361 Kenwood Ave · Dayton, OH 45405

$109,000

3 bd · 1.5 ba · 1,470 sqft · SingleFamily public records · 91 Days on market

Built 1920 4,874 sqft lot $74/sqft · 8% above area Est $101k · 8% 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 +23.0/30.0
• DSCR +7.4/10.0
• 1% rule +5.4/10.0
• ARV discount +3.9/15.0
• 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

Discover a harmonious blend of classic charm and modern convenience in this inviting Dayton residence, where comfort and style converge effortlessly. This captivating single-family home offers an exceptional living experience, featuring three generously sized bedrooms and one full and one half bathroom. The inviting living room, complete with a cozy fireplace and rich dark wood flooring, sets the stage for memorable gatherings and tranquil evenings. The thoughtfully designed interior also includes a beautifully crafted wooden staircase, adding a touch of elegance to the home's aesthetic. The spacious bedroom provides ample natural light and comfortable carpeting, creating a serene retreat. The bathroom boasts a contemporary vanity and a practical shower area, perfectly suited for daily routines. Step outside to enjoy the welcoming porch, an ideal spot for relaxation and soaking in the neighborhood ambiance. The exterior also features a fence, providing a sense of privacy and security. With a comfortable living area of 1470 square feet and a lot size of 0.11 acres, this property offers both space and manageability. Essential appliances such as a range and refrigerator are included, along with the added peace of mind of a home warranty. This home provides a wonderful opportunity to embrace a vibrant community lifestyle.

Key facts

• Wooden staircase
• Cozy fireplace
• Fence

Tags

• COZY FIREPLACE
• WOODEN STAIRCASE
• WELCOMING PORCH
• FENCE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $99k (9.0% 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 $754 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.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $109k implies a 118% 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 $99,190 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 8.42%
• Cash-on-cash: 7.59%
• DSCR: 1.34
• GRM: 8.0

CMA / ARV

• ARV (median comp): $100,824
• List price: $109,000
• Delta: 8.11%
• 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
735 Homewood Ave	0.07mi	3/1.0	1,378 (-6%)	2mo	$145,500	$106	83
409 Kenilworth Ave	0.08mi	3/1.5	1,596 (+9%)	2mo	$142,700	$89	80
238 Delaware Ave	0.15mi	4/2.0 (+1)	1,575 (+7%)	2mo	$35,000	$22	73
23 W Norman Ave	0.59mi	3/1.0	1,472 (+0%)	3mo	$39,000	$26	68
1516 Kumler Ave	0.72mi	3/1.5	1,516 (+3%)	1mo	$100,000	$66	61
119 Audubon Park	0.74mi	3/1.5	1,384 (-6%)	1mo	$174,000	$126	55
33 Rockwood Ave	0.41mi	3/1.5	1,690 (+15%)	3mo	$76,100	$45	53
110 E Fairview Ave	0.72mi	3/1.5	1,591 (+8%)	2mo	$78,000	$49	51
2 E Hudson Ave	0.53mi	3/1.0	1,661 (+13%)	1mo	$35,000	$21	51
1204 Kenyon Pl	0.47mi	3/1.0	1,256 (-15%)	3mo	$80,000	$64	49
534 Geyer St	0.55mi	4/1.0 (+1)	1,640 (+12%)	3mo	$54,375	$33	46
334 Geyer St	0.66mi	2/1.5 (-1)	1,284 (-13%)	2mo	$54,900	$43	41

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: -3.3%
• Equity multiple: 0.87×
• Total profit: $-3,835
• Equity at exit: $16,252

10-year hold

• IRR: 7.8%
• Equity multiple: 1.62×
• Total profit: $18,961
• Equity at exit: $9,424

Cash invested: $30,520 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,133 high
• Mortgage (P&I): −$572
• Tax from tax record: −$85 /mo · $1,022/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $193

Break-even live

Break-even rent $889

Max offer price $109,000

Occupancy floor 78%

Sensitivity live

Price	-10% $255	-5% $224	+0% $193	+5% $162	+10% $131
Rent	-10% $103	-5% $148	+0% $193	+5% $238	+10% $283
Rate	-1.0pp $248	-0.5pp $221	base $193	+0.5pp $165	+1.0pp $136

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
338 Kenwood Ave Dayton, OH	3.0	1.5	1512	$1,195	$0.79	44d	1	0.07mi
518 Delaware Ave Dayton, OH	2.0	1.0	1500	$750	$0.50	44d	1	0.29mi
942 Harvard Blvd Dayton, OH	3.0	2.0	1596	$1,200	$0.75	4d	1	0.30mi
1067 Salem Ave Unit 2 Dayton, OH	2.0	1.5	1100	$900	$0.82	44d	1	0.34mi
1067 Salem Ave Unit 3 Dayton, OH	2.0	1.5	1100	$900	$0.82	44d	1	0.34mi
1067 Salem Ave Dayton, OH	2.0	1.0	1100	$900	$0.82	44d	1	0.34mi
138 Rockwood Ave Dayton, OH	3.0	1.5	1439	$1,200	$0.83	24d	1	0.35mi
136 Rockwood Ave Dayton, OH	3.0	1.5	1439	$1,200	$0.83	44d	1	0.36mi
265 Victor Ave Dayton, OH	3.0	1.0	1204	$900	$0.75	44d	1	0.36mi
905 Neal Ave Dayton, OH	2.0	1.0	950	$750	$0.79	24d	1	0.37mi
905 Neal Ave Dayton, OH	3.0	1.0	1100	$850	$0.77	44d	1	0.37mi
234 Santa Clara Ave Dayton, OH	3.0	1.0	1368	$1,125	$0.82	44d	1	0.40mi
605 Forest Ave Dayton, OH	2.0	1.0	978	$650	$0.66	24d	1	0.41mi
1225 Amherst Pl Dayton, OH	3.0	1.0	1548	$1,300	$0.84	15d	1	0.44mi
515 W Grand Ave Dayton, OH	2.0	2.0	1100	$1,025	$0.93	4d	1	0.49mi
515 W Grand Ave Dayton, OH	2.0	2.0	1100	$1,025	$0.93	24d	1	0.49mi
515 W Grand Ave Dayton, OH	2.0	2.0	1100	$1,025	$0.93	44d	1	0.49mi
412 Forest Ave Unit 414 Dayton, OH	3.0	1.5	1200	$1,200	$1.00	44d	1	0.56mi
534 Geyer St Dayton, OH	4.0	1.0	1640	$1,530	$0.93	24d	1	0.56mi
167 W Hudson Ave Dayton, OH	3.0	1.5	1344	$1,185	$0.88	44d	1	0.57mi
101 W Norman Ave Unit 101 Dayton, OH	3.0	1.0	1600	$945	$0.59	44d	1	0.59mi
31 E Norman Ave Dayton, OH	3.0	1.0	1100	$1,150	$1.05	24d	1	0.61mi
41 W Fairview Ave Unit 2 Dayton, OH	3.0	1.0	1452	$1,200	$0.83	15d	1	0.63mi
181 W Norman Ave Dayton, OH	3.0	2.0	1228	$1,150	$0.94	44d	1	0.64mi
2327 N Main St Unit 2 Dayton, OH	2.0	1.0	900	$1,200	$1.33	24d	1	0.65mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	44d	1	0.66mi
1011 N Broadway St Dayton, OH	3.0	1.5	1700	$950	$0.56	44d	1	0.66mi
1378 Cory Dr Dayton, OH	2.0	1.0	1300	$975	$0.75	44d	1	0.68mi
424 Lexington Ave Dayton, OH	3.0	2.0	1536	$1,025	$0.67	44d	1	0.80mi
1743 Radcliffe Rd Dayton, OH	3.0	1.5	1729	$1,200	$0.69	44d	1	0.83mi
119 Edgewood Ave Dayton, OH	1.0–2.0	1.0	817	$999	$1.22	24d	2	0.84mi
412 W Parkwood Dr Unit 1 Dayton, OH	2.0	1.0	900	$875	$0.97	24d	1	0.86mi
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	44d	1	0.86mi
628 W Norman Ave Unit 628 Dayton, OH	2.0	1.0	918	$795	$0.87	44d	1	0.86mi
152 Laura Ave Dayton, OH	2.0	1.0	990	$895	$0.90	44d	1	0.89mi
147 Laura Ave Dayton, OH	2.0	1.0	1096	$975	$0.89	24d	1	0.90mi
1119 Superior Ave Unit 1119 Dayton, OH	3.0	1.0	1435	$1,350	$0.94	4d	1	0.92mi
18 Holt St Unit 24 Dayton, OH	3.0	2.5	1350	$1,450	$1.07	15d	1	0.96mi
26 W Beechwood Ave Dayton, OH	3.0	1.5	1468	$1,050	$0.72	44d	1	1.00mi
848 Riverview Ter Apt 607 Dayton, OH	2.0	1.0	1400	$1,300	$0.93	24d	1	1.01mi

Listing history 21 events

1. 2026-06-18
   days on market $109,000 Active 91 DOM
2. 2026-06-17
   days on market $109,000 Active 90 DOM
3. 2026-06-16
   days on market $109,000 Active 89 DOM
4. 2026-06-15
   days on market $109,000 Active 88 DOM
5. 2026-06-14
   days on market $109,000 Active 86 DOM
6. 2026-06-13
   pricedays on market $109,000 Active 85 DOM
7. 2026-06-10
   days on market $115,000 Active 83 DOM
8. 2026-06-09
   days on market $115,000 Active 82 DOM
9. 2026-06-08
   days on market $115,000 Active 81 DOM
10. 2026-06-07
    days on market $115,000 Active 80 DOM
11. 2026-06-05
    days on market $115,000 Active 77 DOM
12. 2026-06-03
    days on market $115,000 Active 76 DOM
13. 2026-06-02
    days on market $115,000 Active 75 DOM
14. 2026-06-01
    days on market $115,000 Active 74 DOM
15. 2026-05-31
    days on market $115,000 Active 73 DOM
16. 2026-05-13
    price $115,000 1339-char remark

    Show marketing remark (1339 chars)

    Discover a harmonious blend of classic charm and modern convenience in this inviting Dayton residence, where comfort and style converge effortlessly. This captivating single-family home offers an exceptional living experience, featuring three generously sized bedrooms and one full and one half bathroom. The inviting living room, complete with a cozy fireplace and rich dark wood flooring, sets the stage for memorable gatherings and tranquil evenings. The thoughtfully designed interior also includes a beautifully crafted wooden staircase, adding a touch of elegance to the home's aesthetic. The spacious bedroom provides ample natural light and comfortable carpeting, creating a serene retreat. The bathroom boasts a contemporary vanity and a practical shower area, perfectly suited for daily routines. Step outside to enjoy the welcoming porch, an ideal spot for relaxation and soaking in the neighborhood ambiance. The exterior also features a fence, providing a sense of privacy and security. With a comfortable living area of 1470 square feet and a lot size of 0.11 acres, this property offers both space and manageability. Essential appliances such as a range and refrigerator are included, along with the added peace of mind of a home warranty. This home provides a wonderful opportunity to embrace a vibrant community lifestyle.

17. 2026-04-17
    price $120,000 1339-char remark

    Show marketing remark (1339 chars)

    Discover a harmonious blend of classic charm and modern convenience in this inviting Dayton residence, where comfort and style converge effortlessly. This captivating single-family home offers an exceptional living experience, featuring three generously sized bedrooms and one full and one half bathroom. The inviting living room, complete with a cozy fireplace and rich dark wood flooring, sets the stage for memorable gatherings and tranquil evenings. The thoughtfully designed interior also includes a beautifully crafted wooden staircase, adding a touch of elegance to the home's aesthetic. The spacious bedroom provides ample natural light and comfortable carpeting, creating a serene retreat. The bathroom boasts a contemporary vanity and a practical shower area, perfectly suited for daily routines. Step outside to enjoy the welcoming porch, an ideal spot for relaxation and soaking in the neighborhood ambiance. The exterior also features a fence, providing a sense of privacy and security. With a comfortable living area of 1470 square feet and a lot size of 0.11 acres, this property offers both space and manageability. Essential appliances such as a range and refrigerator are included, along with the added peace of mind of a home warranty. This home provides a wonderful opportunity to embrace a vibrant community lifestyle.

18. 2026-03-19
    listed $130,000 Active 1339-char remark

    Show marketing remark (1339 chars)

    Discover a harmonious blend of classic charm and modern convenience in this inviting Dayton residence, where comfort and style converge effortlessly. This captivating single-family home offers an exceptional living experience, featuring three generously sized bedrooms and one full and one half bathroom. The inviting living room, complete with a cozy fireplace and rich dark wood flooring, sets the stage for memorable gatherings and tranquil evenings. The thoughtfully designed interior also includes a beautifully crafted wooden staircase, adding a touch of elegance to the home's aesthetic. The spacious bedroom provides ample natural light and comfortable carpeting, creating a serene retreat. The bathroom boasts a contemporary vanity and a practical shower area, perfectly suited for daily routines. Step outside to enjoy the welcoming porch, an ideal spot for relaxation and soaking in the neighborhood ambiance. The exterior also features a fence, providing a sense of privacy and security. With a comfortable living area of 1470 square feet and a lot size of 0.11 acres, this property offers both space and manageability. Essential appliances such as a range and refrigerator are included, along with the added peace of mind of a home warranty. This home provides a wonderful opportunity to embrace a vibrant community lifestyle.

19. 2004-02-06
    soldstatus $50,000
20. 1995-06-28
    soldstatus $54,900
21. 1986-11-05
    soldstatus $38,900

ⓘ 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: $1,022 · $85/mo
• Projected year-2 tax: $1,361 · $113/mo
• Expected delta: +$339/yr (+$28/mo · 33.2%)

ⓘ 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 4/10 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: $13,599
• − Mortgage interest: −$6,106
• − Property taxes: −$1,022
• − Insurance: −$545
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$3,171
• Taxable income: $579
• Est. tax owed @ 24.0%: −$139
• After-tax cash flow: $2,177/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

+195.6% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $115,000 Dayton MLS
• 2026-04-17 Price Changed $120,000 Dayton MLS
• 2026-03-19 Listed $130,000 Dayton MLS
• 2004-02-06 Sold (Public Records) $50,000 Public Records
• 1995-06-28 Sold (Public Records) $54,900 Public Records
• 1986-11-05 Sold (Public Records) $38,900 Public Records

Property tax history

-3.2%/yr

Latest (2025): $1,022 · -0.2% YoY. Source: county tax records.