33 Patton Ave · Dayton, OH 45417

$75,000

3 bd · 1.0 ba · 1,141 sqft · SingleFamily public records · 44 Days on market

Built 1943 5,358 sqft lot $66/sqft · 46% above area Est $51k · 46% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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 MLS

Calling all investors! This 3-bedroom, 1 full bath home with a full basement is packed with potential. Whether you're looking for your next flip, rental property, or renovation project, this property offers a great opportunity to add value and build equity. With solid bones and plenty of space to work with, the possibilities are endless--bring your vision and make it your own!

Key facts

• 5,358 sq ft lot
• Garage
• Built 1943

Property features AI

Finance

• Other: Lot approximately 0.123 acres (40 x 134)
• Financial info: Offered for sale

Exterior

• Parking: Attached one-car garage
• Home design: Single-story structure; Frame construction; Residential zoning
• Construction: Frame construction
• Exterior features: Front porch

Interior

• Kitchen: Kitchen (11 x 10); Breakfast nook (6 x 8); Dining room (10 x 15)
• Bedrooms: Second-floor bedroom (13 x 10); Main-level bedroom (10 x 9); Main-level bedroom (9 x 9)
• Bathrooms: One full bathroom (main level)
• Interior features: Full basement; Total of 7 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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 fast (+4.1%/yr); 135 active listings in the ZIP; 12 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 34% 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 $519 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 + 4.1% rent growth), your $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1943 — 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: 1.41% ✓
• Cap rate: 11.19%
• Cash-on-cash: 17.48%
• DSCR: 1.78
• GRM: 5.9

CMA / ARV

• ARV (median comp): $51,225
• List price: $75,000
• Delta: 46.41%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5221 W 3rd St	0.06mi	3/1.0	1,168 (+2%)	11mo	$115,000	$98	84
4909 W 3rd St	0.25mi	2/1.0 (-1)	1,212 (+6%)	8mo	$53,500	$44	67
4317 Midway Ave	0.71mi	4/1.0 (+1)	1,148 (+1%)	2mo	$50,000	$44	59
5227 Shasta Ave	0.46mi	3/1.0	1,008 (-12%)	1mo	$122,500	$122	59
4643 Laurel Dr	0.66mi	2/1.5 (-1)	1,150 (+1%)	7mo	$47,000	$41	55
4416 Midway Ave	0.63mi	2/1.0 (-1)	1,160 (+2%)	10mo	$124,950	$108	55
4531 Chesapeake Ave	0.49mi	2/1.0 (-1)	1,050 (-8%)	9mo	$79,000	$75	51
4905 W 2nd St	0.42mi	4/1.0 (+1)	1,296 (+14%)	5mo	$40,000	$31	48
236 Elmhurst Rd	0.68mi	2/1.0 (-1)	1,245 (+9%)	1mo	$54,900	$44	47
683 Tyson Ave	0.69mi	3/1.0	1,050 (-8%)	11mo	$139,000	$132	46
636 Hickory Hill Dr	0.73mi	3/1.5	1,215 (+6%)	12mo	$110,000	$91	43
346 Geneva Rd	0.66mi	3/1.5	1,037 (-9%)	11mo	$90,000	$87	43

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: 10.1%
• Equity multiple: 1.40×
• Total profit: $8,501
• Equity at exit: $11,183

10-year hold

• IRR: 20.1%
• Equity multiple: 2.78×
• Total profit: $37,384
• Equity at exit: $6,485

Cash invested: $21,000 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,060 high
• Mortgage (P&I): −$393
• Tax from tax record: −$107 /mo · $1,285/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $306

Break-even live

Break-even rent $673

Max offer price $75,000

Occupancy floor 66%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Bluecrest Ave Dayton, OH	2.0	1.0	840	$1,000	$1.19	14d	1	0.27mi
4109 Midway Ave Dayton, OH	3.0	1.0	971	$1,000	$1.03	3d	1	0.87mi
5336 Rockport Ave Dayton, OH	3.0	1.0	925	$1,025	$1.11	43d	1	0.96mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$775	$0.97	43d	1	1.08mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$750	$0.94	2d	1	1.08mi
4914 Gardendale Ave Dayton, OH	4.0	1.0	960	$1,125	$1.17	43d	1	1.25mi
500 Bowie Dr Unit 122 Dayton, OH	2.0	1.0	850	$910	$1.07	43d	1	1.29mi
6229 Carmin Ave Dayton, OH	3.0	1.0	875	$995	$1.14	19d	1	1.31mi
4625 Gardendale Ave Dayton, OH	3.0	1.0	864	$1,150	$1.33	2d	1	1.33mi
1427 Stuben Dr Dayton, OH	3.0	1.0	957	$900	$0.94	2d	1	1.34mi
3925 Hoover Ave Dayton, OH	2.0	1.0	936	$1,100	$1.18	2d	1	1.41mi
1498 Elaine St Dayton, OH	3.0	1.0	864	$1,025	$1.19	2d	1	1.42mi

Listing history 21 events

1. 2026-06-18
   days on market $75,000 Active 44 DOM
2. 2026-06-17
   days on market $75,000 Active 43 DOM
3. 2026-06-16
   days on market $75,000 Active 42 DOM
4. 2026-06-15
   days on market $75,000 Active 41 DOM
5. 2026-06-14
   days on market $75,000 Active 39 DOM
6. 2026-06-13
   days on market $75,000 Active 38 DOM
7. 2026-06-10
   days on market $75,000 Active 36 DOM
8. 2026-06-09
   days on market $75,000 Active 35 DOM
9. 2026-06-08
   days on market $75,000 Active 34 DOM
10. 2026-06-07
    days on market $75,000 Active 33 DOM
11. 2026-06-05
    days on market $75,000 Active 30 DOM
12. 2026-06-03
    days on market $75,000 Active 29 DOM
13. 2026-06-02
    days on market $75,000 Active 28 DOM
14. 2026-06-01
    days on market $75,000 Active 27 DOM
15. 2026-05-31
    days on market $75,000 Active 26 DOM
16. 2026-05-15
    price $75,000 379-char remark

    Show marketing remark (379 chars)

    Calling all investors! This 3-bedroom, 1 full bath home with a full basement is packed with potential. Whether you're looking for your next flip, rental property, or renovation project, this property offers a great opportunity to add value and build equity. With solid bones and plenty of space to work with, the possibilities are endless--bring your vision and make it your own!

17. 2026-05-15
    price $75,000 384-char remark

    Show marketing remark (379 chars)

    Calling all investors! This 3-bedroom, 1 full bath home with a full basement is packed with potential. Whether you're looking for your next flip, rental property, or renovation project, this property offers a great opportunity to add value and build equity. With solid bones and plenty of space to work with, the possibilities are endless--bring your vision and make it your own!

18. 2026-05-05
    listed $85,000 Active 379-char remark

    Show marketing remark (379 chars)

    Calling all investors! This 3-bedroom, 1 full bath home with a full basement is packed with potential. Whether you're looking for your next flip, rental property, or renovation project, this property offers a great opportunity to add value and build equity. With solid bones and plenty of space to work with, the possibilities are endless--bring your vision and make it your own!

19. 2026-05-05
    listed $85,000 Active 384-char remark

    Show marketing remark (379 chars)

    Calling all investors! This 3-bedroom, 1 full bath home with a full basement is packed with potential. Whether you're looking for your next flip, rental property, or renovation project, this property offers a great opportunity to add value and build equity. With solid bones and plenty of space to work with, the possibilities are endless--bring your vision and make it your own!

20. 2004-09-13
    soldstatus $67,000
21. 2002-01-03
    soldstatus $67,000

ⓘ 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: $1,285 · $107/mo
• Projected year-2 tax: $1,285 · $107/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,723
• − Mortgage interest: −$4,201
• − Property taxes: −$1,285
• − Insurance: −$375
• − Repairs & maintenance: −$1,018
• − Management: −$1,018
• − Depreciation: −$2,182
• Taxable income: $2,644
• Est. tax owed @ 24.0%: −$635
• After-tax cash flow: $3,037/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

+11.9% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $75,000 WRIST
• 2026-05-15 Price Changed $75,000 Dayton MLS
• 2026-05-05 Listed $85,000 Dayton MLS
• 2026-05-05 Listed $85,000 WRIST
• 2004-09-13 Sold (Public Records) $67,000 Public Records
• 2002-01-03 Sold (Public Records) $67,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,285 · -1.6% YoY. Source: county tax records.