3306 Otterbein Ave · Dayton, OH 45406

$110,000

3 bd · 1.0 ba · 998 sqft · SingleFamily public records · 211 Days on market

Built 1949 6,952 sqft lot $110/sqft · 10% below area Est $122k · 10% under

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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 +18.8/30.0
• ARV discount +12.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.8/10.0
• 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

Well-maintained Cape Cod—an excellent opportunity for a new homeowner or savvy investor! Located in the desirable College Hill neighborhood, this charming home sits on a large, private, fully fenced lot. A welcoming covered front porch leads into a cozy great room, complemented by a separate dining area and a fully finished basement—ideal for gatherings or additional living space. Bonus features include new HVAC (2024), double-paned security windows for added comfort and peace of mind (replaced 2022), spacious primary bedroom, and updated bathroom. Enjoy the expansive backyard from the covered patio, perfect for relaxing or entertaining. The seller is highly motivated and welcomes all reasonable offers.

Key facts

• Covered front porch
• Private lot
• New hvac

Tags

• PRIVATE LOT
• COVERED FRONT PORCH
• GREAT ROOM
• FULLY FINISHED BASEMENT
• NEW HVAC
• DOUBLE-PANED SECURITY WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (1.9% below list).
• Recommended offer: $97k (12.0% 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 (+3.0%/yr); 156 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 31% of the median local income ($42k/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 $761 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 211 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $30k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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: 0.98% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.32%
• DSCR: 1.19
• GRM: 8.5

CMA / ARV

• ARV (median comp): $122,251
• List price: $110,000
• Delta: -10.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3250 Campus Dr	0.29mi	3/1.0	1,008 (+1%)	2mo	$129,900	$129	83
3920 Prescott Ave	0.45mi	3/1.0	1,020 (+2%)	3mo	$50,000	$49	73
3971 Prescott Ave	0.52mi	3/1.0	1,020 (+2%)	2mo	$77,500	$76	71
1680 Wesleyan Rd	0.16mi	3/1.0	1,114 (+12%)	5mo	$110,000	$99	69
3921 Middlehurst Ln	0.53mi	3/1.0	1,020 (+2%)	4mo	$120,000	$118	69
3816 Lori Sue Ave	0.43mi	3/1.0	925 (-7%)	3mo	$152,000	$164	65
4075 Middlehurst Ln	0.69mi	3/1.0	979 (-2%)	2mo	$89,900	$92	64
3927 Necco Ave	0.58mi	3/1.0	936 (-6%)	1mo	$72,500	$77	62
2822 W Hillcrest Ave	0.72mi	3/1.5	1,056 (+6%)	2mo	$135,400	$128	53
1335 Kingsley Ave	0.68mi	3/1.0	900 (-10%)	4mo	$94,900	$105	49
2826 W Hillcrest Ave	0.72mi	3/1.0	898 (-10%)	5mo	$95,000	$106	46
1341 Shaftesbury Rd	0.64mi	3/2.0	1,116 (+12%)	2mo	$144,900	$130	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 · 3.03% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.65×
• Total profit: $-10,731
• Equity at exit: $16,401

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-104
• Equity at exit: $9,511

Cash invested: $30,800 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,080 high
• Mortgage (P&I): −$577
• Tax from tax record: −$119 /mo · $1,432/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $111

Break-even live

Break-even rent $939

Max offer price $110,000

Occupancy floor 85%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3311 Otterbein Ave Dayton, OH	3.0	1.5	1004	$1,300	$1.29	11d	1	0.03mi
3537 Otterbein Ave Unit d Dayton, OH	2.0	1.0	900	$925	$1.03	43d	1	0.16mi
1720 Kings Mill Ct Dayton, OH	2.0	1.5	975	$925	$0.95	23d	1	0.21mi
3650 Otterbein Ave Unit 3650 Dayton, OH	2.0	1.0	900	$800	$0.89	2d	1	0.27mi
3652 Otterbein Ave Unit 3652 Dayton, OH	2.0	1.0	700	$800	$1.14	2d	1	0.27mi
3552 Stanford Pl Dayton, OH	2.0	1.0	800	$800	$1.00	23d	1	0.32mi
3552 Stanford Pl Unit 3552 Dayton, OH	2.0	1.0	800	$800	$1.00	43d	1	0.32mi
1732 Harold Dr Dayton, OH	2.0	1.0	805	$925	$1.15	43d	1	0.33mi
3007 Cornell Dr Dayton, OH	2.0	1.0	827	$1,000	$1.21	3d	1	0.36mi
2109 Victoria Ave Dayton, OH	2.0	1.0	714	$950	$1.33	3d	1	0.50mi
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	43d	1	0.59mi
3222 Athens Ave Unit C Dayton, OH	2.0	1.0	700	$700	$1.00	43d	1	0.73mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	3d	1	0.80mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	43d	1	0.80mi
1816 N James H McGee Blvd Apt A Dayton, OH	3.0	1.0	950	$1,200	$1.26	2d	1	0.86mi
1816 N James H McGee Blvd Unit C Dayton, OH	3.0	1.0	950	$1,150	$1.21	2d	1	0.86mi
1816 N James H McGee Blvd Apt B Dayton, OH	3.0	1.0	950	$1,150	$1.21	43d	1	0.86mi
2408 Falmouth Ave Dayton, OH	2.0	1.0	806	$950	$1.18	23d	1	0.86mi
2501 Fairport Ave Dayton, OH	2.0	1.0	605	$850	$1.40	43d	1	0.87mi
2609 Fairport Ave Dayton, OH	3.0	1.0	1000	$1,025	$1.02	2d	1	0.89mi
4446 Waymire Ave Dayton, OH	3.0	1.0	1100	$1,100	$1.00	21d	1	0.89mi
1004 W Fairview Ave Dayton, OH	2.0	1.0	1053	$950	$0.90	23d	1	0.90mi
829 Uhrig Ave Unit 3 Dayton, OH	2.0	1.0	760	$875	$1.15	14d	1	0.97mi
1019 Cherry Dr Dayton, OH	4.0	1.0	1057	$1,125	$1.06	43d	1	0.99mi
4629 Queens Ave Dayton, OH	2.0	1.0	900	$1,100	$1.22	43d	1	1.01mi
920 Huron Ave Dayton, OH	2.0	1.0	950	$995	$1.05	3d	1	1.03mi
628 W Norman Ave Unit 628 Dayton, OH	2.0	1.0	918	$795	$0.87	43d	1	1.04mi
635 Anna St Dayton, OH	3.0	1.0	960	$1,300	$1.35	14d	1	1.15mi
2333 Rustic Rd Dayton, OH	2.0	1.0	1000	$840	$0.84	43d	1	1.20mi
2333 Rustic Rd Unit 4 Dayton, OH	2.0	1.0	1000	$840	$0.84	2d	1	1.20mi
828 Walton Ave Unit 832 Walton Dayton, OH	2.0	1.0	750	$795	$1.06	23d	1	1.21mi
1903 W Grand Ave Unit 4 Dayton, OH	2.0	1.0	600	$850	$1.42	43d	1	1.22mi
863 N Upland Ave Dayton, OH	3.0	1.0	1042	$1,200	$1.15	43d	1	1.25mi
2002 Val Vista Ct Dayton, OH	3.0	1.0	975	$1,095	$1.12	21d	1	1.26mi
412 W Parkwood Dr Unit 1 Dayton, OH	2.0	1.0	900	$875	$0.97	23d	1	1.26mi
2014 Hickorydale Dr Unit 2016 Dayton, OH	2.0	1.0	800	$900	$1.12	43d	1	1.29mi
725 Maplehurst Ave Dayton, OH	2.0	1.0	1104	$895	$0.81	43d	1	1.36mi
4576 Live Oak Dr Dayton, OH	3.0	1.0	864	$1,400	$1.62	43d	1	1.38mi
3925 Hoover Ave Dayton, OH	2.0	1.0	936	$1,100	$1.18	2d	1	1.42mi
1067 Salem Ave Dayton, OH	2.0	1.0	1100	$900	$0.82	43d	1	1.44mi

Listing history 28 events

1. 2026-06-18
   days on market $110,000 Active 211 DOM
2. 2026-06-17
   days on market $110,000 Active 210 DOM
3. 2026-06-16
   days on market $110,000 Active 209 DOM
4. 2026-06-15
   days on market $110,000 Active 208 DOM
5. 2026-06-14
   days on market $110,000 Active 206 DOM
6. 2026-06-13
   days on market $110,000 Active 205 DOM
7. 2026-06-10
   days on market $110,000 Active 203 DOM
8. 2026-06-09
   days on market $110,000 Active 202 DOM
9. 2026-06-08
   days on market $110,000 Active 201 DOM
10. 2026-06-07
    days on market $110,000 Active 200 DOM
11. 2026-06-05
    days on market $110,000 Active 197 DOM
12. 2026-06-03
    days on market $110,000 Active 196 DOM
13. 2026-06-02
    days on market $110,000 Active 195 DOM
14. 2026-06-01
    days on market $110,000 Active 194 DOM
15. 2026-05-31
    days on market $110,000 Active 193 DOM
16. 2026-04-28
    price $120,000 725-char remark

    Show marketing remark (725 chars)

    Well-maintained Cape Cod—an excellent opportunity for a new homeowner or savvy investor! Located in the desirable College Hill neighborhood, this charming home sits on a large, private, fully fenced lot. A welcoming covered front porch leads into a cozy great room, complemented by a separate dining area and a fully finished basement—ideal for gatherings or additional living space. Bonus features include new HVAC (2024), double-paned security windows for added comfort and peace of mind (replaced 2022), spacious primary bedroom, and updated bathroom. Enjoy the expansive backyard from the covered patio, perfect for relaxing or entertaining. The seller is highly motivated and welcomes all reasonable offers.

17. 2026-04-06
    price $125,000 725-char remark

    Show marketing remark (725 chars)

    Well-maintained Cape Cod—an excellent opportunity for a new homeowner or savvy investor! Located in the desirable College Hill neighborhood, this charming home sits on a large, private, fully fenced lot. A welcoming covered front porch leads into a cozy great room, complemented by a separate dining area and a fully finished basement—ideal for gatherings or additional living space. Bonus features include new HVAC (2024), double-paned security windows for added comfort and peace of mind (replaced 2022), spacious primary bedroom, and updated bathroom. Enjoy the expansive backyard from the covered patio, perfect for relaxing or entertaining. The seller is highly motivated and welcomes all reasonable offers.

18. 2026-03-12
    price $129,000 725-char remark

    Show marketing remark (725 chars)

    Well-maintained Cape Cod—an excellent opportunity for a new homeowner or savvy investor! Located in the desirable College Hill neighborhood, this charming home sits on a large, private, fully fenced lot. A welcoming covered front porch leads into a cozy great room, complemented by a separate dining area and a fully finished basement—ideal for gatherings or additional living space. Bonus features include new HVAC (2024), double-paned security windows for added comfort and peace of mind (replaced 2022), spacious primary bedroom, and updated bathroom. Enjoy the expansive backyard from the covered patio, perfect for relaxing or entertaining. The seller is highly motivated and welcomes all reasonable offers.

19. 2026-02-16
    price $134,900 725-char remark

    Show marketing remark (725 chars)

    Well-maintained Cape Cod—an excellent opportunity for a new homeowner or savvy investor! Located in the desirable College Hill neighborhood, this charming home sits on a large, private, fully fenced lot. A welcoming covered front porch leads into a cozy great room, complemented by a separate dining area and a fully finished basement—ideal for gatherings or additional living space. Bonus features include new HVAC (2024), double-paned security windows for added comfort and peace of mind (replaced 2022), spacious primary bedroom, and updated bathroom. Enjoy the expansive backyard from the covered patio, perfect for relaxing or entertaining. The seller is highly motivated and welcomes all reasonable offers.

20. 2025-11-19
    listed $139,900 Active 725-char remark

    Show marketing remark (725 chars)

    Well-maintained Cape Cod—an excellent opportunity for a new homeowner or savvy investor! Located in the desirable College Hill neighborhood, this charming home sits on a large, private, fully fenced lot. A welcoming covered front porch leads into a cozy great room, complemented by a separate dining area and a fully finished basement—ideal for gatherings or additional living space. Bonus features include new HVAC (2024), double-paned security windows for added comfort and peace of mind (replaced 2022), spacious primary bedroom, and updated bathroom. Enjoy the expansive backyard from the covered patio, perfect for relaxing or entertaining. The seller is highly motivated and welcomes all reasonable offers.

21. 2023-11-18
    historical $1,200
22. 2023-11-07
    listed $1,200
23. 2022-04-29
    soldstatus $90,000
24. 2022-04-15
    soldstatus $90,000 Closed 197-char remark

    Show marketing remark (197 chars)

    Well maintained 3 bedroom, 1 bathroom cape cod with 1 car garage. Square footage does not reflect the full finished basement. Large second floor bedroom. Covered patio with large private back yard.

25. 2022-04-15
    soldstatus $90,000 Sold 197-char remark

    Show marketing remark (197 chars)

    Well maintained 3 bedroom, 1 bathroom cape cod with 1 car garage. Square footage does not reflect the full finished basement. Large second floor bedroom. Covered patio with large private back yard.

26. 2022-04-04
    historical Active/Pending 197-char remark

    Show marketing remark (197 chars)

    Well maintained 3 bedroom, 1 bathroom cape cod with 1 car garage. Square footage does not reflect the full finished basement. Large second floor bedroom. Covered patio with large private back yard.

27. 2022-03-25
    price $100,000 197-char remark

    Show marketing remark (197 chars)

    Well maintained 3 bedroom, 1 bathroom cape cod with 1 car garage. Square footage does not reflect the full finished basement. Large second floor bedroom. Covered patio with large private back yard.

28. 2022-03-11
    listed $120,000 Active 197-char remark

    Show marketing remark (197 chars)

    Well maintained 3 bedroom, 1 bathroom cape cod with 1 car garage. Square footage does not reflect the full finished basement. Large second floor bedroom. Covered patio with large private back yard.

ⓘ 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: $1,432 · $119/mo
• Projected year-2 tax: $1,574 · $131/mo
• Expected delta: +$142/yr (+$12/mo · 9.9%)

ⓘ 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 · 19 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,954
• − Mortgage interest: −$6,162
• − Property taxes: −$1,432
• − Insurance: −$550
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$3,200
• Taxable loss: −$462
• Est. tax savings @ 24.0%: +$111
• After-tax cash flow: $1,440/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

+0.0% since first listed

13 events — show timeline

• 2026-04-28 Price Changed $120,000 Dayton MLS
• 2026-04-06 Price Changed $125,000 Dayton MLS
• 2026-03-12 Price Changed $129,000 Dayton MLS
• 2026-02-16 Price Changed $134,900 Dayton MLS
• 2025-11-19 Listed $139,900 Dayton MLS
• 2023-11-18 Rental Removed $1,200 RENTLY
• 2023-11-07 Listed for Rent $1,200 RENTLY
• 2022-04-29 Sold (Public Records) $90,000 Public Records
• 2022-04-15 Sold (MLS) $90,000 Dayton MLS
• 2022-04-15 Sold (MLS) $90,000 Dayton MLS
• 2022-04-04 Contingent — Dayton MLS
• 2022-03-25 Price Changed $100,000 Dayton MLS
• 2022-03-11 Listed $120,000 Dayton MLS

Property tax history

+1.0%/yr

Latest (2025): $1,432 · +1.5% YoY. Source: county tax records.