226 Sandalwood Dr · Dayton, OH 45405

$71,900

2 bd · 1.0 ba · 1,312 sqft · SingleFamily public records · 34 Days on market

Built 1930 5,153 sqft lot $55/sqft · 40% below area Est $120k · 40% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors! Charming fixer-upper has endless potential and is ready for your vision. Renovate and resell or buy and hold with a lucrative rental opportunity. Located close to highways, shopping, dining, entertainment and local parks.

Key facts

• Close to dining
• Close to shopping
• Close to local parks

Tags

• CLOSE TO HIGHWAYS
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO ENTERTAINMENT
• CLOSE TO LOCAL PARKS

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached garage
• Utilities: Water and sewer information not specified; Power information not specified
• Home design: Two-story property
• Construction: Aluminum siding, brick, and vinyl siding exterior
• Exterior features: Residential lot; Lot dimensions approximately 106 x 60 x 117 x 41

Interior

• Kitchen: Main-level kitchen approximately 9 x 7
• Bedrooms: Second-floor bedroom approximately 12 x 10; Second-floor bedroom approximately 15 x 10
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $70k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 7.3% 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 fast (+4.3%/yr); 134 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $497 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.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago; this cycle's ask has dropped $8k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $72k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,743 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1930 — 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: 1.43% ✓
• Cap rate: 11.81%
• Cash-on-cash: 19.70%
• DSCR: 1.88
• GRM: 5.8

CMA / ARV

• ARV (median comp): $119,950
• List price: $71,900
• Delta: -40.06%
• 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
117 Valleyview Dr	0.17mi	2/1.0	1,381 (+5%)	1mo	$50,000	$36	82
148 Valleyview Dr	0.11mi	3/1.0 (+1)	1,163 (-11%)	2mo	$125,000	$107	70
423 Sandalwood Dr	0.15mi	3/1.5 (+1)	1,444 (+10%)	0mo	$62,000	$43	69
69 E Beechwood Ave	0.32mi	3/1.0 (+1)	1,400 (+7%)	1mo	$173,000	$124	68
165 Basswood Ave	0.44mi	3/1.0 (+1)	1,253 (-4%)	2mo	$107,500	$86	65
121 E Hillcrest Ave	0.39mi	3/1.0 (+1)	1,402 (+7%)	1mo	$75,000	$53	65
128 E Parkwood Dr	0.42mi	3/1.0 (+1)	1,228 (-6%)	1mo	$29,810	$24	64
50 Woodcrest Ave	0.17mi	3/1.0 (+1)	1,500 (+14%)	2mo	$155,000	$103	62
2401 Rugby Rd	0.49mi	3/1.5 (+1)	1,368 (+4%)	2mo	$89,000	$65	62
53 E Beechwood Ave	0.29mi	3/2.0 (+1)	1,442 (+10%)	2mo	$163,000	$113	59
2032 Rugby Rd	0.47mi	3/1.0 (+1)	1,422 (+8%)	0mo	$44,990	$32	59
212 E Hillcrest Ave	0.50mi	3/1.0 (+1)	1,144 (-13%)	2mo	$90,000	$79	49

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 · 4.34% rent growth · sell at horizon

5-year hold

• IRR: 13.3%
• Equity multiple: 1.54×
• Total profit: $10,820
• Equity at exit: $10,721

10-year hold

• IRR: 23.1%
• Equity multiple: 3.11×
• Total profit: $42,507
• Equity at exit: $6,217

Cash invested: $20,132 (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 45405

• Rents YoY: 4.3%
• Active inventory: 134
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,032 high
• Mortgage (P&I): −$377
• Tax from tax record: −$77 /mo · $928/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $331

Break-even live

Break-even rent $613

Max offer price $71,900

Occupancy floor 63%

Sensitivity live

Price	-10% $371	-5% $351	+0% $331	+5% $310	+10% $290
Rent	-10% $249	-5% $290	+0% $331	+5% $371	+10% $412
Rate	-1.0pp $367	-0.5pp $349	base $331	+0.5pp $312	+1.0pp $293

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: $17,975
• Closing costs: $2,157
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
412 W Parkwood Dr Unit 1 Dayton, OH	2.0	1.0	900	$875	$0.97	24d	1	0.17mi
26 W Beechwood Ave Dayton, OH	3.0	1.5	1468	$1,050	$0.72	45d	1	0.18mi
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	45d	1	0.22mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	45d	1	0.27mi
181 W Norman Ave Dayton, OH	3.0	2.0	1228	$1,150	$0.94	45d	1	0.28mi
2333 Rustic Rd Unit 4 Dayton, OH	2.0	1.0	1000	$840	$0.84	4d	1	0.30mi
2333 Rustic Rd Dayton, OH	2.0	1.0	1000	$840	$0.84	45d	1	0.30mi
101 W Norman Ave Unit 101 Dayton, OH	3.0	1.0	1600	$945	$0.59	45d	1	0.33mi
41 W Fairview Ave Unit 2 Dayton, OH	3.0	1.0	1452	$1,200	$0.83	15d	1	0.34mi
167 W Hudson Ave Dayton, OH	3.0	1.5	1344	$1,185	$0.88	45d	1	0.35mi
2327 N Main St Unit 2 Dayton, OH	2.0	1.0	900	$1,200	$1.33	24d	1	0.36mi
38 Pointview Ave Dayton, OH	2.0	1.0	1140	$900	$0.79	15d	1	0.37mi
42 Pointview Ave Unit 42 Dayton, OH	3.0	2.0	1240	$1,200	$0.97	4d	1	0.38mi
65 E Maplewood Ave Dayton, OH	2.0	1.0	1064	$723	$0.68	45d	1	0.38mi
628 W Norman Ave Unit 628 Dayton, OH	2.0	1.0	918	$795	$0.87	45d	1	0.43mi
147 Laura Ave Dayton, OH	2.0	1.0	1096	$975	$0.89	24d	1	0.43mi
152 Laura Ave Dayton, OH	2.0	1.0	990	$895	$0.90	45d	1	0.45mi
31 E Norman Ave Dayton, OH	3.0	1.0	1100	$1,150	$1.05	24d	1	0.49mi
234 Santa Clara Ave Dayton, OH	3.0	1.0	1368	$1,125	$0.82	45d	1	0.52mi
1004 W Fairview Ave Dayton, OH	2.0	1.0	1053	$950	$0.90	24d	1	0.55mi
101 E Bruce Ave Dayton, OH	3.0	1.0	1455	$1,150	$0.79	4d	1	0.55mi
1008 W Fairview Ave Unit 2 Dayton, OH	1.0	1.0	1007	$800	$0.79	4d	1	0.55mi
220 Fernwood Ave Dayton, OH	2.0	1.0	884	$900	$1.02	4d	1	0.56mi
115 E Norman Ave Unit 4 Dayton, OH	1.0	1.0	1000	$750	$0.75	24d	1	0.57mi
202 E Bruce Ave Apt 2 Dayton, OH	2.0	1.0	1250	$800	$0.64	24d	1	0.59mi
265 Victor Ave Dayton, OH	3.0	1.0	1204	$900	$0.75	45d	1	0.62mi
317 Fernwood Ave Dayton, OH	3.0	1.0	1320	$1,100	$0.83	12d	1	0.65mi
2247 Salem Ave Unit 2247 Dayton, OH	3.0	1.5	1300	$1,350	$1.04	4d	1	0.66mi
2247 Salem Ave Unit 2249 Dayton, OH	3.0	1.5	1300	$1,400	$1.08	45d	1	0.66mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	4d	1	0.67mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	45d	1	0.67mi
2232 Salem Ave Dayton, OH	3.0	1.0	1250	$1,200	$0.96	4d	1	0.67mi
1743 Radcliffe Rd Dayton, OH	3.0	1.5	1729	$1,200	$0.69	45d	1	0.67mi
228 E Siebenthaler Ave Dayton, OH	2.0	1.0	934	$1,200	$1.28	45d	1	0.74mi
1004 Linda Vista Ave Unit 1 Dayton, OH	1.0	1.0	1200	$750	$0.62	15d	1	0.74mi
337 Ryburn Ave Unit 2 Dayton, OH	2.0	1.0	900	$800	$0.89	45d	1	0.75mi
244 E Siebenthaler Ave Dayton, OH	2.0	1.5	1273	$1,175	$0.92	4d	1	0.75mi
518 Delaware Ave Dayton, OH	2.0	1.0	1500	$750	$0.50	45d	1	0.78mi
410 Delaware Ave Dayton, OH	1.0	1.0	975	$650	$0.67	4d	1	0.79mi
1927 Burroughs Dr Dayton, OH	3.0	2.0	1409	$1,245	$0.88	15d	1	0.86mi

Listing history 23 events

1. 2026-06-18
   days on market $71,900 Active 34 DOM
2. 2026-06-17
   days on market $71,900 Active 33 DOM
3. 2026-06-16
   days on market $71,900 Active 32 DOM
4. 2026-06-15
   days on market $71,900 Active 31 DOM
5. 2026-06-14
   days on market $71,900 Active 29 DOM
6. 2026-06-13
   days on market $71,900 Active 28 DOM
7. 2026-06-10
   days on market $71,900 Active 26 DOM
8. 2026-06-09
   days on market $71,900 Active 25 DOM
9. 2026-06-08
   days on market $71,900 Active 24 DOM
10. 2026-06-07
    days on market $71,900 Active 23 DOM
11. 2026-06-05
    days on market $71,900 Active 20 DOM
12. 2026-06-03
    days on market $71,900 Active 19 DOM
13. 2026-06-03
    price $71,900 Active 18 DOM
14. 2026-06-02
    days on market $79,900 Active 18 DOM
15. 2026-06-01
    days on market $79,900 Active 17 DOM
16. 2026-05-31
    days on market $79,900 Active 16 DOM
17. 2026-05-14
    listed $79,900 Active 244-char remark
18. 2010-11-30
    historical
19. 2008-04-23
    listed $68,000
20. 1991-04-05
    soldstatus $46,185
21. 1991-04-05
    soldstatus $46,186
22. 1989-08-28
    soldstatus $47,783
23. 1987-06-18
    soldstatus $41,000

ⓘ 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: $928 · $77/mo
• Projected year-2 tax: $1,025 · $85/mo
• Expected delta: +$97/yr (+$8/mo · 10.4%)

ⓘ 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 ≥104°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: $12,379
• − Mortgage interest: −$4,028
• − Property taxes: −$928
• − Insurance: −$360
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$2,092
• Taxable income: $2,991
• Est. tax owed @ 24.0%: −$718
• After-tax cash flow: $3,249/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): 18,955
• Household income: $43,973
• Rent vs Own: 64.0% rent · 36.0% own
• Severe rent burden: 1475.0

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 (68%)
• Race & ethnicity: Black 68% White 23% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% 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: ▼ -125.58%
• Current HPI: 173.4962
• Rent YoY: ▲ 4.34%
• 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

+75.4% since first listed

8 events — show timeline

• 2026-06-02 Price Changed $71,900 Dayton MLS
• 2026-05-14 Listed $79,900 Dayton MLS
• 2010-11-30 Listing Removed — Dayton MLS
• 2008-04-23 Listed $68,000 Dayton MLS
• 1991-04-05 Sold (Public Records) $46,186 Public Records
• 1991-04-05 Sold (Public Records) $46,185 Public Records
• 1989-08-28 Sold (Public Records) $47,783 Public Records
• 1987-06-18 Sold (Public Records) $41,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $928 · -0.2% YoY. Source: county tax records.