736 Oakleaf Dr · Dayton, OH 45417

$100,000

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 2 Days on market

Built 1952 5,719 sqft lot

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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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.5/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUD owned, Sold AS-IS. HUD case no. 411-371337. Nice 2 bedroom ranch with vinyl windows and a newer furnace. Would be perfect for the first time homeowner or investor. Great home for the price. EQUAL HOUSING OPPORTUNITY

Key facts

• Driveway
• Modern appliances
• Double basin sink

Tags

• VINYL SIDING
• DRIVEWAY
• RECESSED LIGHTING
• MODERN APPLIANCES
• SUBWAY TILE
• DOUBLE BASIN SINK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/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 $95k (5.2% below list).
• Recommended offer: $95k (5.2% below list) — sets the bar for 1% rule.

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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 ($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 $691 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y 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 $8k; list at $100k implies a 1174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,780 (5.2% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.95% ✗
• Cap rate: 7.87%
• Cash-on-cash: 5.62%
• DSCR: 1.25
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $41,184
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
714 Oakleaf Dr	0.04mi	2/1.0	825 (+4%)	11mo	$69,900	$85	82
820 Ernroe Dr	0.12mi	3/1.0 (+1)	864 (+9%)	3mo	$45,000	$52	71
737 Oakleaf Dr	0.03mi	2/1.0	887 (+12%)	11mo	$41,000	$46	69
3356 Forent Ave	0.12mi	3/1.0 (+1)	864 (+9%)	14mo	$69,900	$81	62
2932 Sage Ave	0.42mi	2/1.0	884 (+12%)	0mo	$46,000	$52	61
2922 Revels Ave	0.47mi	2/1.0	884 (+12%)	5mo	$40,000	$45	55
3422 Haberer Ave	0.37mi	3/1.0 (+1)	894 (+13%)	7mo	$83,000	$93	51
2823 Revels Ave	0.56mi	2/1.0	884 (+12%)	13mo	$19,000	$21	44
2900 Sage Ave	0.47mi	2/1.0	884 (+12%)	21mo	$60,000	$68	42
501 Fleetfoot Ave	0.53mi	1/1.0 (-1)	732 (-8%)	21mo	$35,000	$48	40

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: -6.6%
• Equity multiple: 0.75×
• Total profit: $-6,866
• Equity at exit: $14,910

10-year hold

• IRR: 4.2%
• Equity multiple: 1.32×
• Total profit: $8,927
• Equity at exit: $8,646

Cash invested: $28,000 (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: 8.8×

Monthly cashflow live

• Estimated rent: $948 high
• Mortgage (P&I): −$524
• Tax from tax record: −$52 /mo · $620/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $131

Break-even live

Break-even rent $782

Max offer price $100,000

Occupancy floor 81%

Sensitivity live

Price	-10% $188	-5% $159	+0% $131	+5% $103	+10% $74
Rent	-10% $56	-5% $94	+0% $131	+5% $168	+10% $206
Rate	-1.0pp $181	-0.5pp $156	base $131	+0.5pp $105	+1.0pp $79

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3939 Nicholas Rd Dayton, OH	3.0	1.0	912	$1,200	$1.32	44d	1	0.38mi
500 Bowie Dr Unit 122 Dayton, OH	2.0	1.0	850	$910	$1.07	44d	1	0.39mi
3964 Nicholas Rd Dayton, OH	3.0	1.0	912	$1,000	$1.10	4d	1	0.41mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$750	$0.94	3d	1	0.48mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$775	$0.97	44d	1	0.48mi
2525 Lakeview Ave Unit 9 Dayton, OH	1.0	1.0	920	$700	$0.76	44d	1	0.79mi
2525 Lakeview Ave Unit 2 Dayton, OH	1.0	1.0	750	$750	$1.00	44d	1	0.79mi
2525 Lakeview Ave Unit 5 Dayton, OH	1.0	1.0	750	$750	$1.00	4d	1	0.79mi
2525 Germantown St Unit A Dayton, OH	1.0	1.0	650	$700	$1.08	44d	1	0.81mi
2525 Germantown St Unit C Dayton, OH	1.0	1.0	750	$750	$1.00	44d	1	0.81mi
4109 Midway Ave Dayton, OH	3.0	1.0	971	$1,000	$1.03	4d	1	1.09mi
2240 Lakeview Ave Dayton, OH	3.0	1.0	1056	$1,025	$0.97	44d	1	1.11mi
126 Bluecrest Ave Dayton, OH	2.0	1.0	840	$1,000	$1.19	15d	1	1.16mi
1272 Clement Ave Dayton, OH	3.0	1.0	1025	$1,350	$1.32	3d	1	1.24mi
652 Dennison Ave Dayton, OH	2.0	2.0	988	$1,095	$1.11	22d	1	1.25mi
137 Westwood Ave Dayton, OH	2.0	1.0	784	$900	$1.15	4d	1	1.26mi
673 Randolph St Dayton, OH	2.0	1.0	792	$950	$1.20	44d	1	1.26mi
70 Gramont Ave Dayton, OH	3.0	1.5	966	$1,300	$1.35	3d	1	1.36mi
3627 Delphos Ave Dayton, OH	1.0	1.0	525	$625	$1.19	15d	1	1.38mi
729 Cleverly Rd Dayton, OH	2.0	1.0	626	$950	$1.52	44d	1	1.47mi
5090 Altrim Rd Dayton, OH	3.0	1.0	925	$1,245	$1.35	3d	1	1.48mi

Listing history 10 events

1. 2026-04-26
   status Pending
2. 2026-04-20
   listed $100,000 Active
3. 2013-08-06
   soldstatus $7,850 219-char remark

   Show marketing remark (219 chars)

   HUD owned, Sold AS-IS. HUD case no. 411-371337. Nice 2 bedroom ranch with vinyl windows and a newer furnace. Would be perfect for the first time homeowner or investor. Great home for the price. EQUAL HOUSING OPPORTUNITY

4. 2013-08-06
   soldstatus $7,850 Closed 219-char remark

   Show marketing remark (219 chars)

   HUD owned, Sold AS-IS. HUD case no. 411-371337. Nice 2 bedroom ranch with vinyl windows and a newer furnace. Would be perfect for the first time homeowner or investor. Great home for the price. EQUAL HOUSING OPPORTUNITY

5. 2013-06-25
   historical 219-char remark

   Show marketing remark (219 chars)

   HUD owned, Sold AS-IS. HUD case no. 411-371337. Nice 2 bedroom ranch with vinyl windows and a newer furnace. Would be perfect for the first time homeowner or investor. Great home for the price. EQUAL HOUSING OPPORTUNITY

6. 2013-06-06
   historical
7. 2013-06-05
   listed $7,500 219-char remark

   Show marketing remark (219 chars)

   HUD owned, Sold AS-IS. HUD case no. 411-371337. Nice 2 bedroom ranch with vinyl windows and a newer furnace. Would be perfect for the first time homeowner or investor. Great home for the price. EQUAL HOUSING OPPORTUNITY

8. 2012-07-29
   listed $37,500
9. 1998-08-06
   soldstatus $39,900
10. 1993-06-28
    soldstatus $13,500

ⓘ 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: $620 · $52/mo
• Projected year-2 tax: $1,090 · $91/mo
• Expected delta: +$470/yr (+$39/mo · 75.9%)

ⓘ 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 ≥104°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: $11,374
• − Mortgage interest: −$5,602
• − Property taxes: −$620
• − Insurance: −$500
• − Repairs & maintenance: −$910
• − Management: −$910
• − Depreciation: −$2,909
• Taxable loss: −$76
• Est. tax savings @ 24.0%: +$18
• After-tax cash flow: $1,591/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

+640.7% since first listed

10 events — show timeline

• 2026-04-26 Pending — Dayton MLS
• 2026-04-20 Listed $100,000 Dayton MLS
• 2013-08-06 Sold (MLS) $7,850 Dayton MLS
• 2013-08-06 Sold (MLS) $7,850 Dayton MLS
• 2013-06-25 Listing Removed — Dayton MLS
• 2013-06-06 Listing Removed — Dayton MLS
• 2013-06-05 Listed $7,500 Dayton MLS
• 2012-07-29 Listed $37,500 Dayton MLS
• 1998-08-06 Sold (Public Records) $39,900 Public Records
• 1993-06-28 Sold (Public Records) $13,500 Public Records

Property tax history

-1.6%/yr

Latest (2025): $620 · -0.2% YoY. Source: county tax records.