3736 Evansville Ave · Fort McKinley, OH 45406

$79,900

2 bd · 1.0 ba · 837 sqft · SingleFamily public records · 1 Days on market

Built 1961 6,660 sqft lot Est $78k · at est.

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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 +26.0/30.0
• DSCR +8.7/10.0
• 1% rule +6.7/10.0
• ARV discount +6.3/15.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turn-key with great open floor plan! Well maintained with some updates. Large family room and updated bath. Neutral tone decor and freshly painted. This home is a great opportunity for first-time home buyers or those looking to downsize!

Key facts

• Inviting kitchen
• Spacious living area
• Ranch-style home

Tags

• RANCH-STYLE HOME
• SINGLE-LEVEL LIVING
• SPACIOUS LIVING AREA
• INVITING KITCHEN
• CENTRAL AIR CONDITIONING
• GENEROUSLY SIZED BACKYARD

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Utilities: Public utilities (assumed from residential zoning and services)
• Home design: Single-story brick home; Slab foundation
• Construction: Brick construction
• Exterior features: Residential lot (45 x 148)

Interior

• Kitchen: Main-level kitchen (10 x 10)
• Bedrooms: Two main-level bedrooms (11 x 9 and 13 x 9)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: 5 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($935 rent vs $80k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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; 39 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 $552 of loan paydown is wiped out by about $2k 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 1 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 $37k; list at $80k implies a 116% gain — meaningful room to come down on a strong offer.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1961 — 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. 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.
4. 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.
5. 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: 1.17% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.63%
• DSCR: 1.47
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $77,841
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3538 Pittsburg Ave	0.31mi	2/1.0	864 (+3%)	3mo	$109,900	$127	78
3901 Falmouth Ave	0.20mi	2/2.0	832 (-1%)	11mo	$115,000	$138	76
3678 Wilmore St	0.22mi	3/1.5 (+1)	864 (+3%)	3mo	$131,900	$153	75
2660 Grant Ave	0.24mi	3/1.5 (+1)	912 (+9%)	2mo	$78,000	$86	66
3509 Pittsburg Ave	0.36mi	2/1.0	888 (+6%)	12mo	$75,000	$84	63
3942 Beatty Dr	0.55mi	2/1.0	768 (-8%)	0mo	$33,110	$43	60
4288 Redonda Ln	0.47mi	3/2.0 (+1)	864 (+3%)	4mo	$125,000	$145	60
4460 Curundu Ave	0.65mi	3/1.0 (+1)	864 (+3%)	3mo	$80,000	$93	56
4466 Gatewood Pl	0.64mi	3/1.0 (+1)	864 (+3%)	5mo	$77,400	$90	55
4472 Curundu Ave	0.66mi	3/1.0 (+1)	864 (+3%)	8mo	$70,000	$81	52
3691 Marlin Ave	0.69mi	3/1.0 (+1)	864 (+3%)	12mo	$35,640	$41	48
4081 Lobata Pl	0.51mi	3/1.0 (+1)	960 (+15%)	5mo	$93,000	$97	42

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-294
• Equity at exit: $11,913

10-year hold

• IRR: 9.4%
• Equity multiple: 1.72×
• Total profit: $16,136
• Equity at exit: $6,908

Cash invested: $22,372 (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: 7.1×

Monthly cashflow live

• Estimated rent: $935 high
• Mortgage (P&I): −$419
• Tax from tax record: −$88 /mo · $1,061/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $198

Break-even live

Break-even rent $684

Max offer price $79,900

Occupancy floor 74%

Sensitivity live

Price	-10% $243	-5% $221	+0% $198	+5% $175	+10% $153
Rent	-10% $124	-5% $161	+0% $198	+5% $235	+10% $272
Rate	-1.0pp $238	-0.5pp $218	base $198	+0.5pp $177	+1.0pp $156

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3711 Pittsburg Ave Dayton, OH	2.0	1.0	800	$875	$1.09	45d	1	0.10mi
4113 Crest Dr Dayton, OH	1.0	1.0	650	$650	$1.00	45d	1	0.27mi
3858 Haney Rd Dayton, OH	2.0	1.0	850	$825	$0.97	4d	1	0.36mi
2675-2727 N Gettysburg Ave Dayton, OH	1.0	1.0	650	$600	$0.92	15d	22	0.38mi
2675-2727 N Gettysburg Ave Unit 2727-22 Dayton, OH	1.0	1.0	650	$600	$0.92	45d	1	0.38mi
4132 Natchez Ave Dayton, OH	3.0	1.5	991	$1,250	$1.26	4d	1	0.52mi
2609 Fairport Ave Dayton, OH	3.0	1.0	1000	$1,025	$1.02	4d	1	0.53mi
2501 Fairport Ave Dayton, OH	2.0	1.0	605	$850	$1.40	45d	1	0.55mi
4161 Mapleleaf Dr Dayton, OH	3.0	1.0	960	$1,250	$1.30	4d	1	0.60mi
2408 Falmouth Ave Dayton, OH	2.0	1.0	806	$950	$1.18	25d	1	0.61mi
2414 Hancock Ave Unit 2418 Dayton, OH	1.0	1.0	600	$650	$1.08	45d	1	0.62mi
4425 Thompson Dr Dayton, OH	3.0	1.0	864	$1,150	$1.33	4d	1	0.79mi
4003 Whitestone Ct Dayton, OH	3.0	1.0	1096	$1,275	$1.16	45d	1	0.83mi
4527 Channing Ln Dayton, OH	3.0	1.0	946	$1,600	$1.69	45d	1	0.86mi
4446 Waymire Ave Dayton, OH	3.0	1.0	1100	$1,100	$1.00	22d	1	0.92mi
4365 Parkway Dr Trotwood, OH	2.0	1.0	600	$800	$1.33	45d	1	1.00mi
5112 W Hillcrest Ave Unit 1 Dayton, OH	3.0	1.0	972	$700	$0.72	25d	1	1.03mi
2257 Hepburn Ave Dayton, OH	1.0	1.0	600	$695	$1.16	45d	1	1.09mi
2002 Val Vista Ct Dayton, OH	3.0	1.0	975	$1,095	$1.12	22d	1	1.11mi
1330 W Hillcrest Ave Dayton, OH	1.0	1.0	525	$825	$1.57	45d	1	1.13mi
4629 Queens Ave Dayton, OH	2.0	1.0	900	$1,100	$1.22	45d	1	1.17mi
2014 Hickorydale Dr Unit 2016 Dayton, OH	2.0	1.0	800	$900	$1.12	45d	1	1.18mi
2109 Victoria Ave Dayton, OH	2.0	1.0	714	$950	$1.33	4d	1	1.23mi
1720 Kings Mill Ct Dayton, OH	2.0	1.5	975	$925	$0.95	25d	1	1.27mi
3813 Briar Pl Apt 9 Dayton, OH	1.0	1.0	900	$925	$1.03	25d	1	1.32mi
1982 Victoria Ave Dayton, OH	1.0	1.0	675	$700	$1.04	45d	1	1.35mi
3537 Otterbein Ave Unit d Dayton, OH	2.0	1.0	900	$925	$1.03	45d	1	1.35mi
1934 Tennyson Ave Dayton, OH	1.0	1.0	675	$700	$1.04	45d	1	1.37mi
3311 Otterbein Ave Dayton, OH	3.0	1.5	1004	$1,300	$1.29	12d	1	1.39mi
829 Uhrig Ave Unit 3 Dayton, OH	2.0	1.0	760	$875	$1.15	15d	1	1.41mi
1732 Harold Dr Dayton, OH	2.0	1.0	805	$925	$1.15	45d	1	1.44mi
4278 Catalpa Dr Unit 4 Dayton, OH	2.0	1.0	800	$795	$0.99	45d	1	1.45mi
3650 Otterbein Ave Unit 3650 Dayton, OH	2.0	1.0	900	$800	$0.89	4d	1	1.46mi
3652 Otterbein Ave Unit 3652 Dayton, OH	2.0	1.0	700	$800	$1.14	4d	1	1.46mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	45d	1	1.47mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	4d	1	1.47mi
111 Bennington Dr Unit 1 Dayton, OH	1.0	1.0	800	$700	$0.88	45d	1	1.47mi
111 Bennington Dr Unit 4 Dayton, OH	1.0	1.0	750	$750	$1.00	45d	1	1.47mi
1203 W Fairview Ave Dayton, OH	1.0	1.0	806	$750	$0.93	45d	1	1.48mi

Listing history 2 events

1. 2026-06-19
   remarks 699-char remark
2. 2026-06-19
   listed $79,900 Active 1 DOM

ⓘ 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: $1,061 · $88/mo
• Projected year-2 tax: $1,154 · $96/mo
• Expected delta: +$93/yr (+$8/mo · 8.8%)

ⓘ 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 · 18 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: $11,222
• − Mortgage interest: −$4,476
• − Property taxes: −$1,061
• − Insurance: −$400
• − Repairs & maintenance: −$898
• − Management: −$898
• − Depreciation: −$2,324
• Taxable income: $1,167
• Est. tax owed @ 24.0%: −$280
• After-tax cash flow: $2,097/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 — Fort McKinley

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Fort McKinley, OH
• County: Montgomery County · 459,541 people
• 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

+100.3% since first listed

10 events — show timeline

• 2026-06-18 Listed $79,900 Dayton MLS
• 2018-03-07 Sold (MLS) $37,000 Dayton MLS
• 2018-03-07 Sold (MLS) $37,000 Dayton MLS
• 2017-09-20 Listed $49,000 Dayton MLS
• 2012-05-07 Sold (MLS) $30,000 Dayton MLS
• 2012-05-07 Sold (MLS) $30,000 Dayton MLS
• 2012-05-06 Listing Removed — Dayton MLS
• 2012-04-04 Listed $34,900 Dayton MLS
• 1993-12-29 Sold (Public Records) $39,900 Public Records
• 1993-12-22 Sold (Public Records) $39,900 Public Records

Property tax history

-0.3%/yr

Latest (2025): $1,061 · -0.1% YoY. Source: county tax records.