756 Alexander Dr · Dayton, OH 45403

$137,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 40 Days on market

Built 1948 6,325 sqft lot $159/sqft · 9% below area Est $150k · 9% under

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Why this score? — see what drove the D 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 +13.4/30.0
• ARV discount +11.5/15.0
• DSCR +4.0/10.0
• Rent growth +3.4/5.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

From the moment you pull up, this Dayton cape cod feels like home. With its inviting curb appeal, mature trees, and cozy charm, this home offers the kind of warmth that's hard to find. Step inside and you're welcomed by bright natural light, updated spaces, and a layout that feels both comfortable and functional. The kitchen has been refreshed with stylish cabinetry, stainless steel appliances, modern flooring, and a sleek backsplash - creating the perfect space for everything from busy mornings to quiet nights at home. The remodeled bathroom adds a fresh modern touch, while the spacious upstairs retreat offers endless possibilities. Whether you envision a large primary suite, movie room, home office, reading nook, or creative space, the upper level gives you flexibility to make it your own. Outside, the yard provides room to relax, entertain, garden, or simply enjoy a peaceful evening under the trees. And with major mechanical updates already completed - including a new furnace in 2021 and water heater in 2022 - you can move in with confidence and focus on making new memories. A home with character, updates, and cozy charm all wrapped into one - this Dayton gem is ready for its next chapter.

Key facts

• Stylish cabinetry
• Curb appeal
• Bright natural light

Tags

• CURB APPEAL
• MATURE TREES
• BRIGHT NATURAL LIGHT
• UPDATED SPACES
• STYLISH CABINETRY
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: 2-story residential home
• Construction: Shingle siding; Wood siding; Full unfinished basement
• Exterior features: Irregular residential lot; Public water and sewer available; Natural gas available

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Laminate countertops
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $137k.

Deal economics

• At list price, monthly cash flow is $4 ($43/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (18.4% below list).
• Recommended offer: $112k (18.4% below list) — sets the bar for 1% rule.

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: amenities C-, crime F, commute 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.
• Zoned schools: River'S Edge Montessori Elementary School (math 22% / reading 32%, grade F, #1,193 of 1,584 statewide, top 76%, 494 students, 0% FRL); Belmont High School (math 5% / reading 20%, grade F, #720 of 781 statewide, top 93%, 1,100 students, 0% FRL) — zoned schools average 0% FRL vs 74% district-wide (74 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.7%/yr); 76 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 35% of the median local income ($38k/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 $947 of loan paydown is wiped out by about $4k 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 40 days — a 3% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $13k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $82k; list at $137k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,851 (18.4% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.11%
• DSCR: 1.00
• GRM: 10.2

CMA / ARV

• ARV (median comp): $150,380
• List price: $137,000
• Delta: -8.90%
• 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
719 Kirk Lynne St	0.08mi	3/1.0	864 (0%)	1mo	$87,000	$101	95
715 Kirk Lynne St	0.09mi	3/1.0	864 (0%)	2mo	$167,900	$194	94
630 Alexander Dr	0.11mi	3/1.0	864 (0%)	3mo	$173,000	$200	92
813 Cosler Dr	0.05mi	3/2.0	864 (0%)	2mo	$212,500	$246	92
1912 Tuttle Ave	0.18mi	3/1.0	864 (0%)	3mo	$150,400	$174	89
421 Alexander Dr	0.26mi	2/1.0 (-1)	831 (-4%)	1mo	$135,000	$162	76
1762 Suman Ave	0.32mi	2/1.0 (-1)	804 (-7%)	2mo	$110,000	$137	67
1669 Tuttle Ave	0.42mi	2/1.0 (-1)	816 (-6%)	3mo	$121,000	$148	64
2230 Hazelton Ave	0.53mi	3/1.0	925 (+7%)	1mo	$175,000	$189	62
4533 Maughn Dr	0.73mi	3/2.0	900 (+4%)	1mo	$127,900	$142	54
795 Spring Garden Pl	0.53mi	3/1.0	972 (+12%)	1mo	$180,000	$185	53
750 Harlan Pl	0.67mi	3/1.0	972 (+12%)	1mo	$203,000	$209	47

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 · 3.71% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.45×
• Total profit: $-21,194
• Equity at exit: $20,427

10-year hold

• IRR: -5.8%
• Equity multiple: 0.61×
• Total profit: $-14,912
• Equity at exit: $11,845

Cash invested: $38,360 (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 45403

• Home prices YoY: -3.7%
• Rents YoY: 3.7%
• Active inventory: 76
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,119 high
• Mortgage (P&I): −$718
• Tax from tax record: −$105 /mo · $1,255/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $4

Break-even live

Break-even rent $1,114

Max offer price $137,000

Occupancy floor 95%

Sensitivity live

Price	-10% $81	-5% $42	+0% $4	+5% $-35	+10% $-74
Rent	-10% $-85	-5% $-41	+0% $4	+5% $48	+10% $92
Rate	-1.0pp $73	-0.5pp $38	base $4	+0.5pp $-32	+1.0pp $-68

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: $34,250
• Closing costs: $4,110
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1770 Suman Ave Dayton, OH	2.0	1.0	904	$1,145	$1.27	45d	1	0.28mi
1029 Blakley Dr Dayton, OH	3.0	1.0	947	$1,300	$1.37	4d	1	0.29mi
1762 Suman Ave Dayton, OH	2.0	1.0	804	$1,150	$1.43	23d	1	0.29mi
1143 Blakley Dr Dayton, OH	3.0	1.0	947	$1,195	$1.26	16d	1	0.36mi
4644 Burkhardt Ave Dayton, OH	1.0–2.0	1.0	725	$1,095	$1.51	4d	9	0.40mi
1704 Huffman Ave Unit 1706 Huffman Dayton, OH	2.0	1.0	896	$900	$1.00	5d	1	0.40mi
1671 Gummer Ave Dayton, OH	2.0	1.0	704	$1,100	$1.56	4d	1	0.40mi
517 Mertland Ave Dayton, OH	2.0	1.0	876	$875	$1.00	16d	1	0.43mi
515 Mertland Ave Dayton, OH	2.0	1.0	876	$950	$1.08	25d	1	0.43mi
1620 Gummer Ave Dayton, OH	2.0	1.0	875	$950	$1.09	5d	1	0.48mi
4403 Burkhardt Ave Dayton, OH	3.0	1.0–2.0	800	$1,100	$1.38	4d	1	0.60mi
3100 Linden Ave Unit 3102 Dayton, OH	2.0	1.0	1035	$995	$0.96	45d	1	0.70mi
1659 Hearthstone Dr Dayton, OH	3.0	1.0	1102	$1,195	$1.08	4d	1	0.79mi
1371 Florence St Dayton, OH	2.0	1.0	850	$800	$0.94	5d	1	0.84mi
1356 Huffman Ave Unit 1356 Dayton, OH	2.0	1.0	864	$975	$1.13	45d	1	0.84mi
1430 Coventry Rd Dayton, OH	2.0	1.0	1106	$1,125	$1.02	16d	1	0.91mi
1300 Chardon Ct Dayton, OH	2.0	1.0	970	$1,200	$1.24	4d	1	0.91mi
1354 Ohmer St Unit 1354A Dayton, OH	2.0	1.0	900	$675	$0.75	25d	1	0.93mi
1354 Ohmer St Unit 1354C Dayton, OH	2.0	1.0	900	$700	$0.78	45d	1	0.93mi
1501 Rausch Ave Dayton, OH	2.0	1.0	865	$800	$0.92	25d	1	0.97mi
1517 Rausch Ave Apt 4 Dayton, OH	2.0	1.0	950	$950	$1.00	4d	1	0.99mi
1517 Rausch Ave Dayton, OH	2.0	1.0	950	$950	$1.00	45d	1	0.99mi
222 Klee Ave Unit 222B Dayton, OH	2.0	1.0	650	$750	$1.15	45d	1	1.10mi
210 S Hedges St Dayton, OH	2.0	1.5	1048	$1,045	$1.00	23d	1	1.11mi
3719 E 3rd St Unit 3717 Dayton, OH	3.0	1.0	1092	$1,100	$1.01	4d	1	1.14mi
854 Santa Cruz Ave Dayton, OH	3.0	1.0	1060	$1,300	$1.23	45d	1	1.16mi
144 N Quentin Ave Dayton, OH	3.0	1.0	1038	$1,600	$1.54	45d	1	1.19mi
224 S Irwin St Unit 226 Dayton, OH	2.0	1.0	992	$900	$0.91	5d	1	1.20mi
211 N Cherrywood Ave Unit 2 Dayton, OH	2.0	1.0	950	$795	$0.84	5d	1	1.22mi
2012 Saint Charles Ave Dayton, OH	2.0	1.0	945	$1,250	$1.32	45d	1	1.29mi
5713 Mayville Dr Dayton, OH	4.0	2.0	1046	$2,000	$1.91	20d	1	1.30mi
334 Blackwood Ave Unit 2 Dayton, OH	2.0	1.0	1000	$850	$0.85	25d	1	1.34mi
334 Blackwood Ave Unit 3 Dayton, OH	2.0	1.0	1000	$850	$0.85	5d	1	1.34mi
1905 Coventry Rd Dayton, OH	2.0	1.0	1000	$1,250	$1.25	25d	1	1.34mi
2306 Alice St Dayton, OH	3.0	1.0	918	$1,200	$1.31	5d	1	1.42mi
120 S Monmouth St Dayton, OH	2.0	1.0	1000	$950	$0.95	45d	1	1.43mi
5345 Middlebury Rd Dayton, OH	3.0	1.0	864	$1,600	$1.85	45d	1	1.47mi
101 N Irwin St Dayton, OH	2.0	1.0	900	$1,100	$1.22	5d	1	1.50mi

Listing history 35 events

1. 2026-06-22
   days on market $137,000 Active 40 DOM
2. 2026-06-18
   days on market $137,000 Active 37 DOM
3. 2026-06-17
   days on market $137,000 Active 36 DOM
4. 2026-06-16
   days on market $137,000 Active 35 DOM
5. 2026-06-15
   days on market $137,000 Active 34 DOM
6. 2026-06-14
   days on market $137,000 Active 32 DOM
7. 2026-06-13
   days on market $137,000 Active 31 DOM
8. 2026-06-10
   days on market $137,000 Active 29 DOM
9. 2026-06-09
   days on market $137,000 Active 28 DOM
10. 2026-06-09
    price $137,000 Active 27 DOM
11. 2026-06-08
    days on market $139,000 Active 27 DOM

    Show marketing remark (1214 chars)

    From the moment you pull up, this Dayton cape cod feels like home. With its inviting curb appeal, mature trees, and cozy charm, this home offers the kind of warmth that's hard to find. Step inside and you're welcomed by bright natural light, updated spaces, and a layout that feels both comfortable and functional. The kitchen has been refreshed with stylish cabinetry, stainless steel appliances, modern flooring, and a sleek backsplash - creating the perfect space for everything from busy mornings to quiet nights at home. The remodeled bathroom adds a fresh modern touch, while the spacious upstairs retreat offers endless possibilities. Whether you envision a large primary suite, movie room, home office, reading nook, or creative space, the upper level gives you flexibility to make it your own. Outside, the yard provides room to relax, entertain, garden, or simply enjoy a peaceful evening under the trees. And with major mechanical updates already completed - including a new furnace in 2021 and water heater in 2022 - you can move in with confidence and focus on making new memories. A home with character, updates, and cozy charm all wrapped into one - this Dayton gem is ready for its next chapter.

12. 2026-06-07
    days on market $139,000 Active 26 DOM
13. 2026-06-05
    days on market $139,000 Active 23 DOM
14. 2026-06-03
    days on market $139,000 Active 22 DOM
15. 2026-06-02
    days on market $139,000 Active 21 DOM
16. 2026-06-01
    days on market $139,000 Active 20 DOM
17. 2026-05-31
    days on market $139,000 Active 19 DOM
18. 2026-05-18
    price $139,000 1214-char remark

    Show marketing remark (1214 chars)

    From the moment you pull up, this Dayton cape cod feels like home. With its inviting curb appeal, mature trees, and cozy charm, this home offers the kind of warmth that's hard to find. Step inside and you're welcomed by bright natural light, updated spaces, and a layout that feels both comfortable and functional. The kitchen has been refreshed with stylish cabinetry, stainless steel appliances, modern flooring, and a sleek backsplash - creating the perfect space for everything from busy mornings to quiet nights at home. The remodeled bathroom adds a fresh modern touch, while the spacious upstairs retreat offers endless possibilities. Whether you envision a large primary suite, movie room, home office, reading nook, or creative space, the upper level gives you flexibility to make it your own. Outside, the yard provides room to relax, entertain, garden, or simply enjoy a peaceful evening under the trees. And with major mechanical updates already completed - including a new furnace in 2021 and water heater in 2022 - you can move in with confidence and focus on making new memories. A home with character, updates, and cozy charm all wrapped into one - this Dayton gem is ready for its next chapter.

19. 2026-05-18
    price $139,000 1223-char remark

    Show marketing remark (1214 chars)

    From the moment you pull up, this Dayton cape cod feels like home. With its inviting curb appeal, mature trees, and cozy charm, this home offers the kind of warmth that's hard to find. Step inside and you're welcomed by bright natural light, updated spaces, and a layout that feels both comfortable and functional. The kitchen has been refreshed with stylish cabinetry, stainless steel appliances, modern flooring, and a sleek backsplash - creating the perfect space for everything from busy mornings to quiet nights at home. The remodeled bathroom adds a fresh modern touch, while the spacious upstairs retreat offers endless possibilities. Whether you envision a large primary suite, movie room, home office, reading nook, or creative space, the upper level gives you flexibility to make it your own. Outside, the yard provides room to relax, entertain, garden, or simply enjoy a peaceful evening under the trees. And with major mechanical updates already completed - including a new furnace in 2021 and water heater in 2022 - you can move in with confidence and focus on making new memories. A home with character, updates, and cozy charm all wrapped into one - this Dayton gem is ready for its next chapter.

20. 2026-05-12
    listed $149,900 Active 1214-char remark

    Show marketing remark (1214 chars)

    From the moment you pull up, this Dayton cape cod feels like home. With its inviting curb appeal, mature trees, and cozy charm, this home offers the kind of warmth that's hard to find. Step inside and you're welcomed by bright natural light, updated spaces, and a layout that feels both comfortable and functional. The kitchen has been refreshed with stylish cabinetry, stainless steel appliances, modern flooring, and a sleek backsplash - creating the perfect space for everything from busy mornings to quiet nights at home. The remodeled bathroom adds a fresh modern touch, while the spacious upstairs retreat offers endless possibilities. Whether you envision a large primary suite, movie room, home office, reading nook, or creative space, the upper level gives you flexibility to make it your own. Outside, the yard provides room to relax, entertain, garden, or simply enjoy a peaceful evening under the trees. And with major mechanical updates already completed - including a new furnace in 2021 and water heater in 2022 - you can move in with confidence and focus on making new memories. A home with character, updates, and cozy charm all wrapped into one - this Dayton gem is ready for its next chapter.

21. 2026-05-12
    listed $149,900 Active 1223-char remark

    Show marketing remark (1214 chars)

    From the moment you pull up, this Dayton cape cod feels like home. With its inviting curb appeal, mature trees, and cozy charm, this home offers the kind of warmth that's hard to find. Step inside and you're welcomed by bright natural light, updated spaces, and a layout that feels both comfortable and functional. The kitchen has been refreshed with stylish cabinetry, stainless steel appliances, modern flooring, and a sleek backsplash - creating the perfect space for everything from busy mornings to quiet nights at home. The remodeled bathroom adds a fresh modern touch, while the spacious upstairs retreat offers endless possibilities. Whether you envision a large primary suite, movie room, home office, reading nook, or creative space, the upper level gives you flexibility to make it your own. Outside, the yard provides room to relax, entertain, garden, or simply enjoy a peaceful evening under the trees. And with major mechanical updates already completed - including a new furnace in 2021 and water heater in 2022 - you can move in with confidence and focus on making new memories. A home with character, updates, and cozy charm all wrapped into one - this Dayton gem is ready for its next chapter.

22. 2021-02-09
    soldstatus $82,500
23. 2021-01-04
    soldstatus $82,500 Sold

    Show marketing remark (602 chars)

    Checkout this completely remodeled 3 bedroom Story and a Half. In Move In Condition. Kitchen vinyl plank flooring, appliances and cabinetry & Bathroom vanity & surround shower all new. New lighting, outlets and all new plumbing. Hardwood flooring refinished on main floor. Upstairs carpeting new (some of upstairs carpeting still being done), updated electric and new vinyl. New Roof w/ tearoff in November 2020. New front door. Home is being sold in AS IS condition. Seller will make no repairs. All info and dimensions believed to be accurate. Please make your own inspections to confirm.

24. 2021-01-04
    soldstatus $82,500 Closed

    Show marketing remark (602 chars)

    Checkout this completely remodeled 3 bedroom Story and a Half. In Move In Condition. Kitchen vinyl plank flooring, appliances and cabinetry & Bathroom vanity & surround shower all new. New lighting, outlets and all new plumbing. Hardwood flooring refinished on main floor. Upstairs carpeting new (some of upstairs carpeting still being done), updated electric and new vinyl. New Roof w/ tearoff in November 2020. New front door. Home is being sold in AS IS condition. Seller will make no repairs. All info and dimensions believed to be accurate. Please make your own inspections to confirm.

25. 2020-12-03
    historical Active/Pending

    Show marketing remark (602 chars)

    Checkout this completely remodeled 3 bedroom Story and a Half. In Move In Condition. Kitchen vinyl plank flooring, appliances and cabinetry & Bathroom vanity & surround shower all new. New lighting, outlets and all new plumbing. Hardwood flooring refinished on main floor. Upstairs carpeting new (some of upstairs carpeting still being done), updated electric and new vinyl. New Roof w/ tearoff in November 2020. New front door. Home is being sold in AS IS condition. Seller will make no repairs. All info and dimensions believed to be accurate. Please make your own inspections to confirm.

26. 2020-12-02
    listed $79,900 Active

    Show marketing remark (602 chars)

    Checkout this completely remodeled 3 bedroom Story and a Half. In Move In Condition. Kitchen vinyl plank flooring, appliances and cabinetry & Bathroom vanity & surround shower all new. New lighting, outlets and all new plumbing. Hardwood flooring refinished on main floor. Upstairs carpeting new (some of upstairs carpeting still being done), updated electric and new vinyl. New Roof w/ tearoff in November 2020. New front door. Home is being sold in AS IS condition. Seller will make no repairs. All info and dimensions believed to be accurate. Please make your own inspections to confirm.

27. 2019-09-12
    soldstatus $22,000 Sold
28. 2019-09-12
    soldstatus $22,000 Closed
29. 2019-08-15
    historical Active/Pending
30. 2019-07-10
    price $22,500
31. 2019-06-14
    price $29,900
32. 2019-04-06
    price $44,900
33. 2019-02-22
    listed $49,900 Active
34. 1992-02-03
    soldstatus $51,900
35. 1987-08-07
    soldstatus $33,760

ⓘ 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: $1,255 · $105/mo
• Projected year-2 tax: $1,696 · $141/mo
• Expected delta: +$441/yr (+$37/mo · 35.2%)

ⓘ 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 3/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,422
• − Mortgage interest: −$7,674
• − Property taxes: −$1,255
• − Insurance: −$685
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$3,985
• Taxable loss: −$2,325
• Est. tax savings @ 24.0%: +$558
• After-tax cash flow: $600/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): 13,608
• Household income: $38,323
• Rent vs Own: 60.0% rent · 40.0% own
• Severe rent burden: 1071.0

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 White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 15% Black 14% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 84% English-only · Spanish 13% Other Asian/Pacific 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: ▼ -17.40%
• Current HPI: 447.4034
• Rent YoY: ▲ 3.71%
• 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

+305.8% since first listed

20 events — show timeline

• 2026-06-08 Price Changed $137,000 Dayton MLS
• 2026-06-08 Price Changed $137,000 WRIST
• 2026-05-18 Price Changed $139,000 WRIST
• 2026-05-18 Price Changed $139,000 Dayton MLS
• 2026-05-12 Listed $149,900 WRIST
• 2026-05-12 Listed $149,900 Dayton MLS
• 2021-02-09 Sold (Public Records) $82,500 Public Records
• 2021-01-04 Sold (MLS) $82,500 Dayton MLS
• 2021-01-04 Sold (MLS) $82,500 Dayton MLS
• 2020-12-03 Contingent — Dayton MLS
• 2020-12-02 Listed $79,900 Dayton MLS
• 2019-09-12 Sold (MLS) $22,000 Dayton MLS
• 2019-09-12 Sold (MLS) $22,000 Dayton MLS
• 2019-08-15 Contingent — Dayton MLS
• 2019-07-10 Price Changed $22,500 Dayton MLS
• 2019-06-14 Price Changed $29,900 Dayton MLS
• 2019-04-06 Price Changed $44,900 Dayton MLS
• 2019-02-22 Listed $49,900 Dayton MLS
• 1992-02-03 Sold (Public Records) $51,900 Public Records
• 1987-08-07 Sold (Public Records) $33,760 Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,255 · -0.2% YoY. Source: county tax records.