521 W Parkwood Dr · Dayton, OH 45405

$99,900

2 bd · 1.0 ba · 1,342 sqft · SingleFamily public records · 10 Days on market

Built 1919 8,999 sqft lot Est $106k · 6% under

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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
• ARV discount +10.1/15.0
• DSCR +7.4/10.0
• 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

Great rental property or starter home in Upper Riverdale! 3 bedrooms and two full baths with a full semi-finished basement! This home has so much more room than it looks! Most items updated last year before current tenant.

Key facts

• Sizable yard
• Outdoor entertaining
• 8,999 sq ft lot

Tags

• FUNCTIONAL FLOOR PLAN
• SPACIOUS LIVING AREAS
• SIZABLE YARD
• OUTDOOR ENTERTAINING

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: 2-car garage
• Utilities: Public water and sewer implied (utilities section present); Electric service available
• Home design: Single-family residence (multiple stories indicated by main and second level rooms)
• Construction: Brick, frame, and vinyl siding construction
• Exterior features: 50 x 180 lot; Residential zoning

Interior

• Kitchen: Kitchen on main level (11 x 17)
• Bedrooms: Main level bedroom (12 x 12); Second level bedroom (12 x 30); Additional bedroom-sized room (13 x 13) noted among rooms
• Bathrooms: 1 full bathroom (located on the main level)
• Heating & cooling: Central air conditioning; Forced air heating with natural gas
• Interior features: Full, partially finished basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

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 fast (+4.3%/yr); 137 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).

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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $50k; list at $100k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 8.42%
• Cash-on-cash: 7.59%
• DSCR: 1.34
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $106,018
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Valleyview Dr	0.09mi	2/1.0	1,381 (+3%)	1mo	$50,000	$36	90
2032 Rugby Rd	0.24mi	3/1.0 (+1)	1,422 (+6%)	0mo	$44,990	$32	73
423 Sandalwood Dr	0.30mi	3/1.5 (+1)	1,444 (+8%)	1mo	$62,000	$43	66
148 Valleyview Dr	0.13mi	3/1.0 (+1)	1,163 (-13%)	2mo	$125,000	$107	66
69 E Beechwood Ave	0.55mi	3/1.0 (+1)	1,400 (+4%)	1mo	$173,000	$124	61
50 Woodcrest Ave	0.32mi	3/1.0 (+1)	1,500 (+12%)	2mo	$155,000	$103	59
121 E Hillcrest Ave	0.62mi	3/1.0 (+1)	1,402 (+4%)	1mo	$75,000	$53	58
53 E Beechwood Ave	0.52mi	3/2.0 (+1)	1,442 (+8%)	2mo	$163,000	$113	52
1034 Bertram Ave	0.69mi	3/3.0 (+1)	1,326 (-1%)	2mo	$178,000	$134	52
128 E Parkwood Dr	0.64mi	3/1.0 (+1)	1,228 (-8%)	1mo	$29,810	$24	50
2331 Newport Ave	0.61mi	3/1.5 (+1)	1,520 (+13%)	2mo	$85,000	$56	41
212 E Hillcrest Ave	0.74mi	3/1.0 (+1)	1,144 (-15%)	2mo	$90,000	$79	34

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: $-3,529
• Equity at exit: $14,895

10-year hold

• IRR: 7.7%
• Equity multiple: 1.62×
• Total profit: $17,321
• 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: 137
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,034 high
• Mortgage (P&I): −$524
• Tax from tax record: −$74 /mo · $890/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $177

Break-even live

Break-even rent $810

Max offer price $99,900

Occupancy floor 78%

Sensitivity live

Price	-10% $233	-5% $205	+0% $177	+5% $149	+10% $120
Rent	-10% $95	-5% $136	+0% $177	+5% $218	+10% $258
Rate	-1.0pp $227	-0.5pp $202	base $177	+0.5pp $151	+1.0pp $125

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
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	46d	1	0.10mi
412 W Parkwood Dr Unit 1 Dayton, OH	2.0	1.0	900	$875	$0.97	25d	1	0.11mi
2333 Rustic Rd Unit 4 Dayton, OH	2.0	1.0	1000	$840	$0.84	5d	1	0.18mi
2333 Rustic Rd Dayton, OH	2.0	1.0	1000	$840	$0.84	46d	1	0.18mi
628 W Norman Ave Unit 628 Dayton, OH	2.0	1.0	918	$795	$0.87	46d	1	0.25mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	46d	1	0.31mi
1004 W Fairview Ave Dayton, OH	2.0	1.0	1053	$950	$0.90	25d	1	0.33mi
181 W Norman Ave Dayton, OH	3.0	2.0	1228	$1,150	$0.94	46d	1	0.33mi
1008 W Fairview Ave Unit 2 Dayton, OH	1.0	1.0	1007	$800	$0.79	5d	1	0.34mi
26 W Beechwood Ave Dayton, OH	3.0	1.5	1468	$1,050	$0.72	46d	1	0.39mi
167 W Hudson Ave Dayton, OH	3.0	1.5	1344	$1,185	$0.88	46d	1	0.40mi
2247 Salem Ave Unit 2249 Dayton, OH	3.0	1.5	1300	$1,400	$1.08	46d	1	0.44mi
2247 Salem Ave Unit 2247 Dayton, OH	3.0	1.5	1300	$1,350	$1.04	5d	1	0.44mi
2232 Salem Ave Dayton, OH	3.0	1.0	1250	$1,200	$0.96	5d	1	0.45mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	46d	1	0.46mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	5d	1	0.46mi
101 W Norman Ave Unit 101 Dayton, OH	3.0	1.0	1600	$945	$0.59	46d	1	0.46mi
41 W Fairview Ave Unit 2 Dayton, OH	3.0	1.0	1452	$1,200	$0.83	16d	1	0.50mi
1743 Radcliffe Rd Dayton, OH	3.0	1.5	1729	$1,200	$0.69	46d	1	0.51mi
2327 N Main St Unit 2 Dayton, OH	2.0	1.0	900	$1,200	$1.33	25d	1	0.54mi
234 Santa Clara Ave Dayton, OH	3.0	1.0	1368	$1,125	$0.82	46d	1	0.56mi
38 Pointview Ave Dayton, OH	2.0	1.0	1140	$900	$0.79	16d	1	0.56mi
42 Pointview Ave Unit 42 Dayton, OH	3.0	2.0	1240	$1,200	$0.97	5d	1	0.56mi
65 E Maplewood Ave Dayton, OH	2.0	1.0	1064	$723	$0.68	46d	1	0.58mi
265 Victor Ave Dayton, OH	3.0	1.0	1204	$900	$0.75	46d	1	0.62mi
1927 Burroughs Dr Dayton, OH	3.0	2.0	1409	$1,245	$0.88	16d	1	0.64mi
147 Laura Ave Dayton, OH	2.0	1.0	1096	$975	$0.89	25d	1	0.65mi
31 E Norman Ave Dayton, OH	3.0	1.0	1100	$1,150	$1.05	25d	1	0.67mi
152 Laura Ave Dayton, OH	2.0	1.0	990	$895	$0.90	46d	1	0.67mi
101 E Bruce Ave Dayton, OH	3.0	1.0	1455	$1,150	$0.79	5d	1	0.70mi
1004 Linda Vista Ave Unit 1 Dayton, OH	1.0	1.0	1200	$750	$0.62	16d	1	0.73mi
2141 Philadelphia Dr Dayton, OH	3.0	1.0	1736	$1,395	$0.80	46d	1	0.76mi
518 Delaware Ave Dayton, OH	2.0	1.0	1500	$750	$0.50	46d	1	0.76mi
115 E Norman Ave Unit 4 Dayton, OH	1.0	1.0	1000	$750	$0.75	25d	1	0.77mi
220 Fernwood Ave Dayton, OH	2.0	1.0	884	$900	$1.02	5d	1	0.77mi
202 E Bruce Ave Apt 2 Dayton, OH	2.0	1.0	1250	$800	$0.64	25d	1	0.77mi
410 Delaware Ave Dayton, OH	1.0	1.0	975	$650	$0.67	5d	1	0.80mi
317 Fernwood Ave Dayton, OH	3.0	1.0	1320	$1,100	$0.83	13d	1	0.86mi
228 E Siebenthaler Ave Dayton, OH	2.0	1.0	934	$1,200	$1.28	46d	1	0.88mi
1067 Salem Ave Dayton, OH	2.0	1.0	1100	$900	$0.82	46d	1	0.88mi

Listing history 8 events

1. 2026-06-23
   days on market $99,900 Active 10 DOM
2. 2026-06-22
   days on market $99,900 Active 9 DOM
3. 2026-06-18
   days on market $99,900 Active 6 DOM
4. 2026-06-17
   days on market $99,900 Active 5 DOM
5. 2026-06-16
   days on market $99,900 Active 4 DOM
6. 2026-06-15
   days on market $99,900 Active 3 DOM
7. 2026-06-13
   remarks 698-char remark
8. 2026-06-13
   listed $99,900 Active 1 DOM

ⓘ 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: $890 · $74/mo
• Projected year-2 tax: $1,224 · $102/mo
• Expected delta: +$334/yr (+$28/mo · 37.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% 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: $12,403
• − Mortgage interest: −$5,596
• − Property taxes: −$890
• − Insurance: −$500
• − Repairs & maintenance: −$992
• − Management: −$992
• − Depreciation: −$2,906
• Taxable income: $527
• Est. tax owed @ 24.0%: −$126
• After-tax cash flow: $1,996/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

+112.6% since first listed

9 events — show timeline

• 2026-06-12 Listed $99,900 Dayton MLS
• 2020-09-25 Sold (Public Records) $50,000 Public Records
• 2020-09-07 Sold (MLS) $50,000 Dayton MLS
• 2020-09-07 Sold (MLS) $50,000 Dayton MLS
• 2020-07-24 Pending — Dayton MLS
• 2020-07-21 Listed $65,000 Dayton MLS
• 2019-07-18 Sold (Public Records) $170,000 Public Records
• 1992-07-16 Sold (Public Records) $49,000 Public Records
• 1989-10-24 Sold (Public Records) $47,000 Public Records

Property tax history

-5.0%/yr

Latest (2025): $890 · -0.2% YoY. Source: county tax records.