67-69 Knecht Dr · Dayton, OH 45405

$157,000

6 bd · 2.0 ba · 2,536 sqft · Townhouse public records · 59 Days on market

Built 1927 4,561 sqft lot

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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 +22.6/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.3/10.0
• 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 MLS

Exceptional Investment Opportunity or House-Hacking Dream! Welcome to this versatile Dayton double, offering a perfect blend of modern updates and incredible potential. Unit 69 (The Turn-Key Side): Completely and tastefully renovated in 2021, this unit features a bright, modern interior. Currently configured as a spacious 2-bedroom, the 3rd bedroom was cleverly converted into a convenient upstairs laundry room. This unit includes dedicated driveway access and half of the 2-car garage. Currently tenant-occupied, providing immediate cash flow. All newer mechanicals. Unit 67 (The Value-Add Side): This spacious 3-bedroom unit is a blank canvas ready for your finishing touches. It has been recently vacated and features a bathroom professionally re-wired in 2025. A partial refresh has already begun—bring your vision to complete the update and maximize your rental or resale value. All newer mechanicals except AC. Unit is older, but fuctional. Additional Features: * Full basement for storage. 2-car detached garage (shared). Prime location with easy access to N. Main St. Whether you're looking to add a solid performer to your portfolio or live in one side while the neighbor pays your mortgage, this property is a must-see! Property is Agent Owned.

Key facts

• Modern updates
• 2-car garage
• 2 garage spots

Tags

• MODERN UPDATES
• UPSTAIRS LAUNDRY ROOM
• DEDICATED DRIVEWAY ACCESS
• 2-CAR GARAGE
• FULL BASEMENT FOR STORAGE
• EASY ACCESS TO N MAIN ST

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath townhouse listed at $157k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $157k).
• Recommended offer: $152k (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; lower-income renter base — watch delinquency; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 44% 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 $1k of loan paydown is wiped out by about $5k 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 59 days — a 3% lower offer ($152k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $152,290 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1927 — 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: 1.03% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.29%
• DSCR: 1.32
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.34% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-6,255
• Equity at exit: $23,409

10-year hold

• IRR: 7.3%
• Equity multiple: 1.58×
• Total profit: $25,653
• Equity at exit: $13,574

Cash invested: $43,960 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,614 medium
• Mortgage (P&I): −$823
• Tax from tax record: −$119 /mo · $1,429/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $267

Break-even live

Break-even rent $1,276

Max offer price $157,000

Occupancy floor 78%

Sensitivity live

Price	-10% $356	-5% $311	+0% $267	+5% $223	+10% $178
Rent	-10% $140	-5% $203	+0% $267	+5% $331	+10% $394
Rate	-1.0pp $346	-0.5pp $307	base $267	+0.5pp $226	+1.0pp $185

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-09
   days on market $157,000 Active 59 DOM
2. 2026-06-08
   days on market $157,000 Active 58 DOM
3. 2026-06-07
   days on market $157,000 Active 57 DOM
4. 2026-06-05
   days on market $157,000 Active 54 DOM
5. 2026-06-03
   days on market $157,000 Active 53 DOM
6. 2026-06-02
   days on market $157,000 Active 52 DOM
7. 2026-06-01
   days on market $157,000 Active 51 DOM
8. 2026-05-31
   days on market $157,000 Active 50 DOM
9. 2026-04-23
   price $157,000 1269-char remark

   Show marketing remark (1269 chars)

   Exceptional Investment Opportunity or House-Hacking Dream! Welcome to this versatile Dayton double, offering a perfect blend of modern updates and incredible potential. Unit 69 (The Turn-Key Side): Completely and tastefully renovated in 2021, this unit features a bright, modern interior. Currently configured as a spacious 2-bedroom, the 3rd bedroom was cleverly converted into a convenient upstairs laundry room. This unit includes dedicated driveway access and half of the 2-car garage. Currently tenant-occupied, providing immediate cash flow. All newer mechanicals. Unit 67 (The Value-Add Side): This spacious 3-bedroom unit is a blank canvas ready for your finishing touches. It has been recently vacated and features a bathroom professionally re-wired in 2025. A partial refresh has already begun—bring your vision to complete the update and maximize your rental or resale value. All newer mechanicals except AC. Unit is older, but fuctional. Additional Features: * Full basement for storage. 2-car detached garage (shared). Prime location with easy access to N. Main St. Whether you're looking to add a solid performer to your portfolio or live in one side while the neighbor pays your mortgage, this property is a must-see! Property is Agent Owned.

10. 2026-04-11
    listed $160,000 Active 1269-char remark

    Show marketing remark (1269 chars)

    Exceptional Investment Opportunity or House-Hacking Dream! Welcome to this versatile Dayton double, offering a perfect blend of modern updates and incredible potential. Unit 69 (The Turn-Key Side): Completely and tastefully renovated in 2021, this unit features a bright, modern interior. Currently configured as a spacious 2-bedroom, the 3rd bedroom was cleverly converted into a convenient upstairs laundry room. This unit includes dedicated driveway access and half of the 2-car garage. Currently tenant-occupied, providing immediate cash flow. All newer mechanicals. Unit 67 (The Value-Add Side): This spacious 3-bedroom unit is a blank canvas ready for your finishing touches. It has been recently vacated and features a bathroom professionally re-wired in 2025. A partial refresh has already begun—bring your vision to complete the update and maximize your rental or resale value. All newer mechanicals except AC. Unit is older, but fuctional. Additional Features: * Full basement for storage. 2-car detached garage (shared). Prime location with easy access to N. Main St. Whether you're looking to add a solid performer to your portfolio or live in one side while the neighbor pays your mortgage, this property is a must-see! Property is Agent Owned.

11. 2022-04-28
    soldstatus $138,500
12. 2014-03-07
    soldstatus $58,400
13. 2007-06-27
    soldstatus $74,000

ⓘ 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: $1,429 · $119/mo
• Projected year-2 tax: $1,939 · $162/mo
• Expected delta: +$510/yr (+$42/mo · 35.7%)

ⓘ 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: $19,365
• − Mortgage interest: −$8,794
• − Property taxes: −$1,429
• − Insurance: −$785
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − Depreciation: −$4,567
• Taxable income: $690
• Est. tax owed @ 24.0%: −$166
• After-tax cash flow: $3,038/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

+112.2% since first listed

5 events — show timeline

• 2026-04-23 Price Changed $157,000 Dayton MLS
• 2026-04-11 Listed $160,000 Dayton MLS
• 2022-04-28 Sold (Public Records) $138,500 Public Records
• 2014-03-07 Sold (Public Records) $58,400 Public Records
• 2007-06-27 Sold (Public Records) $74,000 Public Records

Property tax history

-2.5%/yr

Latest (2025): $1,429 · +8.0% YoY. Source: county tax records.