3370 Forent Ave · Dayton, OH 45417

$99,900

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 3 Days on market

Built 1955 10,293 sqft lot

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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 +25.7/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover the charm of single-story living at this delightful 3-bedroom, 1-bathroom residence, perfectly situated in a tranquil neighborhood. This inviting home immediately captivates with its well-maintained exterior, featuring durable vinyl siding and a reliable shingle roof. A concrete driveway provides convenient parking, complementing the lush, verdant lawn and mature trees that enhance the home's welcoming facade. A storm door adds an extra layer of protection and energy efficiency. Step inside to an inviting entryway graced with durable wood flooring and a charming stained glass accent on the door, setting a warm tone for the interior. The bright living area features ample natural lig

Key facts

• Durable vinyl siding
• Single story living
• Concrete driveway

Tags

• SINGLE STORY LIVING
• WELL MAINTAINED EXTERIOR
• DURABLE VINYL SIDING
• RELIABLE SHINGLE ROOF
• CONCRETE DRIVEWAY
• LUSH VERDANT LAWN

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Utilities: Natural gas
• Home design: Single-story home
• Construction: Frame construction with vinyl siding; Slab foundation
• Exterior features: Irregular-shaped lot of about 0.236 acres; Residential zoning

Interior

• Kitchen: Main level kitchen, approximately 11 x 8
• Bedrooms: Main level bedroom, approximately 8 x 14; Main level bedroom, approximately 11 x 9; Main level bedroom, approximately 9 x 8
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas)
• Interior features: 6 total rooms
• Laundry & utility: Main level utility room, approximately 7 x 11

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.2% 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 fast (+4.1%/yr); 135 active listings in the ZIP; 14 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 36% of the median local income ($37k/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 $691 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 + 4.1% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $57k; list at $100k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1955 — 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. 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?
4. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.22%
• DSCR: 1.45
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $59,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
820 Ernroe Dr	0.01mi	3/1.0	864 (0%)	3mo	$45,000	$52	97
3356 Forent Ave	0.03mi	3/1.0	864 (0%)	14mo	$69,900	$81	87
762 Ernroe Dr	0.06mi	3/1.0	936 (+8%)	8mo	$65,000	$69	77
3503 Modena St	0.21mi	3/1.5	912 (+6%)	3mo	$45,000	$49	76
737 Oakleaf Dr	0.13mi	2/1.0 (-1)	887 (+3%)	11mo	$41,000	$46	75
2932 Sage Ave	0.36mi	2/1.0 (-1)	884 (+2%)	0mo	$46,000	$52	74
3512 Modena St	0.24mi	3/1.0	912 (+6%)	10mo	$84,000	$92	71
714 Oakleaf Dr	0.15mi	2/1.0 (-1)	825 (-4%)	11mo	$69,900	$85	71
3422 Haberer Ave	0.42mi	3/1.0	894 (+4%)	7mo	$83,000	$93	69
2922 Revels Ave	0.40mi	2/1.0 (-1)	884 (+2%)	5mo	$40,000	$45	69
3942 Alvin Ave	0.36mi	2/1.0 (-1)	912 (+6%)	2mo	$105,000	$115	67
2823 Revels Ave	0.51mi	2/1.0 (-1)	884 (+2%)	13mo	$19,000	$21	57

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 · 4.06% rent growth · sell at horizon

5-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $139
• Equity at exit: $14,895

10-year hold

• IRR: 10.8%
• Equity multiple: 1.88×
• Total profit: $24,505
• Equity at exit: $8,638

Cash invested: $27,972 (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 45417

• Home prices YoY: -32.3%
• Rents YoY: 4.1%
• Active inventory: 135
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,094 high
• Mortgage (P&I): −$524
• Tax from tax record: −$60 /mo · $724/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $238

Break-even live

Break-even rent $792

Max offer price $99,900

Occupancy floor 73%

Sensitivity live

Price	-10% $295	-5% $266	+0% $238	+5% $210	+10% $182
Rent	-10% $152	-5% $195	+0% $238	+5% $281	+10% $325
Rate	-1.0pp $289	-0.5pp $264	base $238	+0.5pp $212	+1.0pp $186

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3939 Nicholas Rd Dayton, OH	3.0	1.0	912	$1,200	$1.32	44d	1	0.24mi
3964 Nicholas Rd Dayton, OH	3.0	1.0	912	$1,000	$1.10	4d	1	0.30mi
500 Bowie Dr Unit 122 Dayton, OH	2.0	1.0	850	$910	$1.07	44d	1	0.51mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$750	$0.94	3d	1	0.62mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$775	$0.97	44d	1	0.62mi
2240 Lakeview Ave Dayton, OH	3.0	1.0	1056	$1,025	$0.97	44d	1	1.12mi
1272 Clement Ave Dayton, OH	3.0	1.0	1025	$1,350	$1.32	3d	1	1.20mi
4109 Midway Ave Dayton, OH	3.0	1.0	971	$1,000	$1.03	4d	1	1.24mi
126 Bluecrest Ave Dayton, OH	2.0	1.0	840	$1,000	$1.19	15d	1	1.27mi
652 Dennison Ave Dayton, OH	2.0	2.0	988	$1,095	$1.11	22d	1	1.27mi
673 Randolph St Dayton, OH	2.0	1.0	792	$950	$1.20	44d	1	1.28mi
137 Westwood Ave Dayton, OH	2.0	1.0	784	$900	$1.15	4d	1	1.37mi
5090 Altrim Rd Dayton, OH	3.0	1.0	925	$1,245	$1.35	3d	1	1.44mi
70 Gramont Ave Dayton, OH	3.0	1.5	966	$1,300	$1.35	3d	1	1.45mi

Listing history 4 events

1. 2026-05-14
   status Pending
2. 2026-05-11
   listed $99,900 Active
3. 2026-04-07
   soldstatus $57,000
4. 1990-06-28
   soldstatus $25,000

ⓘ 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: $724 · $60/mo
• Projected year-2 tax: $1,141 · $95/mo
• Expected delta: +$417/yr (+$35/mo · 57.6%)

ⓘ 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 6 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,125
• − Mortgage interest: −$5,596
• − Property taxes: −$724
• − Insurance: −$500
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$2,906
• Taxable income: $1,299
• Est. tax owed @ 24.0%: −$312
• After-tax cash flow: $2,547/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): 28,186
• Household income: $36,945
• Rent vs Own: 52.1% rent · 47.9% own
• Severe rent burden: 1822.0

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 (71%)
• Race & ethnicity: Black 71% White 20% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Romanian 0%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -92.43%
• Current HPI: 193.4175
• Rent YoY: ▲ 4.06%
• 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

+299.6% since first listed

4 events — show timeline

• 2026-05-14 Pending — Dayton MLS
• 2026-05-11 Listed $99,900 Dayton MLS
• 2026-04-07 Sold (Public Records) $57,000 Public Records
• 1990-06-28 Sold (Public Records) $25,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $724 · -0.2% YoY. Source: county tax records.