129 E Elmwood Ave · Dayton, OH 45405

$99,900

3 bd · 1.0 ba · 1,560 sqft · SingleFamily public records · 45 Days on market

Built 1920 $64/sqft · 7% below area Est $108k · 7% under

---

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 +24.6/30.0
• ARV discount +10.9/15.0
• DSCR +8.0/10.0
• 1% rule +6.5/10.0
• 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 MLS

Upstairs. .Downstairs . .. everything you want in this 2 story Old Style home. Wood flooring thru out. 3 bedrooms, 1 bath, nice size kitchen living room with fireplace. and 2 car detached garage. Nice size rooms thru out ! Plus front and rear patio great for entertaining ! This is a Fannie Mae Homepath Property. . Call for more information today!

Key facts

• Front porch
• Convenient access
• Two stories

Tags

• FRONT PORCH
• TWO STORIES
• CONVENIENT ACCESS
• PRIME DAYTON LOCATION

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached two-car garage
• Utilities: Natural gas heating; Central air conditioning
• Home design: Two-story residence; Aluminum and vinyl siding
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Residential lot (approximately 0.08 acres)

Interior

• Kitchen: Main-level kitchen (approx. 12 x 14)
• Bedrooms: Three bedrooms on the second floor (approx. 12 x 11, 10 x 12, 10 x 12)
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Full unfinished basement

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 $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% 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: 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 lingering (median 45d 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).
• This rent runs 31% of the median local income ($44k/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 + 4.3% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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.
• Current owner paid $11k; list at $100k implies a 829% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1920 — 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: 1.15% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.90%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (median comp): $107,951
• List price: $99,900
• Delta: -7.46%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 E Hudson Ave	0.10mi	3/1.0	1,661 (+6%)	1mo	$35,000	$21	84
2331 Newport Ave	0.26mi	3/1.5	1,520 (-3%)	1mo	$85,000	$56	80
50 Woodcrest Ave	0.49mi	3/1.0	1,500 (-4%)	2mo	$155,000	$103	69
238 Delaware Ave	0.42mi	4/2.0 (+1)	1,575 (+1%)	2mo	$35,000	$22	68
2700 Ridge Ave	0.50mi	3/1.5	1,616 (+4%)	0mo	$235,000	$145	68
25 Laura Ave	0.41mi	3/1.5	1,710 (+10%)	2mo	$143,000	$84	61
69 E Beechwood Ave	0.55mi	3/1.0	1,400 (-10%)	1mo	$173,000	$124	56
53 E Beechwood Ave	0.57mi	3/2.0	1,442 (-8%)	2mo	$163,000	$113	55
121 E Hillcrest Ave	0.59mi	3/1.0	1,402 (-10%)	1mo	$75,000	$53	55
17 Marie Ave	0.61mi	4/1.5 (+1)	1,424 (-9%)	0mo	$70,000	$49	50
735 Homewood Ave	0.63mi	3/1.0	1,378 (-12%)	2mo	$145,500	$106	49
117 Valleyview Dr	0.71mi	2/1.0 (-1)	1,381 (-12%)	1mo	$50,000	$36	42

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,385
• Equity at exit: $14,895

10-year hold

• IRR: 9.8%
• Equity multiple: 1.80×
• Total profit: $22,505
• 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 45405

• Rents YoY: 4.3%
• Active inventory: 134
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,147 high
• Mortgage (P&I): −$524
• Tax from tax record: −$133 /mo · $1,594/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $207

Break-even live

Break-even rent $884

Max offer price $99,900

Occupancy floor 77%

Sensitivity live

Price	-10% $264	-5% $236	+0% $207	+5% $179	+10% $151
Rent	-10% $117	-5% $162	+0% $207	+5% $253	+10% $298
Rate	-1.0pp $258	-0.5pp $233	base $207	+0.5pp $182	+1.0pp $155

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31 E Norman Ave Dayton, OH	3.0	1.0	1100	$1,150	$1.05	24d	1	0.16mi
41 W Fairview Ave Unit 2 Dayton, OH	3.0	1.0	1452	$1,200	$0.83	15d	1	0.30mi
101 W Norman Ave Unit 101 Dayton, OH	3.0	1.0	1600	$945	$0.59	44d	1	0.34mi
1501 Viola Ave Dayton, OH	3.0	1.0	1952	$1,175	$0.60	15d	1	0.41mi
234 Santa Clara Ave Dayton, OH	3.0	1.0	1368	$1,125	$0.82	44d	1	0.43mi
147 Laura Ave Dayton, OH	2.0	1.0	1096	$975	$0.89	24d	1	0.43mi
167 W Hudson Ave Dayton, OH	3.0	1.5	1344	$1,185	$0.88	44d	1	0.46mi
181 W Norman Ave Dayton, OH	3.0	2.0	1228	$1,150	$0.94	44d	1	0.49mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	44d	1	0.52mi
265 Victor Ave Dayton, OH	3.0	1.0	1204	$900	$0.75	44d	1	0.52mi
338 Kenwood Ave Dayton, OH	3.0	1.5	1512	$1,195	$0.79	44d	1	0.55mi
518 Delaware Ave Dayton, OH	2.0	1.0	1500	$750	$0.50	44d	1	0.62mi
26 W Beechwood Ave Dayton, OH	3.0	1.5	1468	$1,050	$0.72	44d	1	0.63mi
65 E Maplewood Ave Dayton, OH	2.0	1.0	1064	$723	$0.68	44d	1	0.70mi
39 E Maplewood Ave Dayton, OH	4.0	1.5	1560	$1,050	$0.67	4d	1	0.72mi
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	44d	1	0.72mi
1067 Salem Ave Unit 2 Dayton, OH	2.0	1.5	1100	$900	$0.82	44d	1	0.75mi
1067 Salem Ave Unit 3 Dayton, OH	2.0	1.5	1100	$900	$0.82	44d	1	0.75mi
1067 Salem Ave Dayton, OH	2.0	1.0	1100	$900	$0.82	44d	1	0.75mi
138 Rockwood Ave Dayton, OH	3.0	1.5	1439	$1,200	$0.83	24d	1	0.76mi
42 Pointview Ave Unit 42 Dayton, OH	3.0	2.0	1240	$1,200	$0.97	4d	1	0.76mi
136 Rockwood Ave Dayton, OH	3.0	1.5	1439	$1,200	$0.83	44d	1	0.76mi
38 Pointview Ave Dayton, OH	2.0	1.0	1140	$900	$0.79	15d	1	0.76mi
317 Fernwood Ave Dayton, OH	3.0	1.0	1320	$1,100	$0.83	12d	1	0.77mi
132 Wroe Ave Unit 132 Dayton, OH	3.0	2.5	1934	$1,297	$0.67	44d	1	0.77mi
534 Geyer St Dayton, OH	4.0	1.0	1640	$1,530	$0.93	24d	1	0.78mi
942 Harvard Blvd Dayton, OH	3.0	2.0	1596	$1,200	$0.75	4d	1	0.80mi
52 Fernwood Ave Dayton, OH	2.0	1.0	1926	$925	$0.48	44d	1	0.82mi
1225 Amherst Pl Dayton, OH	3.0	1.0	1548	$1,300	$0.84	15d	1	0.84mi
412 Forest Ave Unit 414 Dayton, OH	3.0	1.5	1200	$1,200	$1.00	44d	1	0.86mi
905 Neal Ave Dayton, OH	3.0	1.0	1100	$850	$0.77	44d	1	0.87mi
202 E Bruce Ave Apt 2 Dayton, OH	2.0	1.0	1250	$800	$0.64	24d	1	0.90mi
515 W Grand Ave Dayton, OH	2.0	2.0	1100	$1,025	$0.93	44d	1	0.94mi
515 W Grand Ave Dayton, OH	2.0	2.0	1100	$1,025	$0.93	24d	1	0.94mi
515 W Grand Ave Dayton, OH	2.0	2.0	1100	$1,025	$0.93	4d	1	0.94mi
101 E Bruce Ave Dayton, OH	3.0	1.0	1455	$1,150	$0.79	3d	1	0.94mi
1743 Radcliffe Rd Dayton, OH	3.0	1.5	1729	$1,200	$0.69	44d	1	0.96mi
1378 Cory Dr Dayton, OH	2.0	1.0	1300	$975	$0.75	44d	1	1.05mi
244 E Siebenthaler Ave Dayton, OH	2.0	1.5	1273	$1,175	$0.92	3d	1	1.10mi
1019 Cherry Dr Dayton, OH	4.0	1.0	1057	$1,125	$1.06	44d	1	1.11mi

Listing history 23 events

1. 2026-06-18
   days on market $99,900 Active 45 DOM
2. 2026-06-17
   days on market $99,900 Active 44 DOM
3. 2026-06-16
   days on market $99,900 Active 43 DOM
4. 2026-06-15
   days on market $99,900 Active 42 DOM
5. 2026-06-14
   days on market $99,900 Active 40 DOM
6. 2026-06-13
   days on market $99,900 Active 39 DOM
7. 2026-06-10
   days on market $99,900 Active 37 DOM
8. 2026-06-09
   days on market $99,900 Active 36 DOM
9. 2026-06-08
   days on market $99,900 Active 35 DOM
10. 2026-06-07
    days on market $99,900 Active 34 DOM
11. 2026-06-05
    days on market $99,900 Active 31 DOM
12. 2026-06-03
    days on market $99,900 Active 30 DOM
13. 2026-06-02
    days on market $99,900 Active 29 DOM
14. 2026-06-01
    days on market $99,900 Active 28 DOM
15. 2026-05-31
    days on market $99,900 Active 27 DOM
16. 2026-05-04
    listed $99,900 Active 577-char remark
17. 2016-03-15
    soldstatus $10,750 Sold 348-char remark

    Show marketing remark (348 chars)

    Upstairs. .Downstairs . .. everything you want in this 2 story Old Style home. Wood flooring thru out. 3 bedrooms, 1 bath, nice size kitchen living room with fireplace. and 2 car detached garage. Nice size rooms thru out ! Plus front and rear patio great for entertaining ! This is a Fannie Mae Homepath Property. . Call for more information today!

18. 2016-03-14
    soldstatus $10,750 Closed 348-char remark

    Show marketing remark (348 chars)

    Upstairs. .Downstairs . .. everything you want in this 2 story Old Style home. Wood flooring thru out. 3 bedrooms, 1 bath, nice size kitchen living room with fireplace. and 2 car detached garage. Nice size rooms thru out ! Plus front and rear patio great for entertaining ! This is a Fannie Mae Homepath Property. . Call for more information today!

19. 2016-02-22
    status Pending 348-char remark

    Show marketing remark (348 chars)

    Upstairs. .Downstairs . .. everything you want in this 2 story Old Style home. Wood flooring thru out. 3 bedrooms, 1 bath, nice size kitchen living room with fireplace. and 2 car detached garage. Nice size rooms thru out ! Plus front and rear patio great for entertaining ! This is a Fannie Mae Homepath Property. . Call for more information today!

20. 2016-02-09
    status Active 348-char remark

    Show marketing remark (348 chars)

    Upstairs. .Downstairs . .. everything you want in this 2 story Old Style home. Wood flooring thru out. 3 bedrooms, 1 bath, nice size kitchen living room with fireplace. and 2 car detached garage. Nice size rooms thru out ! Plus front and rear patio great for entertaining ! This is a Fannie Mae Homepath Property. . Call for more information today!

21. 2016-01-25
    historical 348-char remark

    Show marketing remark (348 chars)

    Upstairs. .Downstairs . .. everything you want in this 2 story Old Style home. Wood flooring thru out. 3 bedrooms, 1 bath, nice size kitchen living room with fireplace. and 2 car detached garage. Nice size rooms thru out ! Plus front and rear patio great for entertaining ! This is a Fannie Mae Homepath Property. . Call for more information today!

22. 2016-01-15
    listed $10,000 Active 348-char remark

    Show marketing remark (348 chars)

    Upstairs. .Downstairs . .. everything you want in this 2 story Old Style home. Wood flooring thru out. 3 bedrooms, 1 bath, nice size kitchen living room with fireplace. and 2 car detached garage. Nice size rooms thru out ! Plus front and rear patio great for entertaining ! This is a Fannie Mae Homepath Property. . Call for more information today!

23. 1986-07-08
    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: $1,594 · $133/mo
• Projected year-2 tax: $1,594 · $133/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $13,759
• − Mortgage interest: −$5,596
• − Property taxes: −$1,594
• − Insurance: −$500
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$2,906
• Taxable income: $962
• Est. tax owed @ 24.0%: −$231
• After-tax cash flow: $2,259/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

+170.7% since first listed

8 events — show timeline

• 2026-05-04 Listed $99,900 Dayton MLS
• 2016-03-15 Sold (MLS) $10,750 Dayton MLS
• 2016-03-14 Sold (MLS) $10,750 Dayton MLS
• 2016-02-22 Pending — Dayton MLS
• 2016-02-09 Relisted — Dayton MLS
• 2016-01-25 Listing Removed — Dayton MLS
• 2016-01-15 Listed $10,000 Dayton MLS
• 1986-07-08 Sold (Public Records) $36,900 Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,594 · -0.2% YoY. Source: county tax records.