741 Almond Ave · Dayton, OH 45417

$100,000

2 bd · 1.5 ba · 922 sqft · SingleFamily public records · 33 Days on market

Built 1956 6,046 sqft lot Est $86k · 17% over

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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).

• Cash flow +22.0/30.0
• DSCR +7.0/10.0
• 1% rule +5.2/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Property is currently being rented for $1050 on a month to month lease. This could be your next investment property or a great primary dwelling. Equipped with 3 levels of finished space (semi-finished basement), this house is very spacious for a small family. Upgrades include: new roof, renovated bathroom, renovated kitchen, and new flooring. Schedule your showing today!

Key facts

• Renovated bathroom
• New flooring
• Renovated kitchen

Tags

• NEW ROOF
• RENOVATED BATHROOM
• RENOVATED KITCHEN
• NEW FLOORING

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: One-car garage
• Utilities: Has heating
• Home design: 2-story home; Aluminum siding
• Construction: Aluminum siding construction
• Exterior features: Patio; Residential zoning

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Second-floor bedroom (15 x 10); Main-level bedroom (11 x 11)
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Forced-air heating
• Interior features: Partially finished basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

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); 135 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 33% 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 $691 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.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1956 — 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: 1.02% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.79%
• DSCR: 1.30
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $85,746
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
615 Circle Rd	0.08mi	3/1.0 (+1)	936 (+2%)	3mo	$66,000	$71	84
731 Whitmore Ave	0.16mi	3/1.0 (+1)	925 (+0%)	8mo	$65,000	$70	78
214 Geneva Rd	0.48mi	2/1.0	952 (+3%)	0mo	$89,000	$93	70
4519 Alfred Dr	0.45mi	2/1.0	960 (+4%)	1mo	$81,000	$84	70
752 Cleverly Rd	0.09mi	2/1.0	788 (-14%)	2mo	$115,000	$146	68
361 Roxbury Rd	0.36mi	2/1.0	864 (-6%)	6mo	$120,000	$139	65
419 Lindenwood Rd	0.47mi	3/1.5 (+1)	1,008 (+9%)	0mo	$88,000	$87	57
5227 Shasta Ave	0.47mi	3/1.0 (+1)	1,008 (+9%)	1mo	$122,500	$122	55
4660 Gardendale Ave	0.64mi	3/1.0 (+1)	864 (-6%)	5mo	$80,000	$93	49
5009 Yalecrest Dr	0.57mi	3/1.0 (+1)	1,000 (+8%)	5mo	$91,000	$91	48
4059 Kammer Ave	0.44mi	3/2.0 (+1)	1,037 (+12%)	8mo	$99,000	$95	45
4600 Gardendale Ave	0.68mi	3/1.0 (+1)	864 (-6%)	7mo	$82,000	$95	45

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-5,034
• Equity at exit: $14,910

10-year hold

• IRR: 6.0%
• Equity multiple: 1.47×
• Total profit: $13,155
• Equity at exit: $8,646

Cash invested: $28,000 (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: 135
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,019 high
• Mortgage (P&I): −$524
• Tax from tax record: −$80 /mo · $964/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $158

Break-even live

Break-even rent $818

Max offer price $100,000

Occupancy floor 79%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
729 Cleverly Rd Dayton, OH	2.0	1.0	626	$950	$1.52	43d	1	0.07mi
4109 Midway Ave Dayton, OH	3.0	1.0	971	$1,000	$1.03	3d	1	0.50mi
4625 Gardendale Ave Dayton, OH	3.0	1.0	864	$1,150	$1.33	2d	1	0.68mi
3925 Hoover Ave Dayton, OH	2.0	1.0	936	$1,100	$1.18	2d	1	0.70mi
3627 Delphos Ave Dayton, OH	1.0	1.0	525	$625	$1.19	14d	1	0.77mi
1498 Elaine St Dayton, OH	3.0	1.0	864	$1,025	$1.19	2d	1	0.89mi
4576 Live Oak Dr Dayton, OH	3.0	1.0	864	$1,400	$1.62	43d	1	0.94mi
1427 Stuben Dr Dayton, OH	3.0	1.0	957	$900	$0.94	2d	1	0.94mi
863 N Upland Ave Dayton, OH	3.0	1.0	1042	$1,200	$1.15	43d	1	0.94mi
5336 Rockport Ave Dayton, OH	3.0	1.0	925	$1,025	$1.11	43d	1	0.95mi
126 Bluecrest Ave Dayton, OH	2.0	1.0	840	$1,000	$1.19	14d	1	0.98mi
1595 Elaine St Dayton, OH	3.0	1.0	864	$950	$1.10	2d	1	0.99mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$775	$0.97	43d	1	1.09mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$750	$0.94	2d	1	1.09mi
828 Walton Ave Unit 832 Walton Dayton, OH	2.0	1.0	750	$795	$1.06	23d	1	1.13mi
137 Westwood Ave Dayton, OH	2.0	1.0	784	$900	$1.15	3d	1	1.17mi
920 Huron Ave Dayton, OH	2.0	1.0	950	$995	$1.05	3d	1	1.26mi
1816 N James H McGee Blvd Unit C Dayton, OH	3.0	1.0	950	$1,150	$1.21	2d	1	1.28mi
1816 N James H McGee Blvd Apt B Dayton, OH	3.0	1.0	950	$1,150	$1.21	43d	1	1.28mi
1816 N James H McGee Blvd Apt A Dayton, OH	3.0	1.0	950	$1,200	$1.26	2d	1	1.28mi
500 Bowie Dr Unit 122 Dayton, OH	2.0	1.0	850	$910	$1.07	43d	1	1.30mi
70 Gramont Ave Dayton, OH	3.0	1.5	966	$1,300	$1.35	2d	1	1.37mi
3222 Athens Ave Unit C Dayton, OH	2.0	1.0	700	$700	$1.00	43d	1	1.48mi
635 Anna St Dayton, OH	3.0	1.0	960	$1,300	$1.35	14d	1	1.50mi

Listing history 16 events

1. 2026-06-18
   days on market $100,000 Active 33 DOM
2. 2026-06-17
   days on market $100,000 Active 32 DOM
3. 2026-06-16
   days on market $100,000 Active 31 DOM
4. 2026-06-15
   days on market $100,000 Active 30 DOM
5. 2026-06-14
   days on market $100,000 Active 28 DOM
6. 2026-06-13
   days on market $100,000 Active 27 DOM
7. 2026-06-10
   days on market $100,000 Active 25 DOM
8. 2026-06-09
   days on market $100,000 Active 24 DOM
9. 2026-06-08
   days on market $100,000 Active 23 DOM
10. 2026-06-07
    days on market $100,000 Active 22 DOM
11. 2026-06-05
    days on market $100,000 Active 19 DOM
12. 2026-06-03
    days on market $100,000 Active 18 DOM
13. 2026-06-02
    days on market $100,000 Active 17 DOM
14. 2026-06-01
    days on market $100,000 Active 16 DOM
15. 2026-05-31
    days on market $100,000 Active 15 DOM
16. 2026-05-16
    listed $100,000 Active

ⓘ 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: $964 · $80/mo
• Projected year-2 tax: $1,262 · $105/mo
• Expected delta: +$298/yr (+$25/mo · 30.9%)

ⓘ 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 ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $12,224
• − Mortgage interest: −$5,602
• − Property taxes: −$964
• − Insurance: −$500
• − Repairs & maintenance: −$978
• − Management: −$978
• − Depreciation: −$2,909
• Taxable income: $293
• Est. tax owed @ 24.0%: −$70
• After-tax cash flow: $1,830/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

1 event — show timeline

• 2026-05-16 Listed $100,000 Dayton MLS

Property tax history

+1.5%/yr

Latest (2025): $964 · -13.5% YoY. Source: county tax records.