147 Grove Ave · Dayton, OH 45404

$107,999

2 bd · 1.5 ba · 1,274 sqft · SingleFamily public records · 296 Days on market

Built 1899 4,408 sqft lot $85/sqft · 6% below area Est $115k · 6% under

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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 +19.3/30.0
• ARV discount +10.2/15.0
• DSCR +6.1/10.0
• 1% rule +4.6/10.0
• 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

* Special Program Available * - No Down Payment $, No PMI, PLUS $5,000 towards closing costs for qualified buyers. Inquire for info! Discover the potential in this recently updated 3-bedroom, 1.5-bath home — perfect for downsizing, first-time buyers, or investors! Freshly improved with new vinyl plank flooring, modern kitchen countertops, and a fresh coat of paint throughout, this property is move-in ready. Enjoy your mornings or evenings on the newly added private rear deck, offering a quiet outdoor retreat. Conveniently located near I-75, I-35, downtown Dayton, and Dayton Children’s Hospital, this home offers both accessibility and comfort. Whether you're looking for a primary residence or a solid rental opportunity, this one checks all the boxes. Tenant occupied month to month for 1300

Key facts

• Private rear deck
• 4,408 sq ft lot
• Garage

Tags

• NEW VINYL PLANK FLOORING
• MODERN KITCHEN COUNTERTOPS
• PRIVATE REAR DECK
• CONVENIENTLY LOCATED NEAR I-75
• CONVENIENTLY LOCATED NEAR I-35

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $120 ($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 $104k (4.0% below list).
• Recommended offer: $95k (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: 66 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 32% of the median local income ($39k/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 $746 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 296 days — a 12% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.
• Current owner paid $48k; list at $108k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1899 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,039 (12.0% below list)

Questions for the listing agent

1. It's been on market 296 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 1899 — 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. 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?
7. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.74%
• DSCR: 1.21
• GRM: 8.7

CMA / ARV

• ARV (median comp): $114,912
• List price: $107,999
• Delta: -6.02%
• 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
77 Baltimore St	0.13mi	3/1.0 (+1)	1,319 (+4%)	2mo	$111,900	$85	79
1811 Warner Ave	0.19mi	2/1.0	1,146 (-10%)	3mo	$97,000	$85	70
129 Rita St	0.34mi	3/1.5 (+1)	1,355 (+6%)	2mo	$165,000	$122	67
1417 Schaeffer St	0.34mi	2/1.0	1,178 (-8%)	4mo	$65,000	$55	66
165 Rita St	0.37mi	3/1.0 (+1)	1,360 (+7%)	5mo	$60,000	$44	60
1322 Schaeffer St	0.34mi	3/2.0 (+1)	1,384 (+9%)	4mo	$40,000	$29	59
1815 Warner Ave	0.20mi	3/2.0 (+1)	1,458 (+14%)	4mo	$43,000	$29	57
718 Taylor St	0.50mi	3/1.5 (+1)	1,404 (+10%)	4mo	$156,500	$111	51
930 Leo St	0.58mi	3/1.0 (+1)	1,144 (-10%)	0mo	$103,000	$90	49
1044 Dodgson Ct	0.47mi	3/2.5 (+1)	1,432 (+12%)	2mo	$150,000	$105	47
1033 Gerhard St	0.54mi	2/1.5	1,087 (-15%)	4mo	$70,000	$64	47
310 Brandt St	0.69mi	3/1.0 (+1)	1,389 (+9%)	0mo	$147,000	$106	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.67×
• Total profit: $-9,902
• Equity at exit: $16,103

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $1,124
• Equity at exit: $9,338

Cash invested: $30,240 (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 45404

• Home prices YoY: -24.2%
• Active inventory: 66
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,036 high
• Mortgage (P&I): −$566
• Tax from tax record: −$88 /mo · $1,055/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $120

Break-even live

Break-even rent $885

Max offer price $107,999

Occupancy floor 83%

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
155 Grove Ave Unit 155 Dayton, OH	3.0	1.0	1150	$950	$0.83	43d	1	0.03mi
163 Grove Ave Unit 163 Dayton, OH	3.0	1.0	1000	$950	$0.95	43d	1	0.03mi
78 Notre Dame Ave Unit A Dayton, OH	3.0	1.0	1015	$1,025	$1.01	43d	1	0.07mi
502 Hart St Unit 504 Dayton, OH	1.0	1.0	900	$700	$0.78	43d	1	0.11mi
1517 Chapel St Unit 1521 Dayton, OH	2.0	1.0	1239	$1,000	$0.81	3d	1	0.16mi
200 Hart St Dayton, OH	3.0	1.0	1304	$1,250	$0.96	23d	1	0.23mi
224 Deeds Ave Dayton, OH	2.0	1.0	1124	$950	$0.85	23d	1	0.28mi
2034 Leo St Dayton, OH	2.0	1.0	888	$1,100	$1.24	21d	1	0.53mi
451 Hunter Ave Dayton, OH	2.0	1.0	974	$800	$0.82	23d	1	0.62mi
821 Herman Ave Dayton, OH	3.0	1.0	1456	$1,100	$0.76	21d	1	0.64mi
2119 Bellefontaine Ave Dayton, OH	3.0	1.5	1500	$1,400	$0.93	2d	1	0.72mi
29 N Garfield St Dayton, OH	3.0	1.0	1092	$1,000	$0.92	23d	1	1.02mi
204 Sears St Dayton, OH	3.0	1.0–2.5	1124	$2,228	$1.98	2d	10	1.05mi
112 Webster St Dayton, OH	2.0	1.0–2.0	802	$2,198	$2.74	2d	63	1.07mi
329 E 1st St Dayton, OH	1.0	1.0	832	$1,405	$1.69	2d	15	1.16mi
2200 E 5th St Dayton, OH	2.0	1.0	1000	$825	$0.82	23d	1	1.26mi
140 E Monument Ave Dayton, OH	3.0	1.0–2.0	1048	$1,952	$1.86	2d	11	1.28mi
101 N Irwin St Dayton, OH	2.0	1.0	900	$1,100	$1.22	3d	1	1.30mi
215 Ice Ave Unit 215 Dayton, OH	1.0	1.0	1218	$1,900	$1.56	43d	1	1.30mi
15 John St Unit 15 Dayton, OH	2.0	1.0	1200	$800	$0.67	23d	1	1.30mi
2351 E 5th St Unit 2349-U Dayton, OH	1.0	1.0	900	$750	$0.83	43d	1	1.31mi
500 E 3rd St Dayton, OH	1.0–2.0	1.0–2.0	935	$1,660	$1.78	3d	16	1.32mi
100 N Jefferson St Dayton, OH	1.0–2.0	1.0–2.0	800	$1,532	$1.92	3d	11	1.40mi
120 S Monmouth St Dayton, OH	2.0	1.0	1000	$950	$0.95	43d	1	1.41mi
425 Dayton Towers Dr Dayton, OH	2.0	1.0–2.0	852	$1,799	$2.11	2d	30	1.44mi
35 S Saint Clair St Dayton, OH	1.0–2.0	1.0–2.0	918	$1,844	$2.01	3d	18	1.48mi

Listing history 29 events

1. 2026-06-18
   days on market $107,999 Active 296 DOM
2. 2026-06-17
   days on market $107,999 Active 295 DOM
3. 2026-06-16
   days on market $107,999 Active 294 DOM
4. 2026-06-15
   days on market $107,999 Active 293 DOM
5. 2026-06-14
   days on market $107,999 Active 291 DOM
6. 2026-06-13
   days on market $107,999 Active 290 DOM
7. 2026-06-10
   days on market $107,999 Active 288 DOM
8. 2026-06-09
   days on market $107,999 Active 287 DOM
9. 2026-06-08
   days on market $107,999 Active 286 DOM
10. 2026-06-07
    days on market $107,999 Active 285 DOM
11. 2026-06-05
    days on market $107,999 Active 282 DOM
12. 2026-06-03
    days on market $107,999 Active 281 DOM
13. 2026-06-02
    days on market $107,999 Active 280 DOM
14. 2026-06-01
    days on market $107,999 Active 279 DOM
15. 2026-05-31
    days on market $107,999 Active 278 DOM
16. 2025-09-16
    price $107,999 814-char remark

    Show marketing remark (814 chars)

    * Special Program Available * - No Down Payment $, No PMI, PLUS $5,000 towards closing costs for qualified buyers. Inquire for info! Discover the potential in this recently updated 3-bedroom, 1.5-bath home — perfect for downsizing, first-time buyers, or investors! Freshly improved with new vinyl plank flooring, modern kitchen countertops, and a fresh coat of paint throughout, this property is move-in ready. Enjoy your mornings or evenings on the newly added private rear deck, offering a quiet outdoor retreat. Conveniently located near I-75, I-35, downtown Dayton, and Dayton Children’s Hospital, this home offers both accessibility and comfort. Whether you're looking for a primary residence or a solid rental opportunity, this one checks all the boxes. Tenant occupied month to month for 1300

17. 2025-08-28
    price $109,999 814-char remark

    Show marketing remark (814 chars)

    * Special Program Available * - No Down Payment $, No PMI, PLUS $5,000 towards closing costs for qualified buyers. Inquire for info! Discover the potential in this recently updated 3-bedroom, 1.5-bath home — perfect for downsizing, first-time buyers, or investors! Freshly improved with new vinyl plank flooring, modern kitchen countertops, and a fresh coat of paint throughout, this property is move-in ready. Enjoy your mornings or evenings on the newly added private rear deck, offering a quiet outdoor retreat. Conveniently located near I-75, I-35, downtown Dayton, and Dayton Children’s Hospital, this home offers both accessibility and comfort. Whether you're looking for a primary residence or a solid rental opportunity, this one checks all the boxes. Tenant occupied month to month for 1300

18. 2025-08-26
    listed $110,000 Active 814-char remark

    Show marketing remark (814 chars)

    * Special Program Available * - No Down Payment $, No PMI, PLUS $5,000 towards closing costs for qualified buyers. Inquire for info! Discover the potential in this recently updated 3-bedroom, 1.5-bath home — perfect for downsizing, first-time buyers, or investors! Freshly improved with new vinyl plank flooring, modern kitchen countertops, and a fresh coat of paint throughout, this property is move-in ready. Enjoy your mornings or evenings on the newly added private rear deck, offering a quiet outdoor retreat. Conveniently located near I-75, I-35, downtown Dayton, and Dayton Children’s Hospital, this home offers both accessibility and comfort. Whether you're looking for a primary residence or a solid rental opportunity, this one checks all the boxes. Tenant occupied month to month for 1300

19. 2025-06-07
    historical
20. 2025-03-06
    price $115,000
21. 2024-12-16
    listed $120,000 Active
22. 2024-10-31
    soldstatus $48,000 Closed
23. 2024-10-31
    soldstatus $48,000 Sold
24. 2024-10-27
    historical Active/Pending
25. 2024-10-04
    price $48,000
26. 2024-09-04
    price $73,000
27. 2024-08-06
    listed $75,000 Active
28. 1995-08-29
    soldstatus $22,500
29. 1985-05-16
    soldstatus $14,000

ⓘ 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: $1,055 · $88/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$315/yr (+$26/mo · 29.9%)

ⓘ 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 4/10 Moderate 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,437
• − Mortgage interest: −$6,050
• − Property taxes: −$1,055
• − Insurance: −$540
• − Repairs & maintenance: −$995
• − Management: −$995
• − Depreciation: −$3,142
• Taxable loss: −$339
• Est. tax savings @ 24.0%: +$81
• After-tax cash flow: $1,515/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): 9,826
• Household income: $38,874
• Rent vs Own: 55.9% rent · 44.1% own
• Severe rent burden: 702.0

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 White (70%)
• Race & ethnicity: White 70% Black 19% Two or more races 7% Hispanic / Latino 4% Asian 1%
• Common ancestry: Iranian 3% Slovak 2% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 4% Arabic 4% Other Asian/Pacific 3%

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: ▼ -67.48%
• Current HPI: 210.9571
• Rent YoY: —
• 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

+671.4% since first listed

14 events — show timeline

• 2025-09-16 Price Changed $107,999 Dayton MLS
• 2025-08-28 Price Changed $109,999 Dayton MLS
• 2025-08-26 Listed $110,000 Dayton MLS
• 2025-06-07 Listing Removed — Dayton MLS
• 2025-03-06 Price Changed $115,000 Dayton MLS
• 2024-12-16 Listed $120,000 Dayton MLS
• 2024-10-31 Sold (MLS) $48,000 Dayton MLS
• 2024-10-31 Sold (MLS) $48,000 Dayton MLS
• 2024-10-27 Contingent — Dayton MLS
• 2024-10-04 Price Changed $48,000 Dayton MLS
• 2024-09-04 Price Changed $73,000 Dayton MLS
• 2024-08-06 Listed $75,000 Dayton MLS
• 1995-08-29 Sold (Public Records) $22,500 Public Records
• 1985-05-16 Sold (Public Records) $14,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,055 · -0.2% YoY. Source: county tax records.