for furniture and a grill. Other updates to the property include all new HVAC, partial electric, fully updated draining and plumbing, as well as new flooring throughout. Conveniently located just minutes from US 35, I-75, and I-675 Highways!

16. 2004-10-14
    soldstatus $79,900
17. 1994-11-29
    soldstatus $59,900

ⓘ 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: $2,362 · $197/mo
• Projected year-2 tax: $2,468 · $206/mo
• Expected delta: +$106/yr (+$9/mo · 4.5%)

ⓘ 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 ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,000
• − Mortgage interest: −$9,243
• − Property taxes: −$2,362
• − Insurance: −$825
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$4,800
• Taxable income: $2,931
• Est. tax owed @ 24.0%: −$703
• After-tax cash flow: $4,687/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: Greene · 199,376 people
• City population: 164,387
• Metro: Dayton-Kettering-Beavercreek, OH
• Population (ZIP): 14,988
• Household income: $83,323
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 9.8

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 (84%)
• Race & ethnicity: White 84% Two or more races 7% Asian 3% Black 3% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Slovak 3% Italian 2%
• Foreign-born: 4% · Canada, India
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 2% German/W. Germanic 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: ▼ -187.81%
• Current HPI: 290.3859
• Rent YoY: —
• Metro: —
• 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

+175.5% since first listed

18 events — show timeline

• 2026-06-01 Sold (MLS) $165,000 Dayton MLS
• 2026-05-04 Pending — Dayton MLS
• 2026-04-30 Listed $165,000 Dayton MLS
• 2026-03-16 Sold (MLS) $75,000 Dayton MLS
• 2026-01-23 Pending — Dayton MLS
• 2026-01-15 Price Changed $79,500 Dayton MLS
• 2025-12-15 Price Changed $99,500 Dayton MLS
• 2025-12-08 Relisted — Dayton MLS
• 2025-10-14 Pending — Dayton MLS
• 2025-09-29 Listed $109,500 Dayton MLS
• 2022-09-21 Sold (Public Records) $125,000 Public Records
• 2022-08-19 Sold (MLS) $125,000 Dayton MLS
• 2022-08-19 Sold (MLS) $125,000 Dayton MLS
• 2022-07-04 Contingent — Dayton MLS
• 2022-06-23 Price Changed $119,900 Dayton MLS
• 2022-06-10 Listed $125,000 Dayton MLS
• 2004-10-14 Sold (Public Records) $79,900 Public Records
• 1994-11-29 Sold (Public Records) $59,900 Public Records

Property tax history

-0.9%/yr

Latest (2025): $2,362 · -0.2% YoY. Source: county tax records.