4545 Greenwich Village Ave · Dayton, OH 45406

$84,900

3 bd · 1.0 ba · 1,015 sqft · SingleFamily public records · 41 Days on market

Built 1948 4,800 sqft lot $84/sqft · 21% above area Est $70k · 21% 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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Rent growth +3.3/5.0
• 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

Investment opportunity! 3 bedroom, 1 bathroom cape cod. Full basement unfinished basement and detached garage. Currently rented for $650 per month.

Key facts

• Classic fireplace
• Detached garage
• 4,800 sq ft lot

Tags

• DETACHED GARAGE
• CLASSIC FIREPLACE
• SIGNIFICANT STORAGE POTENTIAL

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached garage
• Home design: Residential property
• Construction: Aluminum and vinyl siding; Below-grade unfinished area (approx. 812)
• Exterior features: Residential lot approximately 40 x 120

Interior

• Kitchen: Kitchen on main level (approx. 9 x 5); Refrigerator included
• Bedrooms: Second-floor bedroom (approx. 16 x 16); Main-level bedroom (approx. 12 x 9); Main-level bedroom (approx. 9 x 12); Second-floor bonus room (approx. 16 x 12)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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 (+3.0%/yr); 156 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 31% of the median local income ($42k/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 $587 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 + 3.0% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $85k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1948 — 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: 1.29% ✓
• Cap rate: 10.74%
• Cash-on-cash: 15.88%
• DSCR: 1.71
• GRM: 6.4

CMA / ARV

• ARV (median comp): $70,168
• List price: $84,900
• Delta: 20.99%
• 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
4075 Middlehurst Ln	0.43mi	3/1.0	979 (-4%)	2mo	$89,900	$92	73
2451 Grant Ave	0.42mi	3/1.0	1,056 (+4%)	3mo	$75,000	$71	71
3971 Prescott Ave	0.63mi	3/1.0	1,020 (+0%)	2mo	$77,500	$76	69
2504 Grant Ave	0.46mi	4/1.0 (+1)	1,056 (+4%)	1mo	$95,000	$90	66
3920 Prescott Ave	0.71mi	3/1.0	1,020 (+0%)	3mo	$50,000	$49	64
3921 Middlehurst Ln	0.70mi	3/1.0	1,020 (+0%)	4mo	$120,000	$118	63
3462 Arlene Ave	0.65mi	3/1.0	1,044 (+3%)	3mo	$130,000	$125	62
4354 Free Pike	0.66mi	3/1.0	1,044 (+3%)	3mo	$82,500	$79	62
5130 Eichelberger Ave	0.54mi	3/1.5	1,120 (+10%)	3mo	$51,000	$46	53
3927 Necco Ave	0.71mi	3/1.0	936 (-8%)	1mo	$72,500	$77	52
3816 Lori Sue Ave	0.73mi	3/1.0	925 (-9%)	3mo	$152,000	$164	48
2660 Grant Ave	0.69mi	3/1.5	912 (-10%)	1mo	$78,000	$86	48

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: 6.8%
• Equity multiple: 1.27×
• Total profit: $6,307
• Equity at exit: $12,659

10-year hold

• IRR: 16.2%
• Equity multiple: 2.32×
• Total profit: $31,408
• Equity at exit: $7,341

Cash invested: $23,772 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,097 high
• Mortgage (P&I): −$445
• Tax from tax record: −$71 /mo · $857/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $315

Break-even live

Break-even rent $699

Max offer price $84,900

Occupancy floor 66%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4446 Waymire Ave Dayton, OH	3.0	1.0	1100	$1,100	$1.00	21d	1	0.14mi
4629 Queens Ave Dayton, OH	2.0	1.0	900	$1,100	$1.22	43d	1	0.27mi
2002 Val Vista Ct Dayton, OH	3.0	1.0	975	$1,095	$1.12	21d	1	0.29mi
2014 Hickorydale Dr Unit 2016 Dayton, OH	2.0	1.0	800	$900	$1.12	43d	1	0.35mi
5112 W Hillcrest Ave Unit 1 Dayton, OH	3.0	1.0	972	$700	$0.72	23d	1	0.44mi
2408 Falmouth Ave Dayton, OH	2.0	1.0	806	$950	$1.18	23d	1	0.47mi
2609 Fairport Ave Dayton, OH	3.0	1.0	1000	$1,025	$1.02	2d	1	0.69mi
1720 Kings Mill Ct Dayton, OH	2.0	1.5	975	$925	$0.95	23d	1	0.82mi
1732 Harold Dr Dayton, OH	2.0	1.0	805	$925	$1.15	43d	1	0.84mi
3537 Otterbein Ave Unit d Dayton, OH	2.0	1.0	900	$925	$1.03	43d	1	0.88mi
3650 Otterbein Ave Unit 3650 Dayton, OH	2.0	1.0	900	$800	$0.89	2d	1	0.89mi
3652 Otterbein Ave Unit 3652 Dayton, OH	2.0	1.0	700	$800	$1.14	2d	1	0.89mi
3672 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	43d	1	0.98mi
3668 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	23d	1	0.99mi
3711 Pittsburg Ave Dayton, OH	2.0	1.0	800	$875	$1.09	43d	1	1.00mi
3311 Otterbein Ave Dayton, OH	3.0	1.5	1004	$1,300	$1.29	11d	1	1.01mi
3552 Stanford Pl Dayton, OH	2.0	1.0	800	$800	$1.00	23d	1	1.05mi
3552 Stanford Pl Unit 3552 Dayton, OH	2.0	1.0	800	$800	$1.00	43d	1	1.05mi
4132 Natchez Ave Dayton, OH	3.0	1.5	991	$1,250	$1.26	3d	1	1.12mi
2109 Victoria Ave Dayton, OH	2.0	1.0	714	$950	$1.33	3d	1	1.20mi
4576 Live Oak Dr Dayton, OH	3.0	1.0	864	$1,400	$1.62	43d	1	1.24mi
3207 Cornell Dr Dayton, OH	3.0	1.0	1168	$1,000	$0.86	3d	1	1.25mi
3858 Haney Rd Dayton, OH	2.0	1.0	850	$825	$0.97	2d	1	1.25mi
3007 Cornell Dr Dayton, OH	2.0	1.0	827	$1,000	$1.21	3d	1	1.35mi
1595 Elaine St Dayton, OH	3.0	1.0	864	$950	$1.10	2d	1	1.40mi
4527 Channing Ln Dayton, OH	3.0	1.0	946	$1,600	$1.69	43d	1	1.40mi
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	43d	1	1.43mi
1498 Elaine St Dayton, OH	3.0	1.0	864	$1,025	$1.19	2d	1	1.47mi
1927 Burroughs Dr Dayton, OH	3.0	2.0	1409	$1,245	$0.88	14d	1	1.49mi

Listing history 24 events

1. 2026-06-18
   price $84,900 Active 41 DOM
2. 2026-06-18
   days on market $94,900 Active 41 DOM
3. 2026-06-17
   days on market $94,900 Active 40 DOM
4. 2026-06-16
   days on market $94,900 Active 39 DOM
5. 2026-06-15
   days on market $94,900 Active 38 DOM
6. 2026-06-14
   days on market $94,900 Active 36 DOM
7. 2026-06-13
   days on market $94,900 Active 35 DOM
8. 2026-06-10
   days on market $94,900 Active 33 DOM
9. 2026-06-09
   days on market $94,900 Active 32 DOM
10. 2026-06-08
    days on market $94,900 Active 31 DOM
11. 2026-06-07
    days on market $94,900 Active 30 DOM
12. 2026-06-05
    days on market $94,900 Active 27 DOM
13. 2026-06-03
    days on market $94,900 Active 26 DOM
14. 2026-06-02
    days on market $94,900 Active 25 DOM
15. 2026-06-01
    days on market $94,900 Active 24 DOM
16. 2026-05-31
    days on market $94,900 Active 23 DOM
17. 2026-05-08
    listed $94,900 Active 553-char remark
18. 2022-02-10
    soldstatus $45,000
19. 2022-01-24
    soldstatus $45,000 Sold 147-char remark

    Show marketing remark (147 chars)

    Investment opportunity! 3 bedroom, 1 bathroom cape cod. Full basement unfinished basement and detached garage. Currently rented for $650 per month.

20. 2022-01-24
    soldstatus $45,000 Closed 147-char remark

    Show marketing remark (147 chars)

    Investment opportunity! 3 bedroom, 1 bathroom cape cod. Full basement unfinished basement and detached garage. Currently rented for $650 per month.

21. 2022-01-15
    status Pending 147-char remark

    Show marketing remark (147 chars)

    Investment opportunity! 3 bedroom, 1 bathroom cape cod. Full basement unfinished basement and detached garage. Currently rented for $650 per month.

22. 2021-12-24
    listed $65,000 Active 147-char remark

    Show marketing remark (147 chars)

    Investment opportunity! 3 bedroom, 1 bathroom cape cod. Full basement unfinished basement and detached garage. Currently rented for $650 per month.

23. 1999-07-26
    soldstatus $45,000
24. 1992-12-11
    soldstatus $36,900

ⓘ 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: $857 · $71/mo
• Projected year-2 tax: $1,090 · $91/mo
• Expected delta: +$234/yr (+$19/mo · 27.3%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,163
• − Mortgage interest: −$4,756
• − Property taxes: −$857
• − Insurance: −$424
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$2,470
• Taxable income: $2,550
• Est. tax owed @ 24.0%: −$612
• After-tax cash flow: $3,163/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): 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

+157.2% since first listed

8 events — show timeline

• 2026-05-08 Listed $94,900 Dayton MLS
• 2022-02-10 Sold (Public Records) $45,000 Public Records
• 2022-01-24 Sold (MLS) $45,000 Dayton MLS
• 2022-01-24 Sold (MLS) $45,000 Dayton MLS
• 2022-01-15 Pending — Dayton MLS
• 2021-12-24 Listed $65,000 Dayton MLS
• 1999-07-26 Sold (Public Records) $45,000 Public Records
• 1992-12-11 Sold (Public Records) $36,900 Public Records

Property tax history

-0.7%/yr

Latest (2025): $857 · -0.2% YoY. Source: county tax records.