4635 Owens Dr · Dayton, OH 45406

$79,900

2 bd · 1.0 ba · 884 sqft · SingleFamily public records · 68 Days on market

Built 1954 7,501 sqft lot $90/sqft · at area comps Est $83k · 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 +28.5/30.0
• DSCR +10.0/10.0
• ARV discount +9.2/15.0
• 1% rule +7.0/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the charm of Dayton living in this delightful single-family rental, offering a harmonious blend of comfort and convenience. This inviting residence provides an exceptional opportunity to embrace a vibrant lifestyle in a well-established neighborhood. The exterior boasts a welcoming patio and porch, perfect for enjoying serene mornings or relaxed evenings, complemented by a secure fence that outlines the generous lot. Inside, the home is thoughtfully designed to maximize its 884 square feet of living space, featuring two cozy bedrooms and a full bathroom, ensuring a comfortable and private retreat for residents. The kitchen is equipped with essential appliances, including a range and refrigerator, streamlining daily routines. With its single-story layout, this home offers effortless accessibility and a seamless flow throughout. The expansive 0.17-acre lot provides ample outdoor space for leisure and recreation, enhancing the overall appeal. Located in Dayton, this property offers proximity to local amenities and community highlights, making it an ideal choice for those seeking both tranquility and connectivity. This charming home truly presents a unique rental experience.

Key facts

• Expansive lot
• Welcoming patio
• Secure fence

Tags

• WELCOMING PATIO
• SECURE FENCE
• EXPANSIVE LOT
• SINGLE STORY LAYOUT
• PROXIMITY TO AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($958 rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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 (+3.0%/yr); 156 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $15k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.20% ✓
• Cap rate: 10.21%
• Cash-on-cash: 14.00%
• DSCR: 1.62
• GRM: 6.9

CMA / ARV

• ARV (median comp): $82,968
• List price: $79,900
• Delta: -3.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4445 Prescott Ave	0.40mi	2/1.0	888 (+0%)	7mo	$40,000	$45	74
4466 Gatewood Pl	0.55mi	3/1.0 (+1)	864 (-2%)	5mo	$77,400	$90	61
4715 Greenwich Village Ave	0.23mi	2/1.0	756 (-14%)	6mo	$21,500	$28	60
2660 Grant Ave	0.60mi	3/1.5 (+1)	912 (+3%)	1mo	$78,000	$86	58
4288 Redonda Ln	0.59mi	3/2.0 (+1)	864 (-2%)	4mo	$125,000	$145	56
3678 Wilmore St	0.66mi	3/1.5 (+1)	864 (-2%)	3mo	$131,900	$153	56
2612 N Gettysburg Ave	0.48mi	2/1.0	780 (-12%)	3mo	$28,200	$36	56
4460 Curundu Ave	0.71mi	3/1.0 (+1)	864 (-2%)	3mo	$80,000	$93	55
3748 Saint James Ave	0.67mi	3/1.0 (+1)	864 (-2%)	6mo	$92,500	$107	55
4625 Saint Johns Ave	0.12mi	3/2.5 (+1)	1,015 (+15%)	6mo	$105,000	$103	53
4075 Middlehurst Ln	0.57mi	3/1.0 (+1)	979 (+11%)	2mo	$89,900	$92	49
2212 Chamberlin Ave	0.68mi	3/1.0 (+1)	996 (+13%)	6mo	$110,000	$110	37

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 · 3.03% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.16×
• Total profit: $3,680
• Equity at exit: $11,913

10-year hold

• IRR: 13.7%
• Equity multiple: 2.10×
• Total profit: $24,640
• Equity at exit: $6,908

Cash invested: $22,372 (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 45406

• Rents YoY: 3.0%
• Active inventory: 156
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $958 high
• Mortgage (P&I): −$419
• Tax from tax record: −$44 /mo · $524/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $261

Break-even live

Break-even rent $628

Max offer price $79,900

Occupancy floor 68%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5112 W Hillcrest Ave Unit 1 Dayton, OH	3.0	1.0	972	$700	$0.72	23d	1	0.33mi
2002 Val Vista Ct Dayton, OH	3.0	1.0	975	$1,095	$1.12	21d	1	0.38mi
4446 Waymire Ave Dayton, OH	3.0	1.0	1100	$1,100	$1.00	21d	1	0.40mi
2675-2727 N Gettysburg Ave Unit 2727-22 Dayton, OH	1.0	1.0	650	$600	$0.92	44d	1	0.41mi
2675-2727 N Gettysburg Ave Dayton, OH	1.0	1.0	650	$600	$0.92	14d	22	0.41mi
2014 Hickorydale Dr Unit 2016 Dayton, OH	2.0	1.0	800	$900	$1.12	44d	1	0.46mi
2408 Falmouth Ave Dayton, OH	2.0	1.0	806	$950	$1.18	23d	1	0.52mi
4629 Queens Ave Dayton, OH	2.0	1.0	900	$1,100	$1.22	44d	1	0.53mi
4113 Crest Dr Dayton, OH	1.0	1.0	650	$650	$1.00	44d	1	0.58mi
2414 Hancock Ave Unit 2418 Dayton, OH	1.0	1.0	600	$650	$1.08	44d	1	0.59mi
2501 Fairport Ave Dayton, OH	2.0	1.0	605	$850	$1.40	44d	1	0.69mi
2609 Fairport Ave Dayton, OH	3.0	1.0	1000	$1,025	$1.02	3d	1	0.71mi
3711 Pittsburg Ave Dayton, OH	2.0	1.0	800	$875	$1.09	44d	1	0.83mi
4132 Natchez Ave Dayton, OH	3.0	1.5	991	$1,250	$1.26	3d	1	0.84mi
3858 Haney Rd Dayton, OH	2.0	1.0	850	$825	$0.97	3d	1	1.04mi
1720 Kings Mill Ct Dayton, OH	2.0	1.5	975	$925	$0.95	23d	1	1.06mi
4527 Channing Ln Dayton, OH	3.0	1.0	946	$1,600	$1.69	44d	1	1.11mi
1732 Harold Dr Dayton, OH	2.0	1.0	805	$925	$1.15	44d	1	1.12mi
3537 Otterbein Ave Unit d Dayton, OH	2.0	1.0	900	$925	$1.03	44d	1	1.13mi
3650 Otterbein Ave Unit 3650 Dayton, OH	2.0	1.0	900	$800	$0.89	3d	1	1.16mi
3652 Otterbein Ave Unit 3652 Dayton, OH	2.0	1.0	700	$800	$1.14	3d	1	1.17mi
3311 Otterbein Ave Dayton, OH	3.0	1.5	1004	$1,300	$1.29	11d	1	1.25mi
4365 Parkway Dr Trotwood, OH	2.0	1.0	600	$800	$1.33	44d	1	1.26mi
2257 Hepburn Ave Dayton, OH	1.0	1.0	600	$695	$1.16	44d	1	1.32mi
4161 Mapleleaf Dr Dayton, OH	3.0	1.0	960	$1,250	$1.30	3d	1	1.32mi
3552 Stanford Pl Dayton, OH	2.0	1.0	800	$800	$1.00	23d	1	1.33mi
3552 Stanford Pl Unit 3552 Dayton, OH	2.0	1.0	800	$800	$1.00	44d	1	1.33mi
2109 Victoria Ave Dayton, OH	2.0	1.0	714	$950	$1.33	3d	1	1.36mi
4425 Thompson Dr Dayton, OH	3.0	1.0	864	$1,150	$1.33	3d	1	1.38mi
1934 Tennyson Ave Dayton, OH	1.0	1.0	675	$700	$1.04	44d	1	1.40mi
1330 W Hillcrest Ave Dayton, OH	1.0	1.0	525	$825	$1.57	44d	1	1.42mi
1982 Victoria Ave Dayton, OH	1.0	1.0	675	$700	$1.04	44d	1	1.42mi
4003 Whitestone Ct Dayton, OH	3.0	1.0	1096	$1,275	$1.16	44d	1	1.43mi
4576 Live Oak Dr Dayton, OH	3.0	1.0	864	$1,400	$1.62	44d	1	1.49mi

Listing history 13 events

1. 2026-05-13
   status Pending 1198-char remark

   Show marketing remark (1198 chars)

   Discover the charm of Dayton living in this delightful single-family rental, offering a harmonious blend of comfort and convenience. This inviting residence provides an exceptional opportunity to embrace a vibrant lifestyle in a well-established neighborhood. The exterior boasts a welcoming patio and porch, perfect for enjoying serene mornings or relaxed evenings, complemented by a secure fence that outlines the generous lot. Inside, the home is thoughtfully designed to maximize its 884 square feet of living space, featuring two cozy bedrooms and a full bathroom, ensuring a comfortable and private retreat for residents. The kitchen is equipped with essential appliances, including a range and refrigerator, streamlining daily routines. With its single-story layout, this home offers effortless accessibility and a seamless flow throughout. The expansive 0.17-acre lot provides ample outdoor space for leisure and recreation, enhancing the overall appeal. Located in Dayton, this property offers proximity to local amenities and community highlights, making it an ideal choice for those seeking both tranquility and connectivity. This charming home truly presents a unique rental experience.

2. 2026-05-10
   price $79,900 1198-char remark

   Show marketing remark (1198 chars)

   Discover the charm of Dayton living in this delightful single-family rental, offering a harmonious blend of comfort and convenience. This inviting residence provides an exceptional opportunity to embrace a vibrant lifestyle in a well-established neighborhood. The exterior boasts a welcoming patio and porch, perfect for enjoying serene mornings or relaxed evenings, complemented by a secure fence that outlines the generous lot. Inside, the home is thoughtfully designed to maximize its 884 square feet of living space, featuring two cozy bedrooms and a full bathroom, ensuring a comfortable and private retreat for residents. The kitchen is equipped with essential appliances, including a range and refrigerator, streamlining daily routines. With its single-story layout, this home offers effortless accessibility and a seamless flow throughout. The expansive 0.17-acre lot provides ample outdoor space for leisure and recreation, enhancing the overall appeal. Located in Dayton, this property offers proximity to local amenities and community highlights, making it an ideal choice for those seeking both tranquility and connectivity. This charming home truly presents a unique rental experience.

3. 2026-04-20
   price $89,900 1198-char remark

   Show marketing remark (1198 chars)

   Discover the charm of Dayton living in this delightful single-family rental, offering a harmonious blend of comfort and convenience. This inviting residence provides an exceptional opportunity to embrace a vibrant lifestyle in a well-established neighborhood. The exterior boasts a welcoming patio and porch, perfect for enjoying serene mornings or relaxed evenings, complemented by a secure fence that outlines the generous lot. Inside, the home is thoughtfully designed to maximize its 884 square feet of living space, featuring two cozy bedrooms and a full bathroom, ensuring a comfortable and private retreat for residents. The kitchen is equipped with essential appliances, including a range and refrigerator, streamlining daily routines. With its single-story layout, this home offers effortless accessibility and a seamless flow throughout. The expansive 0.17-acre lot provides ample outdoor space for leisure and recreation, enhancing the overall appeal. Located in Dayton, this property offers proximity to local amenities and community highlights, making it an ideal choice for those seeking both tranquility and connectivity. This charming home truly presents a unique rental experience.

4. 2026-03-06
   listed $94,900 Active 1198-char remark

   Show marketing remark (1198 chars)

   Discover the charm of Dayton living in this delightful single-family rental, offering a harmonious blend of comfort and convenience. This inviting residence provides an exceptional opportunity to embrace a vibrant lifestyle in a well-established neighborhood. The exterior boasts a welcoming patio and porch, perfect for enjoying serene mornings or relaxed evenings, complemented by a secure fence that outlines the generous lot. Inside, the home is thoughtfully designed to maximize its 884 square feet of living space, featuring two cozy bedrooms and a full bathroom, ensuring a comfortable and private retreat for residents. The kitchen is equipped with essential appliances, including a range and refrigerator, streamlining daily routines. With its single-story layout, this home offers effortless accessibility and a seamless flow throughout. The expansive 0.17-acre lot provides ample outdoor space for leisure and recreation, enhancing the overall appeal. Located in Dayton, this property offers proximity to local amenities and community highlights, making it an ideal choice for those seeking both tranquility and connectivity. This charming home truly presents a unique rental experience.

5. 2025-01-09
   soldstatus $7,678,000
6. 2017-04-17
   soldstatus $22,500 Sold 133-char remark

   Show marketing remark (133 chars)

   A cute 2 Bedroom home with 1 bath with updated windows, kitchen cabinets, and roof. Will make a wonderful first time home, or rental.

7. 2017-04-17
   soldstatus $22,500 Closed 133-char remark

   Show marketing remark (133 chars)

   A cute 2 Bedroom home with 1 bath with updated windows, kitchen cabinets, and roof. Will make a wonderful first time home, or rental.

8. 2016-12-31
   status Active 133-char remark

   Show marketing remark (133 chars)

   A cute 2 Bedroom home with 1 bath with updated windows, kitchen cabinets, and roof. Will make a wonderful first time home, or rental.

9. 2016-12-29
   status Pending 133-char remark

   Show marketing remark (133 chars)

   A cute 2 Bedroom home with 1 bath with updated windows, kitchen cabinets, and roof. Will make a wonderful first time home, or rental.

10. 2016-09-21
    status Active 133-char remark

    Show marketing remark (133 chars)

    A cute 2 Bedroom home with 1 bath with updated windows, kitchen cabinets, and roof. Will make a wonderful first time home, or rental.

11. 2016-09-14
    status Pending 133-char remark

    Show marketing remark (133 chars)

    A cute 2 Bedroom home with 1 bath with updated windows, kitchen cabinets, and roof. Will make a wonderful first time home, or rental.

12. 2016-08-22
    price $30,000 133-char remark

    Show marketing remark (133 chars)

    A cute 2 Bedroom home with 1 bath with updated windows, kitchen cabinets, and roof. Will make a wonderful first time home, or rental.

13. 2016-03-18
    listed $35,000 Active 133-char remark

    Show marketing remark (133 chars)

    A cute 2 Bedroom home with 1 bath with updated windows, kitchen cabinets, and roof. Will make a wonderful first time home, or rental.

ⓘ 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: $524 · $44/mo
• Projected year-2 tax: $885 · $74/mo
• Expected delta: +$361/yr (+$30/mo · 69.0%)

ⓘ 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 · 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: $11,496
• − Mortgage interest: −$4,476
• − Property taxes: −$524
• − Insurance: −$400
• − Repairs & maintenance: −$920
• − Management: −$920
• − Depreciation: −$2,324
• Taxable income: $1,934
• Est. tax owed @ 24.0%: −$464
• After-tax cash flow: $2,667/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): 19,991
• Household income: $41,796
• Rent vs Own: 52.9% rent · 47.1% own
• Severe rent burden: 1504.0

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 (75%)
• Race & ethnicity: Black 75% White 16% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -113.75%
• Current HPI: 197.1302
• Rent YoY: ▲ 3.03%
• 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

+128.3% since first listed

13 events — show timeline

• 2026-05-13 Pending — Dayton MLS
• 2026-05-10 Price Changed $79,900 Dayton MLS
• 2026-04-20 Price Changed $89,900 Dayton MLS
• 2026-03-06 Listed $94,900 Dayton MLS
• 2025-01-09 Sold (Public Records) $7,678,000 Public Records
• 2017-04-17 Sold (MLS) $22,500 Dayton MLS
• 2017-04-17 Sold (MLS) $22,500 Dayton MLS
• 2016-12-31 Relisted — Dayton MLS
• 2016-12-29 Pending — Dayton MLS
• 2016-09-21 Relisted — Dayton MLS
• 2016-09-14 Pending — Dayton MLS
• 2016-08-22 Price Changed $30,000 Dayton MLS
• 2016-03-18 Listed $35,000 Dayton MLS

Property tax history

-7.2%/yr

Latest (2025): $524 · -0.2% YoY. Source: county tax records.