2106 Litchfield Ave · Dayton, OH 45406

$1

2 bd · 1.0 ba · 746 sqft · SingleFamily public records · 2 Days on market

Built 1942 5,602 sqft lot ↓ 3% 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).

• Cash flow +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Court Ordered Sale by Private Selling Officer. Auction ends on June 25, 2026. All information we have on the property is included. We have no additional information, property condition is unknown. NO SHOWINGS, NO trespassing for any reason. Information is thought to be correct but not guaranteed. 10% Buyer Premium added to the high bid, $5,000 deposit is due within 24 hours of bidding end.

Key facts

• 5,602 sq ft lot
• Built 1942
• Listed 2 days

Property features AI

Finance

• Other: Lot size about 0.13 acre (approx. 5,602 sq ft); Directions: Salem Ave to Litchfield Ave, property on left
• Financial info: Auction listing
• HOA & community: No HOA

Exterior

• Utilities: Public water; Public sewer; Natural gas
• Home design: Craftsman/Bungalow style; Single-family home; One story; Poured foundation
• Construction: Aluminum siding; Shingle roof
• Exterior features: Wood windows

Interior

• Kitchen: Kitchen approx. 10 x 10
• Bedrooms: Two bedrooms (both on level 1; each approximately 10 x 10)
• Bathrooms: One full bathroom on level 1 with shower
• Heating & cooling: Forced air heating; Central air conditioning; Water heating: other
• Interior features: Four total rooms; Full basement

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $78,330 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($817 rent vs $1).

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; 24 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $542 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 15y 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: property tax is 117495.0% of price; built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1

Questions for the listing agent

1. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.04% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.71%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $78,330
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2113 Kensington Dr	0.15mi	2/1.0	796 (+7%)	11mo	$100,000	$126	72
2131 Wesleyan Rd	0.26mi	2/1.0	720 (-4%)	13mo	$89,900	$125	71
2200 Kensington Dr	0.16mi	2/1.0	840 (+13%)	8mo	$75,000	$89	65
2612 N Gettysburg Ave	0.71mi	2/1.0	780 (+5%)	3mo	$28,200	$36	57
1958 Wesleyan Rd	0.29mi	3/1.0 (+1)	832 (+12%)	9mo	$65,000	$78	55
2200 Falmouth Ave	0.64mi	2/1.0	825 (+11%)	20mo	$87,000	$105	36
726 Uhrig Ave	0.67mi	2/2.0	846 (+13%)	11mo	$128,000	$151	33

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-6,013
• Equity at exit: $11,679

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $3,468
• Equity at exit: $6,773

Cash invested: $21,932 (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

Monthly cashflow live

• Estimated rent: $817 high
• Mortgage (P&I): −$411
• Tax est. 1.5%: −$98 /mo · $1,175/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $104

Break-even live

Break-even rent $685

Max offer price $78,330

Occupancy floor 82%

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: $19,582
• Closing costs: $2,350
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2109 Victoria Ave Dayton, OH	2.0	1.0	714	$950	$1.33	3d	1	0.16mi
2257 Hepburn Ave Dayton, OH	1.0	1.0	600	$695	$1.16	43d	1	0.19mi
1982 Victoria Ave Dayton, OH	1.0	1.0	675	$700	$1.04	43d	1	0.27mi
1934 Tennyson Ave Dayton, OH	1.0	1.0	675	$700	$1.04	43d	1	0.30mi
1330 W Hillcrest Ave Dayton, OH	1.0	1.0	525	$825	$1.57	43d	1	0.31mi
2501 Fairport Ave Dayton, OH	2.0	1.0	605	$850	$1.40	43d	1	0.58mi
2414 Hancock Ave Unit 2418 Dayton, OH	1.0	1.0	600	$650	$1.08	43d	1	0.62mi
2010 Auburn Ave Dayton, OH	1.0	1.0	560	$625	$1.12	2d	1	0.65mi
1923 Auburn Ave Dayton, OH	1.0	1.0	490	$600	$1.22	14d	1	0.68mi
1923 Auburn Ave Apt 2 Dayton, OH	1.0	1.0	490	$600	$1.22	43d	1	0.68mi
3652 Otterbein Ave Unit 3652 Dayton, OH	2.0	1.0	700	$800	$1.14	2d	1	0.73mi
2039 Emerson Ave Dayton, OH	1.0	1.0	725	$725	$1.00	3d	1	0.85mi
2310 Emerson Ave Unit B Dayton, OH	1.0	1.0	750	$600	$0.80	43d	1	0.86mi
2675-2727 N Gettysburg Ave Dayton, OH	1.0	1.0	650	$600	$0.92	14d	22	0.93mi
2675-2727 N Gettysburg Ave Unit 2727-22 Dayton, OH	1.0	1.0	650	$600	$0.92	43d	1	0.93mi
51 Marie Ave Unit 1 Dayton, OH	1.0	1.0	675	$695	$1.03	43d	1	1.14mi
3222 Athens Ave Unit C Dayton, OH	2.0	1.0	700	$700	$1.00	43d	1	1.22mi
4113 Crest Dr Dayton, OH	1.0	1.0	650	$650	$1.00	43d	1	1.27mi
111 Bennington Dr Unit 4 Dayton, OH	1.0	1.0	750	$750	$1.00	43d	1	1.35mi
265 Victor Ave Dayton, OH	1.0	1.0	602	$699	$1.16	3d	1	1.39mi
62 Bennington Dr Unit 3 Dayton, OH	1.0	1.0	700	$650	$0.93	21d	1	1.40mi
79 W Norman Ave Unit A Dayton, OH	1.0	1.0	745	$750	$1.01	14d	1	1.42mi
68 Knecht Dr Unit 3 Dayton, OH	1.0	1.0	695	$725	$1.04	3d	1	1.44mi
4032 N Main St Dayton, OH	1.0	1.0	526	$825	$1.57	43d	3	1.49mi

Listing history 3 events

1. 2026-06-18
   days on market $1 Active 2 DOM
2. 2026-06-16
   remarks 392-char remark
3. 2026-06-16
   listed $1 Active 1 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 5/10 Major FEMA zone X (unshaded) · 65% 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,807
• − Mortgage interest: −$4,388
• − Property taxes: −$1,175
• − Insurance: −$392
• − Repairs & maintenance: −$785
• − Management: −$785
• − Depreciation: −$2,279
• Taxable income: $5
• Est. tax owed @ 24.0%: −$1
• After-tax cash flow: $1,250/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

-2.6% since first listed

13 events — show timeline

• 2026-06-16 Listed $1 Cincy MLS
• 2016-08-19 Listing Removed — Dayton MLS
• 2015-09-10 Listed $18,500 Dayton MLS
• 2014-04-09 Listing Removed — Dayton MLS
• 2014-03-20 Listing Removed — WRIST
• 2013-05-15 Listed $8,900 WRIST
• 2013-05-15 Listed $8,900 Dayton MLS
• 2012-12-19 Listing Removed — Dayton MLS
• 2012-02-24 Listed $17,500 Dayton MLS
• 2011-12-31 Listing Removed — Dayton MLS
• 2011-09-10 Listed $37,500 Dayton MLS
• 1985-07-16 Sold (Public Records) $15,500 Public Records
• 1985-07-16 Sold (Public Records) $19,000 Public Records

Property tax history

-3.5%/yr

Latest (2025): $924 · -25.3% YoY. Source: county tax records.