1612 Mclain St · Dayton, OH 45403

$44,969

3 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 14 Days on market

Built 1900 3,406 sqft lot

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Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor alert. .. .. two story home would make a great investment, rental or owner occupied! Two story home being sold to settle estate. 3 beds/1 bath. No repairs can be made, sold as-is. Room sizes are approximate.

Key facts

• 3,406 sq ft lot
• Built 1900
• Listed 14 days

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Security: Smoke detector(s)
• Utilities: Natural gas available; Public water; Sewer available
• Home design: Two-story frame home
• Construction: Frame construction
• Exterior features: Smoke detector(s); Irregular shaped lot of about 0.078 acres; Residential zoning

Interior

• Kitchen: Main-level kitchen (approximately 8 x 12)
• Bedrooms: Three bedrooms on the second floor (approx. 9 x 10, 10 x 9, 9 x 10)
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Full unfinished basement; Six total rooms
• Laundry & utility: Basement utility space

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Cap rate 20.7% 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 (+3.7%/yr); 77 active listings in the ZIP; 40 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 37% of the median local income ($38k/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 $311 of loan paydown is wiped out by about $1k 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 + 3.7% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,969

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.60% ✓
• Cap rate: 20.65%
• Cash-on-cash: 51.29%
• DSCR: 3.28
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $93,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Sherman St	0.05mi	3/1.5	1,446 (-1%)	2mo	$73,000	$50	93
800 Linden Ave	0.59mi	3/1.5	1,472 (+1%)	0mo	$62,500	$42	68
44 Bell St	0.41mi	2/1.5 (-1)	1,404 (-4%)	2mo	$125,000	$89	66
425 Huffman Ave	0.14mi	3/2.0	1,248 (-14%)	1mo	$80,000	$64	64
1609 Xenia Ave	0.52mi	3/1.0	1,533 (+5%)	4mo	$110,000	$72	64
136 Dover St	0.59mi	3/1.5	1,512 (+4%)	2mo	$92,000	$61	62
804 Linden Ave	0.60mi	3/2.0	1,395 (-4%)	1mo	$86,000	$62	60
523 Carlisle Ave	0.64mi	4/2.0 (+1)	1,438 (-1%)	4mo	$110,000	$76	56
1537 Xenia Ave	0.50mi	2/1.0 (-1)	1,308 (-10%)	4mo	$29,590	$23	51
42 S Monmouth St	0.66mi	3/2.0	1,332 (-8%)	3mo	$109,900	$83	49
708 St Nicholas Ave	0.63mi	3/1.5	1,272 (-13%)	3mo	$58,410	$46	45
700 Bowen St	0.67mi	4/1.5 (+1)	1,664 (+14%)	3mo	$240,000	$144	36

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 · 3.71% rent growth · sell at horizon

5-year hold

• IRR: 50.1%
• Equity multiple: 3.22×
• Total profit: $27,895
• Equity at exit: $6,705

10-year hold

• IRR: 55.9%
• Equity multiple: 6.73×
• Total profit: $72,188
• Equity at exit: $3,888

Cash invested: $12,591 (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 45403

• Home prices YoY: -3.7%
• Rents YoY: 3.7%
• Active inventory: 77
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,169 high
• Mortgage (P&I): −$236
• Tax from tax record: −$131 /mo · $1,573/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $538

Break-even live

Break-even rent $488

Max offer price $44,969

Occupancy floor 49%

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: $11,242
• Closing costs: $1,349
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 John St Unit 15 Dayton, OH	2.0	1.0	1200	$800	$0.67	23d	1	0.20mi
424 Bantz Ct Dayton, OH	3.0	1.0	1192	$1,050	$0.88	3d	1	0.21mi
2200 E 5th St Dayton, OH	2.0	1.0	1000	$825	$0.82	23d	1	0.24mi
511 Parrot St Dayton, OH	3.0	1.5	1618	$1,100	$0.68	14d	1	0.35mi
29 N Garfield St Dayton, OH	3.0	1.0	1092	$1,000	$0.92	23d	1	0.58mi
120 S Monmouth St Dayton, OH	2.0	1.0	1000	$950	$0.95	44d	1	0.61mi
637 Creighton Ave Dayton, OH	3.0	1.0	1144	$1,350	$1.18	14d	1	0.62mi
31 Bidleman St Dayton, OH	2.0	1.5	1568	$1,100	$0.70	44d	1	0.62mi
314 Sheridan Ave Dayton, OH	3.0	1.0	1258	$1,150	$0.91	3d	1	0.63mi
1411 Wyoming St Dayton, OH	3.0	1.0	1256	$1,095	$0.87	3d	1	0.68mi
115 Livingston Ave Dayton, OH	3.0	1.0	1624	$1,450	$0.89	44d	1	0.69mi
1515 Wyoming St Dayton, OH	3.0	1.0	1400	$1,000	$0.71	44d	1	0.70mi
201 Pleasant Ave Unit 203 Dayton, OH	2.0	1.0	1250	$975	$0.78	23d	1	0.71mi
224 S Irwin St Unit 226 Dayton, OH	2.0	1.0	992	$900	$0.91	3d	1	0.72mi
1020 Walnut Hill Pl Dayton, OH	3.0	1.0	1200	$1,400	$1.17	44d	1	0.78mi
2012 Saint Charles Ave Dayton, OH	2.0	1.0	945	$1,250	$1.32	44d	1	0.79mi
1038 Walnut Hill Pl Dayton, OH	3.0	1.0	1232	$1,095	$0.89	44d	1	0.80mi
210 S Hedges St Dayton, OH	2.0	1.5	1048	$1,045	$1.00	21d	1	0.86mi
1300 Chardon Ct Dayton, OH	2.0	1.0	970	$1,200	$1.24	3d	1	0.86mi
1101 Phillips Ave Unit 1101 Dayton, OH	3.0	1.5	1300	$1,450	$1.12	44d	1	0.87mi
136 Indiana Ave Dayton, OH	3.0	1.0	1194	$1,250	$1.05	23d	1	0.88mi
20 Lucerne Ave Dayton, OH	3.0	1.0	1378	$1,200	$0.87	44d	1	0.88mi
425 Dayton Towers Dr Dayton, OH	2.0	1.0–2.0	852	$1,799	$2.11	3d	30	0.89mi
101 N Irwin St Dayton, OH	2.0	1.0	900	$1,100	$1.22	3d	1	0.92mi
32 Gebhart St Dayton, OH	4.0	1.0	1800	$1,400	$0.78	14d	1	0.92mi
228 James St Dayton, OH	3.0	1.0	1700	$1,200	$0.71	44d	1	0.94mi
706 Kolping Ave Unit 706 Dayton, OH	3.0	1.5	1172	$1,300	$1.11	3d	1	0.95mi
227 James St Unit 1 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	3d	1	0.96mi
229 James St Unit 228 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	23d	1	0.96mi
519 Wyoming St Dayton, OH	3.0	1.5	1240	$1,600	$1.29	44d	1	0.98mi
1354 Ohmer St Unit 1354A Dayton, OH	2.0	1.0	900	$675	$0.75	23d	1	0.99mi
1354 Ohmer St Unit 1356C Dayton, OH	2.0	2.0	1200	$900	$0.75	44d	1	0.99mi
1354 Ohmer St Unit 1354C Dayton, OH	2.0	1.0	900	$700	$0.78	44d	1	0.99mi
854 Santa Cruz Ave Dayton, OH	3.0	1.0	1060	$1,300	$1.23	44d	1	1.00mi
313 Illinois Ave Dayton, OH	3.0	1.0	1142	$975	$0.85	3d	1	1.09mi
2306 Alice St Dayton, OH	3.0	1.0	918	$1,200	$1.31	3d	1	1.09mi
2114 Wayne Ave Dayton, OH	4.0	2.0	1723	$1,595	$0.93	44d	1	1.09mi
117 Clay St Unit 117 Dayton, OH	2.0	1.5	1632	$1,950	$1.19	23d	1	1.09mi
2132 Wayne Ave Dayton, OH	3.0	2.0	1484	$1,350	$0.91	3d	1	1.11mi
25 Garret St Dayton, OH	2.0	1.5	1364	$1,750	$1.28	23d	1	1.13mi

Listing history 5 events

1. 2026-05-01
   status Pending
2. 2026-04-15
   listed $44,969 Active
3. 2007-01-31
   soldstatus $51,000
4. 2001-10-10
   soldstatus $35,000
5. 1997-10-29
   soldstatus $35,000

ⓘ 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: $1,573 · $131/mo
• Projected year-2 tax: $1,573 · $131/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 4/10 Moderate 7 d/yr ≥101°F today · 18 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: $14,033
• − Mortgage interest: −$2,519
• − Property taxes: −$1,573
• − Insurance: −$225
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$1,308
• Taxable income: $6,162
• Est. tax owed @ 24.0%: −$1,479
• After-tax cash flow: $4,979/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): 13,608
• Household income: $38,323
• Rent vs Own: 60.0% rent · 40.0% own
• Severe rent burden: 1071.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 15% Black 14% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 84% English-only · Spanish 13% Other Asian/Pacific 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: ▼ -17.40%
• Current HPI: 447.4034
• Rent YoY: ▲ 3.71%
• 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

+28.5% since first listed

5 events — show timeline

• 2026-05-01 Pending — Dayton MLS
• 2026-04-15 Listed $44,969 Dayton MLS
• 2007-01-31 Sold (Public Records) $51,000 Public Records
• 2001-10-10 Sold (Public Records) $35,000 Public Records
• 1997-10-29 Sold (Public Records) $35,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,573 · +60.3% YoY. Source: county tax records.