44 S Harbine Ave · Dayton, OH 45403

$92,500

2 bd · 1.0 ba · 1,310 sqft · SingleFamily public records · 39 Days on market

Built 1926 4,125 sqft lot $71/sqft · 22% above area Est $76k · 22% 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 +26.7/30.0
• DSCR +9.1/10.0
• 1% rule +6.4/10.0
• Rent growth +3.4/5.0
• 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

The updated cape cod has 2 bedrooms and 1 full bath also includes a full unfinished basement waiting to be done. Home in rented for $450.00 a month and tenant will stay for investor. Please allow 24 hour notice. Seller is a licensed realestate agent

Key facts

• 4,125 sq ft lot
• Garage
• Built 1926

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached one-car garage
• Utilities: Public water; Sewer available
• Home design: Frame construction
• Construction: Frame construction
• Exterior features: Residential lot (about 0.09 acre)

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Two main-level bedrooms (each approximately 10 x 10)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced-air heating; Central air conditioning
• Interior features: Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $90k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 7.4% in Dayton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 15d 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 33% 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 $640 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 + 3.7% rent growth), your $26k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 12y 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 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,725 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1926 — 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: 1.14% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.57%
• DSCR: 1.51
• GRM: 7.3

CMA / ARV

• ARV (median comp): $75,769
• List price: $92,500
• Delta: 22.08%
• 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
65 S Sperling Ave	0.13mi	2/1.0	1,380 (+5%)	1mo	$57,000	$41	84
42 S Monmouth St	0.25mi	3/2.0 (+1)	1,332 (+2%)	3mo	$109,900	$83	74
23 N Mcgee St	0.18mi	2/1.0	1,148 (-12%)	2mo	$45,000	$39	69
15 Drury St	0.11mi	3/1.5 (+1)	1,464 (+12%)	0mo	$181,000	$124	68
1221 Rangeley Ave	0.63mi	3/1.0 (+1)	1,295 (-1%)	2mo	$140,000	$108	62
4007 E 5th St	0.52mi	3/1.0 (+1)	1,230 (-6%)	3mo	$167,000	$136	58
146 N Garland Ave	0.38mi	2/1.0	1,116 (-15%)	4mo	$126,000	$113	54
60 Bell St	0.73mi	2/1.5	1,225 (-6%)	3mo	$64,500	$53	51
115 N Quentin Ave	0.50mi	3/1.0 (+1)	1,441 (+10%)	6mo	$155,500	$108	50
44 Bell St	0.75mi	2/1.5	1,404 (+7%)	2mo	$125,000	$89	49
23 Murray Dr	0.53mi	3/2.0 (+1)	1,131 (-14%)	1mo	$150,000	$133	42
404 S Smithville Rd	0.73mi	2/1.5	1,120 (-14%)	6mo	$120,000	$107	35

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: 1.7%
• Equity multiple: 1.06×
• Total profit: $1,652
• Equity at exit: $13,792

10-year hold

• IRR: 11.9%
• Equity multiple: 1.97×
• Total profit: $24,996
• Equity at exit: $7,998

Cash invested: $25,900 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,054 high
• Mortgage (P&I): −$485
• Tax from tax record: −$59 /mo · $713/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $250

Break-even live

Break-even rent $738

Max offer price $92,500

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 S Hedges St Dayton, OH	2.0	1.5	1048	$1,045	$1.00	21d	1	0.20mi
224 S Irwin St Unit 226 Dayton, OH	2.0	1.0	992	$900	$0.91	3d	1	0.23mi
101 N Irwin St Dayton, OH	2.0	1.0	900	$1,100	$1.22	3d	1	0.24mi
120 S Monmouth St Dayton, OH	2.0	1.0	1000	$950	$0.95	44d	1	0.29mi
3707 E 3rd St Unit 3705 Dayton, OH	3.0	1.0	1410	$1,045	$0.74	23d	1	0.29mi
3719 E 3rd St Unit 3717 Dayton, OH	3.0	1.0	1092	$1,100	$1.01	3d	1	0.31mi
314 Sheridan Ave Dayton, OH	3.0	1.0	1258	$1,150	$0.91	3d	1	0.36mi
201 Pleasant Ave Unit 203 Dayton, OH	2.0	1.0	1250	$975	$0.78	23d	1	0.39mi
3817 E 5th St Dayton, OH	2.0	1.0	1178	$1,295	$1.10	3d	1	0.40mi
4013 E 3rd St Dayton, OH	2.0	1.5	1144	$1,095	$0.96	14d	1	0.46mi
144 N Quentin Ave Dayton, OH	3.0	1.0	1038	$1,600	$1.54	44d	1	0.55mi
115 Livingston Ave Dayton, OH	3.0	1.0	1624	$1,450	$0.89	44d	1	0.59mi
211 N Cherrywood Ave Unit 2 Dayton, OH	2.0	1.0	950	$795	$0.84	3d	1	0.62mi
1300 Chardon Ct Dayton, OH	2.0	1.0	970	$1,200	$1.24	3d	1	0.62mi
2351 E 5th St Unit 2349-U Dayton, OH	1.0	1.0	900	$750	$0.83	44d	1	0.64mi
29 N Garfield St Dayton, OH	3.0	1.0	1092	$1,000	$0.92	23d	1	0.65mi
4403 Burkhardt Ave Dayton, OH	3.0	1.0–2.0	800	$933	$1.17	3d	1	0.70mi
424 Bantz Ct Dayton, OH	3.0	1.0	1192	$1,050	$0.88	3d	1	0.79mi
15 John St Unit 15 Dayton, OH	2.0	1.0	1200	$800	$0.67	23d	1	0.80mi
334 Blackwood Ave Unit 2 Dayton, OH	2.0	1.0	1000	$850	$0.85	23d	1	0.83mi
334 Blackwood Ave Unit 3 Dayton, OH	2.0	1.0	1000	$850	$0.85	3d	1	0.83mi
515 Mertland Ave Dayton, OH	2.0	1.0	876	$950	$1.08	23d	1	0.84mi
517 Mertland Ave Dayton, OH	2.0	1.0	876	$875	$1.00	14d	1	0.84mi
1620 Gummer Ave Dayton, OH	2.0	1.0	875	$950	$1.09	3d	1	0.88mi
1704 Huffman Ave Unit 1706 Huffman Dayton, OH	2.0	1.0	896	$900	$1.00	3d	1	0.88mi
2200 E 5th St Dayton, OH	2.0	1.0	1000	$825	$0.82	23d	1	0.88mi
637 Creighton Ave Dayton, OH	3.0	1.0	1144	$1,350	$1.18	14d	1	0.99mi
1770 Suman Ave Dayton, OH	2.0	1.0	904	$1,145	$1.27	44d	1	1.00mi
1354 Ohmer St Unit 1354C Dayton, OH	2.0	1.0	900	$700	$0.78	44d	1	1.02mi
1354 Ohmer St Unit 1356C Dayton, OH	2.0	2.0	1200	$900	$0.75	44d	1	1.02mi
1354 Ohmer St Unit 1354A Dayton, OH	2.0	1.0	900	$675	$0.75	23d	1	1.02mi
706 Kolping Ave Unit 706 Dayton, OH	3.0	1.5	1172	$1,300	$1.11	3d	1	1.07mi
511 Parrot St Dayton, OH	3.0	1.5	1618	$1,100	$0.68	14d	1	1.10mi
2012 Saint Charles Ave Dayton, OH	2.0	1.0	945	$1,250	$1.32	44d	1	1.13mi
531 S Hayden Ave Dayton, OH	3.0	1.0	1200	$1,325	$1.10	11d	1	1.15mi
1029 Blakley Dr Dayton, OH	3.0	1.0	947	$1,300	$1.37	3d	1	1.15mi
854 Santa Cruz Ave Dayton, OH	3.0	1.0	1060	$1,300	$1.23	44d	1	1.24mi
1143 Blakley Dr Dayton, OH	3.0	1.0	947	$1,195	$1.26	14d	1	1.24mi
1430 Coventry Rd Dayton, OH	2.0	1.0	1106	$1,125	$1.02	14d	1	1.26mi
3100 Linden Ave Unit 3102 Dayton, OH	2.0	1.0	1035	$995	$0.96	44d	1	1.32mi

Listing history 31 events

1. 2026-06-16
   days on market $92,500 Active 39 DOM
2. 2026-06-15
   days on market $92,500 Active 38 DOM
3. 2026-06-14
   days on market $92,500 Active 36 DOM
4. 2026-06-13
   status $92,500 Active 35 DOM
5. 2026-06-09
   status $92,500 Pending 35 DOM
6. 2026-06-08
   days on market $92,500 Active 35 DOM
7. 2026-06-07
   days on market $92,500 Active 34 DOM
8. 2026-06-05
   days on market $92,500 Active 31 DOM
9. 2026-06-03
   days on market $92,500 Active 30 DOM
10. 2026-06-02
    days on market $92,500 Active 29 DOM
11. 2026-06-01
    days on market $92,500 Active 28 DOM
12. 2026-05-31
    days on market $92,500 Active 27 DOM
13. 2026-05-04
    listed $92,500 Active 477-char remark
14. 2025-10-19
    historical $1,050
15. 2025-09-26
    listed $1,050
16. 2025-06-07
    historical $1,150
17. 2025-05-09
    listed $1,150
18. 2024-03-05
    historical $950
19. 2024-02-27
    listed $950
20. 2018-12-07
    soldstatus $345,000
21. 2016-07-07
    soldstatus $16,000 Sold 249-char remark

    Show marketing remark (249 chars)

    The updated cape cod has 2 bedrooms and 1 full bath also includes a full unfinished basement waiting to be done. Home in rented for $450.00 a month and tenant will stay for investor. Please allow 24 hour notice. Seller is a licensed realestate agent

22. 2016-07-06
    soldstatus $16,000 Closed 249-char remark

    Show marketing remark (249 chars)

    The updated cape cod has 2 bedrooms and 1 full bath also includes a full unfinished basement waiting to be done. Home in rented for $450.00 a month and tenant will stay for investor. Please allow 24 hour notice. Seller is a licensed realestate agent

23. 2016-07-05
    status Pending 249-char remark

    Show marketing remark (249 chars)

    The updated cape cod has 2 bedrooms and 1 full bath also includes a full unfinished basement waiting to be done. Home in rented for $450.00 a month and tenant will stay for investor. Please allow 24 hour notice. Seller is a licensed realestate agent

24. 2016-02-04
    status Active 249-char remark

    Show marketing remark (249 chars)

    The updated cape cod has 2 bedrooms and 1 full bath also includes a full unfinished basement waiting to be done. Home in rented for $450.00 a month and tenant will stay for investor. Please allow 24 hour notice. Seller is a licensed realestate agent

25. 2016-02-04
    historical Active/Pending 249-char remark

    Show marketing remark (249 chars)

    The updated cape cod has 2 bedrooms and 1 full bath also includes a full unfinished basement waiting to be done. Home in rented for $450.00 a month and tenant will stay for investor. Please allow 24 hour notice. Seller is a licensed realestate agent

26. 2015-08-25
    listed $24,900 Active 249-char remark

    Show marketing remark (249 chars)

    The updated cape cod has 2 bedrooms and 1 full bath also includes a full unfinished basement waiting to be done. Home in rented for $450.00 a month and tenant will stay for investor. Please allow 24 hour notice. Seller is a licensed realestate agent

27. 2015-07-22
    historical
28. 2015-06-03
    listed $24,900 Active
29. 2014-12-20
    historical
30. 2014-06-20
    listed $24,900
31. 1995-11-01
    soldstatus $38,000

ⓘ 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: $713 · $59/mo
• Projected year-2 tax: $1,078 · $90/mo
• Expected delta: +$365/yr (+$30/mo · 51.2%)

ⓘ 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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,649
• − Mortgage interest: −$5,181
• − Property taxes: −$713
• − Insurance: −$462
• − Repairs & maintenance: −$1,012
• − Management: −$1,012
• − Depreciation: −$2,691
• Taxable income: $1,577
• Est. tax owed @ 24.0%: −$379
• After-tax cash flow: $2,618/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

+143.4% since first listed

22 events — show timeline

• 2026-06-16 Listing Removed — Dayton MLS
• 2026-06-13 Relisted — Dayton MLS
• 2026-06-08 Pending — Dayton MLS
• 2026-05-04 Listed $92,500 Dayton MLS
• 2025-10-19 Rental Removed $1,050 BUILDIUM
• 2025-09-26 Listed for Rent $1,050 BUILDIUM
• 2025-06-07 Rental Removed $1,150 BUILDIUM
• 2025-05-09 Listed for Rent $1,150 BUILDIUM
• 2024-03-05 Rental Removed $950 RENT.
• 2024-02-27 Listed for Rent $950 RENT.
• 2018-12-07 Sold (Public Records) $345,000 Public Records
• 2016-07-07 Sold (MLS) $16,000 Dayton MLS
• 2016-07-06 Sold (MLS) $16,000 Dayton MLS
• 2016-07-05 Pending — Dayton MLS
• 2016-02-04 Relisted — Dayton MLS
• 2016-02-04 Contingent — Dayton MLS
• 2015-08-25 Listed $24,900 Dayton MLS
• 2015-07-22 Listing Removed — Dayton MLS
• 2015-06-03 Listed $24,900 Dayton MLS
• 2014-12-20 Listing Removed — Dayton MLS
• 2014-06-20 Listed $24,900 Dayton MLS
• 1995-11-01 Sold (Public Records) $38,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $713 · -0.2% YoY. Source: county tax records.