4510 Saint James Ave · Dayton, OH 45406

$84,900

2 bd · 1.0 ba · 940 sqft · SingleFamily public records · 33 Days on market

Built 1942 5,998 sqft lot $90/sqft · 21% above area Est $70k · 21% 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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +6.5/10.0
• Rent growth +3.3/5.0
• 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

Great first home or investment. This 2 Bedrooms 1 Bathroom with full basement an LARGE SIZE LOT, is ready to move in. Master bedroom has closets and built in wardrobe and living room with WBFP ( never used by Owner, NOT WARRANTED) chimney tuck pointed. Lots of upgrades, newer windows ( 2 new), new exterior doors, new floors, new plumbing 2013, new furnace 2014, water heater 2014, fresh paint and light fixtures 2018, renovated bathroom and kitchen with range and range hood, block windows in basement. Big back yard for entertaining and playing. includes 2 parcels of land. Call now and make it yours.

Key facts

• Hardwood flooring
• Forced-air heating
• Central cooling

Tags

• HARDWOOD FLOORING
• VINYL SIDING
• REPLACEMENT WINDOWS
• CENTRAL COOLING
• FORCED-AIR HEATING
• FULL UNFINISHED BASEMENT

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Home design: Single-story residence; Vinyl siding
• Construction: Vinyl siding construction; 940 sq ft below-grade unfinished area
• Exterior features: 50 x 120 lot (residential zoning)

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Bedroom on main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Full basement; One fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($976 rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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; 35 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 51% 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 $587 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,353 (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 1942 — 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: 1.15% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.73%
• DSCR: 1.52
• GRM: 7.2

CMA / ARV

• ARV (median comp): $70,168
• List price: $84,900
• Delta: 20.99%
• 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
4075 Middlehurst Ln	0.36mi	3/1.0 (+1)	979 (+4%)	2mo	$89,900	$92	70
4647 Greenwich Village Ave	0.16mi	3/1.0 (+1)	1,057 (+12%)	5mo	$20,000	$19	63
3927 Necco Ave	0.71mi	3/1.0 (+1)	936 (-0%)	1mo	$72,500	$77	60
2660 Grant Ave	0.62mi	3/1.5 (+1)	912 (-3%)	1mo	$78,000	$86	58
2212 Chamberlin Ave	0.50mi	3/1.0 (+1)	996 (+6%)	6mo	$110,000	$110	57
3816 Lori Sue Ave	0.71mi	3/1.0 (+1)	925 (-2%)	3mo	$152,000	$164	56
2451 Grant Ave	0.35mi	3/1.0 (+1)	1,056 (+12%)	3mo	$75,000	$71	56
3971 Prescott Ave	0.56mi	3/1.0 (+1)	1,020 (+8%)	2mo	$77,500	$76	53
3920 Prescott Ave	0.65mi	3/1.0 (+1)	1,020 (+8%)	3mo	$50,000	$49	48
3921 Middlehurst Ln	0.64mi	3/1.0 (+1)	1,020 (+8%)	4mo	$120,000	$118	48
3462 Arlene Ave	0.65mi	3/1.0 (+1)	1,044 (+11%)	3mo	$130,000	$125	44
4354 Free Pike	0.65mi	3/1.0 (+1)	1,044 (+11%)	3mo	$82,500	$79	44

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: 1.2%
• Equity multiple: 1.04×
• Total profit: $1,058
• Equity at exit: $12,659

10-year hold

• IRR: 10.8%
• Equity multiple: 1.84×
• Total profit: $20,040
• Equity at exit: $7,341

Cash invested: $23,772 (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: 7.2×

Monthly cashflow live

• Estimated rent: $976 high
• Mortgage (P&I): −$445
• Tax from tax record: −$58 /mo · $699/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $232

Break-even live

Break-even rent $682

Max offer price $84,900

Occupancy floor 71%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4446 Waymire Ave Dayton, OH	3.0	1.0	1100	$1,100	$1.00	21d	1	0.14mi
4629 Queens Ave Dayton, OH	2.0	1.0	900	$1,100	$1.22	43d	1	0.35mi
2002 Val Vista Ct Dayton, OH	3.0	1.0	975	$1,095	$1.12	21d	1	0.36mi
2408 Falmouth Ave Dayton, OH	2.0	1.0	806	$950	$1.18	23d	1	0.39mi
2014 Hickorydale Dr Unit 2016 Dayton, OH	2.0	1.0	800	$900	$1.12	43d	1	0.43mi
2675-2727 N Gettysburg Ave Dayton, OH	1.0	1.0	650	$600	$0.92	14d	22	0.45mi
2675-2727 N Gettysburg Ave Unit 2727-22 Dayton, OH	1.0	1.0	650	$600	$0.92	43d	1	0.45mi
2414 Hancock Ave Unit 2418 Dayton, OH	1.0	1.0	600	$650	$1.08	43d	1	0.46mi
5112 W Hillcrest Ave Unit 1 Dayton, OH	3.0	1.0	972	$700	$0.72	23d	1	0.47mi
2501 Fairport Ave Dayton, OH	2.0	1.0	605	$850	$1.40	43d	1	0.58mi
2609 Fairport Ave Dayton, OH	3.0	1.0	1000	$1,025	$1.02	2d	1	0.61mi
4113 Crest Dr Dayton, OH	1.0	1.0	650	$650	$1.00	43d	1	0.75mi
1720 Kings Mill Ct Dayton, OH	2.0	1.5	975	$925	$0.95	23d	1	0.81mi
1732 Harold Dr Dayton, OH	2.0	1.0	805	$925	$1.15	43d	1	0.86mi
3537 Otterbein Ave Unit d Dayton, OH	2.0	1.0	900	$925	$1.03	43d	1	0.88mi
3650 Otterbein Ave Unit 3650 Dayton, OH	2.0	1.0	900	$800	$0.89	2d	1	0.90mi
3652 Otterbein Ave Unit 3652 Dayton, OH	2.0	1.0	700	$800	$1.14	2d	1	0.91mi
3711 Pittsburg Ave Dayton, OH	2.0	1.0	800	$875	$1.09	43d	1	0.91mi
3311 Otterbein Ave Dayton, OH	3.0	1.5	1004	$1,300	$1.29	11d	1	1.00mi
4132 Natchez Ave Dayton, OH	3.0	1.5	991	$1,250	$1.26	3d	1	1.06mi
3552 Stanford Pl Dayton, OH	2.0	1.0	800	$800	$1.00	23d	1	1.06mi
3552 Stanford Pl Unit 3552 Dayton, OH	2.0	1.0	800	$800	$1.00	43d	1	1.06mi
2257 Hepburn Ave Dayton, OH	1.0	1.0	600	$695	$1.16	43d	1	1.15mi
2109 Victoria Ave Dayton, OH	2.0	1.0	714	$950	$1.33	3d	1	1.16mi
3858 Haney Rd Dayton, OH	2.0	1.0	850	$825	$0.97	2d	1	1.17mi
1934 Tennyson Ave Dayton, OH	1.0	1.0	675	$700	$1.04	43d	1	1.18mi
1982 Victoria Ave Dayton, OH	1.0	1.0	675	$700	$1.04	43d	1	1.21mi
1330 W Hillcrest Ave Dayton, OH	1.0	1.0	525	$825	$1.57	43d	1	1.26mi
4576 Live Oak Dr Dayton, OH	3.0	1.0	864	$1,400	$1.62	43d	1	1.32mi
4527 Channing Ln Dayton, OH	3.0	1.0	946	$1,600	$1.69	43d	1	1.35mi
3007 Cornell Dr Dayton, OH	2.0	1.0	827	$1,000	$1.21	3d	1	1.35mi
4161 Mapleleaf Dr Dayton, OH	3.0	1.0	960	$1,250	$1.30	2d	1	1.43mi
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	43d	1	1.45mi
1595 Elaine St Dayton, OH	3.0	1.0	864	$950	$1.10	2d	1	1.48mi
4365 Parkway Dr Trotwood, OH	2.0	1.0	600	$800	$1.33	43d	1	1.50mi

Listing history 18 events

1. 2026-06-03
   statusdays on market $84,900 Pending 33 DOM
2. 2026-06-02
   days on market $84,900 Active 32 DOM
3. 2026-06-01
   days on market $84,900 Active 31 DOM
4. 2026-05-31
   days on market $84,900 Active 30 DOM
5. 2026-05-01
   listed $84,900 Active 1032-char remark
6. 2024-01-02
   soldstatus $25,157,500
7. 2018-11-20
   soldstatus $35,500 Sold 604-char remark

   Show marketing remark (604 chars)

   Great first home or investment. This 2 Bedrooms 1 Bathroom with full basement an LARGE SIZE LOT, is ready to move in. Master bedroom has closets and built in wardrobe and living room with WBFP ( never used by Owner, NOT WARRANTED) chimney tuck pointed. Lots of upgrades, newer windows ( 2 new), new exterior doors, new floors, new plumbing 2013, new furnace 2014, water heater 2014, fresh paint and light fixtures 2018, renovated bathroom and kitchen with range and range hood, block windows in basement. Big back yard for entertaining and playing. includes 2 parcels of land. Call now and make it yours.

8. 2018-11-20
   soldstatus $35,500 Closed 604-char remark

   Show marketing remark (604 chars)

   Great first home or investment. This 2 Bedrooms 1 Bathroom with full basement an LARGE SIZE LOT, is ready to move in. Master bedroom has closets and built in wardrobe and living room with WBFP ( never used by Owner, NOT WARRANTED) chimney tuck pointed. Lots of upgrades, newer windows ( 2 new), new exterior doors, new floors, new plumbing 2013, new furnace 2014, water heater 2014, fresh paint and light fixtures 2018, renovated bathroom and kitchen with range and range hood, block windows in basement. Big back yard for entertaining and playing. includes 2 parcels of land. Call now and make it yours.

9. 2018-11-12
   status Pending 604-char remark

   Show marketing remark (604 chars)

   Great first home or investment. This 2 Bedrooms 1 Bathroom with full basement an LARGE SIZE LOT, is ready to move in. Master bedroom has closets and built in wardrobe and living room with WBFP ( never used by Owner, NOT WARRANTED) chimney tuck pointed. Lots of upgrades, newer windows ( 2 new), new exterior doors, new floors, new plumbing 2013, new furnace 2014, water heater 2014, fresh paint and light fixtures 2018, renovated bathroom and kitchen with range and range hood, block windows in basement. Big back yard for entertaining and playing. includes 2 parcels of land. Call now and make it yours.

10. 2018-10-25
    listed $39,900 Active 604-char remark

    Show marketing remark (604 chars)

    Great first home or investment. This 2 Bedrooms 1 Bathroom with full basement an LARGE SIZE LOT, is ready to move in. Master bedroom has closets and built in wardrobe and living room with WBFP ( never used by Owner, NOT WARRANTED) chimney tuck pointed. Lots of upgrades, newer windows ( 2 new), new exterior doors, new floors, new plumbing 2013, new furnace 2014, water heater 2014, fresh paint and light fixtures 2018, renovated bathroom and kitchen with range and range hood, block windows in basement. Big back yard for entertaining and playing. includes 2 parcels of land. Call now and make it yours.

11. 2013-08-16
    soldstatus $10,000
12. 2013-08-13
    soldstatus $10,000 Closed

    Show marketing remark (509 chars)

    Dayton-Greenwich Village. This 972 sq. ft. home has a full basement and a one car attached garage. The home is covered in vinyl and has replacement windows, central air and a security system. The master bedroom has double closets and a built-in wardrobe. Other features include a WBFP (never used by owner) and custom shelving in living room. Home also has an extra lot. St. James is just off Gettysburg with bus at door. Good Samaritan Hospital, shopping, churches, downtown Dayton and I-75 are minutes away.

13. 2013-08-13
    soldstatus $10,000

    Show marketing remark (509 chars)

    Dayton-Greenwich Village. This 972 sq. ft. home has a full basement and a one car attached garage. The home is covered in vinyl and has replacement windows, central air and a security system. The master bedroom has double closets and a built-in wardrobe. Other features include a WBFP (never used by owner) and custom shelving in living room. Home also has an extra lot. St. James is just off Gettysburg with bus at door. Good Samaritan Hospital, shopping, churches, downtown Dayton and I-75 are minutes away.

14. 2013-08-05
    historical

    Show marketing remark (509 chars)

    Dayton-Greenwich Village. This 972 sq. ft. home has a full basement and a one car attached garage. The home is covered in vinyl and has replacement windows, central air and a security system. The master bedroom has double closets and a built-in wardrobe. Other features include a WBFP (never used by owner) and custom shelving in living room. Home also has an extra lot. St. James is just off Gettysburg with bus at door. Good Samaritan Hospital, shopping, churches, downtown Dayton and I-75 are minutes away.

15. 2013-05-29
    listed $12,500

    Show marketing remark (509 chars)

    Dayton-Greenwich Village. This 972 sq. ft. home has a full basement and a one car attached garage. The home is covered in vinyl and has replacement windows, central air and a security system. The master bedroom has double closets and a built-in wardrobe. Other features include a WBFP (never used by owner) and custom shelving in living room. Home also has an extra lot. St. James is just off Gettysburg with bus at door. Good Samaritan Hospital, shopping, churches, downtown Dayton and I-75 are minutes away.

16. 2012-11-30
    historical
17. 2010-08-17
    listed $15,000
18. 1991-08-28
    soldstatus $32,500

ⓘ 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: $699 · $58/mo
• Projected year-2 tax: $1,012 · $84/mo
• Expected delta: +$313/yr (+$26/mo · 44.7%)

ⓘ 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
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,715
• − Mortgage interest: −$4,756
• − Property taxes: −$699
• − Insurance: −$424
• − Repairs & maintenance: −$937
• − Management: −$937
• − Depreciation: −$2,470
• Taxable income: $1,491
• Est. tax owed @ 24.0%: −$358
• After-tax cash flow: $2,431/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

+161.2% since first listed

15 events — show timeline

• 2026-06-03 Pending — Dayton MLS
• 2026-05-01 Listed $84,900 Dayton MLS
• 2024-01-02 Sold (Public Records) $25,157,500 Public Records
• 2018-11-20 Sold (MLS) $35,500 Dayton MLS
• 2018-11-20 Sold (MLS) $35,500 Dayton MLS
• 2018-11-12 Pending — Dayton MLS
• 2018-10-25 Listed $39,900 Dayton MLS
• 2013-08-16 Sold (Public Records) $10,000 Public Records
• 2013-08-13 Sold (MLS) $10,000 Dayton MLS
• 2013-08-13 Sold (MLS) $10,000 Dayton MLS
• 2013-08-05 Listing Removed — Dayton MLS
• 2013-05-29 Listed $12,500 Dayton MLS
• 2012-11-30 Listing Removed — Dayton MLS
• 2010-08-17 Listed $15,000 Dayton MLS
• 1991-08-28 Sold (Public Records) $32,500 Public Records

Property tax history

+1.6%/yr

Latest (2025): $699 · -0.2% YoY. Source: county tax records.