107 Marco Ln #11 · Dayton, OH 45458

$117,900

2 bd · 1.5 ba · 952 sqft · Condo · 84 Days on market

Built 1974 Average condition $124/sqft · 25% below area Est $158k · 25% under $326/mo HOA · 23% of rent ↓ 7% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +11.8/30.0
• 1% rule +6.9/10.0
• Schools +6.9/10.0
• DSCR +3.5/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

This two-story townhouse is located in Washington Township within the Townhouses by Willow Run community. The exterior is constructed of brick and frame and includes a private patio area and a detached garage. Inside, the floor plan features bedrooms on the upper level, a full bathroom, and a partial bathroom. The residence also includes a full basement. Heating is provided by a natural gas forced air system, and the home is equipped with central cooling. All utilities are public, including water and sewer services.

Key facts

• Central cooling
• Full basement
• Private patio area

Tags

• PRIVATE PATIO AREA
• DETACHED GARAGE
• FULL BASEMENT
• NATURAL GAS FORCED AIR SYSTEM
• CENTRAL COOLING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $118k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-31 ($-377/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (3.9% below list).
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $111k (6.0% below list) — sets the bar for market timing.

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: amenities C-, crime F, commute F.
• Centerville City (suburban): math 62% / reading 71% proficiency, ranked #163 of 656 in OH (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Centerville Primary Village South (712 students, 19% FRL); Magsig Middle School (math 54% / reading 65%, grade B, #271 of 654 statewide, top 43%, 577 students, 23% FRL); Centerville High School (math 60% / reading 84%, grade B+, #89 of 781 statewide, top 12%, 2,755 students, 15% FRL).
• Market conditions: Rents rising (+2.0%/yr); 478 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent is only 15% of the median local income ($110k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $815 of loan paydown is wiped out by about $4k 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

• It's been on market 84 days — a 6% lower offer ($111k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $110,826 (6.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.19% ✓
• Cap rate: 5.97%
• Cash-on-cash: -1.14%
• DSCR: 0.95
• GRM: 7.0

CMA / ARV

• ARV (median comp): $157,948
• List price: $117,900
• Delta: -25.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Nantucket Lndg	0.34mi	2/1.5	1,178 (+24%)	0mo	$189,900	$161	59
124 Mallard Glen Dr	0.71mi	2/2.0	987 (+4%)	0mo	$153,000	$155	58
9651 Whalers Wharf	0.35mi	2/1.5	1,152 (+21%)	3mo	$200,000	$174	56
8745 Washington Colony Dr	1.37mi	2/1.0	905 (-5%)	0mo	$145,000	$160	55
172 Mallard Glen Dr #5	0.84mi	2/2.0	987 (+4%)	3mo	$155,000	$157	54
8733 Washington Colony Dr #29	1.39mi	2/1.0	905 (-5%)	2mo	$157,900	$174	53
8733 Washington Colony Dr	1.39mi	2/1.0	905 (-5%)	2mo	$157,900	$174	53
9640 Belfry Ct #2	0.49mi	2/2.0	1,111 (+17%)	0mo	$209,000	$188	50
127 Edinburgh Village Dr	0.59mi	2/2.0	1,111 (+17%)	1mo	$215,000	$194	45
8775 Washington Colony Dr	1.29mi	2/1.5	1,080 (+13%)	1mo	$149,000	$138	42
8803 Washington Colony Dr	1.29mi	2/1.5	1,080 (+13%)	1mo	$130,000	$120	42
957 Pine Needles Dr	1.45mi	2/1.5	1,120 (+18%)	3mo	$219,000	$196	38

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 · 2.04% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.33×
• Total profit: $-22,228
• Equity at exit: $17,579

10-year hold

• IRR: -14.8%
• Equity multiple: 0.20×
• Total profit: $-26,441
• Equity at exit: $10,194

Cash invested: $33,012 (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 →

Active competition Active MLS

• For sale now: 1 active · 2 under contract
• Median asking: $169,900 ($172/sqft)
• Median days on market: 41 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -3.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 45458

• Rents YoY: 2.0%
• Active inventory: 478
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,404 high
• Mortgage (P&I): −$618
• Tax est. 1.5%: −$147 /mo · $1,768/yr
• Insurance: −$49
• HOA: −$326
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $-31

Break-even live

Break-even rent $1,444

Max offer price $113,353

Occupancy floor 97%

Sensitivity live

Price	-10% $50	-5% $9	+0% $-31	+5% $-72	+10% $-113
Rent	-10% $-142	-5% $-87	+0% $-31	+5% $24	+10% $80
Rate	-1.0pp $28	-0.5pp $-1	base $-31	+0.5pp $-62	+1.0pp $-93

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: $29,475
• Closing costs: $3,537
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Jamestown Cir Unit 301E Washington Township, OH	2.0	1.5	900	$1,050	$1.17	133d	1	0.17mi
100 Sail Boat Run Dayton, OH	2.0	1.0–1.5	890	$1,352	$1.52	0d	2	0.22mi
110 W Spring Valley Pike Dayton, OH	3.0	2.0	1107	$1,800	$1.63	10d	1	0.50mi
865 Revere Village Ct Dayton, OH	1.0–3.0	1.0–2.5	1062	$1,212	$1.14	0d	3	0.60mi
506 Stonington Cir Dayton, OH	1.0–2.0	1.0–1.5	875	$1,500	$1.71	0d	7	0.63mi
116 Mallard Glen Dr #5 Dayton, OH	2.0	2.0	987	$1,425	$1.44	10d	1	0.69mi
116 Mallard Glen Dr Centerville, OH	2.0	2.0	987	$1,395	$1.41	7d	1	0.69mi
148 Mallard Glen Dr Dayton, OH	2.0	2.0	987	$1,299	$1.32	10d	1	0.73mi
41 Winchester Pl Unit A Dayton, OH	2.0	1.5	960	$1,400	$1.46	123d	1	1.28mi
51 Winchester Pl Unit C Dayton, OH	2.0	1.5	1080	$1,420	$1.31	123d	1	1.30mi
51 Winchester Pl Unit C Dayton, OH	2.0	1.5	1080	$1,420	$1.31	19d	1	1.30mi
74 W Franklin St Centerville, OH	1.0–2.0	1.0–1.5	1030	$1,470	$1.43	26d	11	1.37mi
92 W Franklin St Unit 6 Dayton, OH	1.0	1.0	595	$895	$1.50	40d	1	1.41mi
853 Peach Hill Dr Washington Township, OH	2.0	1.5	950	$1,650	$1.74	164d	1	1.50mi

Property features AI

Finance

• Other: Residential zoningLot dimensions approximately 60 x 120
• Financial info: Property is listed for sale
• HOA & community: Homeowners association (RCF Properties) with a monthly fee

Exterior

• Parking: No garage
• Utilities: Public waterSewer available
• Home design: Two-story residenceEntry level at ground floor
• Construction: Aluminum siding, brick, and vinyl siding exterior
• Exterior features: Partial fencingPatio

Interior

• Kitchen: DishwasherRangeRefrigerator
• Bedrooms: Two bedrooms (both on the second floor)
• Bathrooms: One full bathroomOne half bathroom
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Full basement

HOA detail $326/mo · $3,912/yr condo

• Likely covers: watersewergas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-11-08
   days on market $117,900 Active 84 DOM
2. 2026-11-07
   days on market $117,900 Active 83 DOM
3. 2026-11-06
   days on market $117,900 Active 82 DOM
4. 2026-11-05
   days on market $117,900 Active 81 DOM
5. 2026-11-04
   days on market $117,900 Active 80 DOM
6. 2026-11-02
   days on market $117,900 Active 78 DOM
7. 2026-11-01
   days on market $117,900 Active 77 DOM
8. 2026-10-31
   days on market $117,900 Active 76 DOM
9. 2026-10-30
   status $117,900 Active 75 DOM
10. 2026-08-15
    statusdays on market $117,900 Pending 75 DOM
11. 2026-08-15
    days on market $117,900 Active 74 DOM
12. 2026-08-13
    days on market $117,900 Active 73 DOM
13. 2026-08-12
    days on market $117,900 Active 72 DOM
14. 2026-08-11
    days on market $117,900 Active 71 DOM
15. 2026-08-10
    days on market $117,900 Active 70 DOM
16. 2026-08-09
    days on market $117,900 Active 69 DOM
17. 2026-08-08
    days on market $117,900 Active 68 DOM
18. 2026-08-07
    days on market $117,900 Active 67 DOM
19. 2026-08-06
    days on market $117,900 Active 66 DOM
20. 2026-08-05
    days on market $117,900 Active 65 DOM
21. 2026-08-04
    days on market $117,900 Active 64 DOM
22. 2026-08-03
    days on market $117,900 Active 63 DOM
23. 2026-07-31
    days on market $117,900 Active 60 DOM
24. 2026-07-30
    days on market $117,900 Active 58 DOM
25. 2026-07-28
    days on market $117,900 Active 57 DOM
26. 2026-07-26
    days on market $117,900 Active 55 DOM
27. 2026-07-25
    pricedays on market $117,900 Active 54 DOM
28. 2026-07-23
    days on market $129,900 Active 52 DOM
29. 2026-07-22
    days on market $129,900 Active 51 DOM
30. 2026-07-21
    days on market $129,900 Active 50 DOM
31. 2026-07-18
    pricedays on market $129,900 Active 47 DOM
32. 2026-07-16
    days on market $134,900 Active 45 DOM
33. 2026-07-16
    days on market $134,900 Active 44 DOM
34. 2026-07-14
    days on market $134,900 Active 43 DOM
35. 2026-07-13
    days on market $134,900 Active 42 DOM
36. 2026-07-13
    days on market $134,900 Active 41 DOM
37. 2026-07-11
    statusdays on market $134,900 Active 40 DOM
38. 2026-06-30
    status $134,900 Pending 39 DOM
39. 2026-06-30
    days on market $134,900 Active 39 DOM
40. 2026-06-29
    days on market $134,900 Active 38 DOM
41. 2026-06-28
    days on market $134,900 Active 37 DOM
42. 2026-06-28
    days on market $134,900 Active 36 DOM
43. 2026-06-27
    days on market $134,900 Active 35 DOM
44. 2026-06-25
    days on market $134,900 Active 33 DOM
45. 2026-06-23
    days on market $134,900 Active 31 DOM
46. 2026-06-22
    pricedays on market $134,900 Active 30 DOM
47. 2026-06-18
    days on market $144,900 Active 27 DOM
48. 2026-06-17
    days on market $144,900 Active 26 DOM
49. 2026-06-16
    days on market $144,900 Active 25 DOM
50. 2026-06-15
    days on market $144,900 Active 24 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥99°F today · 20 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: $16,851
• − Mortgage interest: −$6,604
• − Property taxes: −$1,768
• − Insurance: −$590
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − HOA: −$3,912
• − Depreciation: −$3,430
• Taxable loss: −$2,149
• Est. tax savings @ 24.0%: +$516
• After-tax cash flow: $139/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.

Condition & rehab AI · 30 photos

Average 55/100 Moderate rehab Est. rehab $23,800–$42,840 screening

This two-story townhouse requires moderate renovations, focusing on interior updates and HVAC maintenance, to improve its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Slight wear
• Minor Bathroom vanity — Slight wear
• Moderate Air conditioning unit — Visible dirt and debris

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale Replace carpet with hardwood or tile — Hardwood or tile flooring is more durable and adds value ↑
• Resale Upgrade kitchen cabinets and countertops — Modern kitchen updates attract more buyers ↑
• Both Install new air conditioning unit — Modern AC improves comfort and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 69/100

Zoned Schools

Elementary Weller Elementary School A OH #266/1,584 Nat'l #2,065/41,679 Middle Magsig Middle School B OH #271/654 Nat'l #1,836/14,009 High Centerville High School B+ OH #89/781 Nat'l #1,878/17,239

Schools (NCES district)

• District: Centerville City
• NCES district ID: 3904373
• Math proficiency: 62% ▼ -12.00%
• Reading proficiency: 71% ▼ -8.00%
• Median HH income: $70,985
• Composite: 58.44/100
• National rank: #1005
• State rank: #163 of 656 in OH

C Composite livability gradescore 65/100

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

• County: Montgomery County · 523,241 people
• City population: 164,387
• Metro: Dayton-Kettering, OH
• Population (ZIP): 38,712
• Household income: $110,150
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 7% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 7% Two or more races 7% Asian 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1%
• Languages at home: 90% English-only · Other Indo-European 2% Spanish 2% Other Asian/Pacific 2%

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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: ▼ -204.98%
• Current HPI: 193.0497
• Rent YoY: ▲ 2.04%
• Metro: Dayton-Kettering, OH
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

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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

Property features AI

Finance

• Other: Residential zoningLot dimensions approximately 60 x 120
• Financial info: Property is listed for sale
• HOA & community: Homeowners association (RCF Properties) with a monthly fee

Exterior

• Parking: No garage
• Utilities: Public waterSewer available
• Home design: Two-story residenceEntry level at ground floor
• Construction: Aluminum siding, brick, and vinyl siding exterior
• Exterior features: Partial fencingPatio

Interior

• Kitchen: DishwasherRangeRefrigerator
• Bedrooms: Two bedrooms (both on the second floor)
• Bathrooms: One full bathroomOne half bathroom
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Full basement

Price history

-6.9% since first listed

2 events — show timeline

• 2026-06-19 Price Changed $134,900 Dayton MLS
• 2026-05-22 Listed $144,900 Dayton MLS