3716 Evansville Ave · Fort McKinley, OH 45406

$1

2 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 1 Days on market

Built 1957 6,299 sqft lot ↓ 35% since listing

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Why this score? — see what drove the F 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 +11.2/30.0
• ARV discount +7.5/15.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Court Ordered Sale by Private Selling Officer. All information we have on the property is included. We have no additional information, property condition is unknown. NO SHOWINGS, NO trespassing for any reason. Auction ends December 11, 2025 & is online only. Information is thought to be correct but not guaranteed. 10% Buyer Premium added to the high bid, $5,000 deposit is due within 24 hours of bidding end.

Key facts

• 6,299 sq ft lot
• Garage
• Built 1957

Property features AI

Finance

• Other: Lot approximately 0.1446 acres (about 6,299 sq ft); Directions: Salem Ave to Evansville Ave, property on right
• Financial info: Auction listing
• HOA & community: No HOA

Exterior

• Parking: Detached garage with 1 garage space
• Utilities: Public water; Public sewer; Natural gas; Other water heating
• Home design: Craftsman/Bungalow single-family home; One level (single-story); Slab foundation
• Construction: Block exterior construction; Slab foundation; Shingle roof
• Exterior features: Vinyl windows; Shingle roof; Block construction

Interior

• Kitchen: Kitchen approximately 10 x 10; Adjacent dining room about 9 x 9
• Bedrooms: Two bedrooms on the main level, each about 10 x 10
• Bathrooms: One full bathroom on the main level with a shower
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Total of 5 rooms

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $122,408 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $-47 ($-563/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• 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 (+3.0%/yr); 156 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $846 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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.

Risks & watch-outs

• Watch-outs: property tax is 183612.0% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.83% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.64%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $122,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4351 Redonda Ln	0.58mi	3/1.0 (+1)	1,152 (+1%)	5mo	$54,500	$47	63
3539 Detroit Ave	0.30mi	3/1.5 (+1)	1,023 (-11%)	5mo	$102,000	$100	57
2451 Grant Ave	0.52mi	3/1.0 (+1)	1,056 (-8%)	3mo	$75,000	$71	56
3925 Haney Rd	0.42mi	3/1.0 (+1)	1,280 (+12%)	3mo	$137,000	$107	53
2521 Arlene Ave	0.75mi	3/1.0 (+1)	1,176 (+3%)	4mo	$100,500	$85	52
4354 Free Pike	0.59mi	3/1.0 (+1)	1,044 (-9%)	3mo	$82,500	$79	50
3462 Arlene Ave	0.62mi	3/1.0 (+1)	1,044 (-9%)	3mo	$130,000	$125	49
4293 Thompson Dr	0.71mi	3/1.0 (+1)	1,056 (-8%)	2mo	$58,850	$56	48
4018 Klepinger Rd	0.58mi	3/1.5 (+1)	1,248 (+9%)	4mo	$142,000	$114	47
4477 Gatewood Pl	0.69mi	3/1.5 (+1)	1,032 (-10%)	1mo	$144,897	$140	44
4247 Otis Dr	0.64mi	3/1.0 (+1)	984 (-14%)	2mo	$120,000	$122	41
4342 Nevada Ave	0.65mi	3/1.0 (+1)	997 (-13%)	5mo	$115,000	$115	39

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 · 3.03% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.34×
• Total profit: $-22,776
• Equity at exit: $18,251

10-year hold

• IRR: -11.4%
• Equity multiple: 0.31×
• Total profit: $-23,492
• Equity at exit: $10,584

Cash invested: $34,274 (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 45406

• Rents YoY: 3.0%
• Active inventory: 156

Monthly cashflow live

• Estimated rent: $1,011 high
• Mortgage (P&I): −$642
• Tax est. 1.5%: −$153 /mo · $1,836/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $-47

Break-even live

Break-even rent $1,071

Max offer price $115,622

Occupancy floor 100%

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: $30,602
• Closing costs: $3,672
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3711 Pittsburg Ave Dayton, OH	2.0	1.0	800	$875	$1.09	43d	1	0.07mi
3858 Haney Rd Dayton, OH	2.0	1.0	850	$825	$0.97	2d	1	0.36mi
2609 Fairport Ave Dayton, OH	3.0	1.0	1000	$1,025	$1.02	2d	1	0.51mi
4132 Natchez Ave Dayton, OH	3.0	1.5	991	$1,250	$1.26	3d	1	0.56mi
4161 Mapleleaf Dr Dayton, OH	3.0	1.0	960	$1,250	$1.30	2d	1	0.58mi
2408 Falmouth Ave Dayton, OH	2.0	1.0	806	$950	$1.18	23d	1	0.61mi
4425 Thompson Dr Dayton, OH	3.0	1.0	864	$1,150	$1.33	2d	1	0.80mi
3031 Garvin Rd Unit C Dayton, OH	2.0	2.0	1269	$1,150	$0.91	43d	1	0.81mi
4003 Whitestone Ct Dayton, OH	3.0	1.0	1096	$1,275	$1.16	43d	1	0.84mi
4527 Channing Ln Dayton, OH	3.0	1.0	946	$1,600	$1.69	43d	1	0.90mi
4446 Waymire Ave Dayton, OH	3.0	1.0	1100	$1,100	$1.00	21d	1	0.93mi
5112 W Hillcrest Ave Unit 1 Dayton, OH	3.0	1.0	972	$700	$0.72	23d	1	1.07mi
2002 Val Vista Ct Dayton, OH	3.0	1.0	975	$1,095	$1.12	21d	1	1.14mi
4629 Queens Ave Dayton, OH	2.0	1.0	900	$1,100	$1.22	43d	1	1.19mi
2109 Victoria Ave Dayton, OH	2.0	1.0	714	$950	$1.33	3d	1	1.20mi
2014 Hickorydale Dr Unit 2016 Dayton, OH	2.0	1.0	800	$900	$1.12	43d	1	1.22mi
1720 Kings Mill Ct Dayton, OH	2.0	1.5	975	$925	$0.95	23d	1	1.26mi
3813 Briar Pl Apt 9 Dayton, OH	1.0	1.0	900	$925	$1.03	23d	1	1.27mi
3537 Otterbein Ave Unit d Dayton, OH	2.0	1.0	900	$925	$1.03	43d	1	1.34mi
829 Uhrig Ave Unit 3 Dayton, OH	2.0	1.0	760	$875	$1.15	14d	1	1.36mi
3311 Otterbein Ave Dayton, OH	3.0	1.5	1004	$1,300	$1.29	11d	1	1.37mi
4278 Catalpa Dr Unit 4 Dayton, OH	2.0	1.0	800	$795	$0.99	43d	1	1.40mi
111 Bennington Dr Unit 4 Dayton, OH	1.0	1.0	750	$750	$1.00	43d	1	1.42mi
111 Bennington Dr Unit 1 Dayton, OH	1.0	1.0	800	$700	$0.88	43d	1	1.42mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	3d	1	1.43mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	43d	1	1.43mi
1732 Harold Dr Dayton, OH	2.0	1.0	805	$925	$1.15	43d	1	1.43mi
1203 W Fairview Ave Dayton, OH	1.0	1.0	806	$750	$0.93	43d	1	1.44mi
3650 Otterbein Ave Unit 3650 Dayton, OH	2.0	1.0	900	$800	$0.89	2d	1	1.45mi
3652 Otterbein Ave Unit 3652 Dayton, OH	2.0	1.0	700	$800	$1.14	2d	1	1.45mi
110 Cromwell Pl Unit 1 Dayton, OH	1.0	1.0	900	$895	$0.99	43d	1	1.45mi
110 Cromwell Pl Unit 5 Dayton, OH	2.0	1.0	1000	$1,099	$1.10	19d	1	1.45mi
110 Cromwell Pl Unit 2 Dayton, OH	2.0	1.0	1000	$995	$0.99	21d	1	1.45mi
110 Cromwell Pl Dayton, OH	2.0	1.0	1050	$1,100	$1.05	2d	1	1.45mi
62 Bennington Dr Unit 3 Dayton, OH	1.0	1.0	700	$650	$0.93	21d	1	1.46mi
62 W Nottingham Rd Dayton, OH	2.0	1.0	765	$750	$0.98	23d	1	1.46mi
519 Heather Dr Unit 1C Dayton, OH	2.0	2.0	1100	$1,095	$1.00	3d	1	1.46mi

Listing history 2 events

1. 2026-06-19
   remarks 392-char remark
2. 2026-06-19
   listed $1 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,137
• − Mortgage interest: −$6,857
• − Property taxes: −$1,836
• − Insurance: −$612
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$3,561
• Taxable loss: −$2,671
• Est. tax savings @ 24.0%: +$641
• After-tax cash flow: $78/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 — Fort McKinley

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Fort McKinley, OH
• County: Montgomery County · 459,541 people
• Metro: Dayton-Kettering, OH
• Population (ZIP): 19,991
• Household income: $41,796
• Rent vs Own: 52.9% rent · 47.1% own
• Severe rent burden: 1504.0

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 (75%)
• Race & ethnicity: Black 75% White 16% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -113.75%
• Current HPI: 197.1302
• Rent YoY: ▲ 3.03%
• 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

-35.0% since first listed

17 events — show timeline

• 2026-06-18 Listed $1 Cincy MLS
• 2025-12-05 Listing Removed — Cincy MLS
• 2025-12-03 Listed $1 Cincy MLS
• 2023-09-13 Price Changed $13,000 Cincy MLS
• 2023-02-06 Sold (MLS) $13,000 Cincy MLS
• 2023-02-03 Pending — Cincy MLS
• 2023-01-09 Price Changed $17,000 Cincy MLS
• 2023-01-09 Price Changed $16,500 Cincy MLS
• 2022-12-30 Price Changed $17,500 Cincy MLS
• 2022-12-24 Price Changed $18,900 Cincy MLS
• 2022-12-05 Listed $22,500 Cincy MLS
• 2015-04-04 Listing Removed — Dayton MLS
• 2014-10-29 Listed $27,000 Dayton MLS
• 1996-03-25 Sold (Public Records) $44,500 Public Records
• 1996-03-25 Sold (Public Records) $44,500 Public Records
• 1991-03-18 Sold (Public Records) $29,500 Public Records
• 1987-05-20 Sold (Public Records) $20,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,477 · -17.4% YoY. Source: county tax records.