1712 Manor Pl · Dayton, OH 45406

$74,900

3 bd · 1.0 ba · 1,435 sqft · SingleFamily public records · 64 Days on market

Built 1930 4,400 sqft lot $52/sqft · 15% below area Est $88k · 15% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +14.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Act Fast! This home has a plethora of new updates, including but not limited to brand new HVAC, electrical systems, windows, PVC drains, and PEX waterlines. This space has been cleared out and is primed for your finishing touches. Don't miss the opportunity to make it yours!

Key facts

• 4,400 sq ft lot
• 2 garage spots
• Built 1930

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 7.3% in Dayton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 (+3.0%/yr); 156 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); 60% 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 33% of the median local income ($42k/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 $518 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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: 1.54% ✓
• Cap rate: 12.99%
• Cash-on-cash: 23.91%
• DSCR: 2.06
• GRM: 5.4

CMA / ARV

• ARV (median comp): $88,034
• List price: $74,900
• Delta: -14.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2032 Rugby Rd	0.34mi	3/1.0	1,422 (-1%)	0mo	$44,990	$32	82
1516 Kumler Ave	0.28mi	3/1.5	1,516 (+6%)	1mo	$100,000	$66	75
17 Marie Ave	0.49mi	4/1.5 (+1)	1,424 (-1%)	0mo	$70,000	$49	69
117 Valleyview Dr	0.54mi	2/1.0 (-1)	1,381 (-4%)	1mo	$50,000	$36	63
50 Woodcrest Ave	0.64mi	3/1.0	1,500 (+4%)	2mo	$155,000	$103	61
23 W Norman Ave	0.73mi	3/1.0	1,472 (+3%)	3mo	$39,000	$26	59
2239 Mayfair Rd	0.58mi	3/2.0	1,489 (+4%)	4mo	$38,940	$26	59
1204 Kenyon Pl	0.38mi	3/1.0	1,256 (-12%)	3mo	$80,000	$64	59
2042 Rugby Rd	0.36mi	3/2.0	1,287 (-10%)	4mo	$120,000	$93	59
202 Santa Clara Ave	0.55mi	3/1.0	1,302 (-9%)	4mo	$125,400	$96	56
1312 Earlham Dr	0.32mi	2/2.0 (-1)	1,228 (-14%)	3mo	$103,500	$84	49
409 Kenilworth Ave	0.71mi	3/1.5	1,596 (+11%)	2mo	$142,700	$89	44

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: 17.1%
• Equity multiple: 1.69×
• Total profit: $14,511
• Equity at exit: $11,168

10-year hold

• IRR: 25.7%
• Equity multiple: 3.24×
• Total profit: $47,055
• Equity at exit: $6,476

Cash invested: $20,972 (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 45406

• Rents YoY: 3.0%
• Active inventory: 156
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,154 high
• Mortgage (P&I): −$393
• Tax from tax record: −$70 /mo · $841/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $418

Break-even live

Break-even rent $625

Max offer price $74,900

Occupancy floor 59%

Sensitivity live

Price	-10% $460	-5% $439	+0% $418	+5% $397	+10% $375
Rent	-10% $327	-5% $372	+0% $418	+5% $463	+10% $509
Rate	-1.0pp $456	-0.5pp $437	base $418	+0.5pp $398	+1.0pp $379

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1743 Radcliffe Rd Dayton, OH	3.0	1.5	1729	$1,200	$0.69	45d	1	0.04mi
628 W Norman Ave Unit 628 Dayton, OH	2.0	1.0	918	$795	$0.87	45d	1	0.26mi
2232 Salem Ave Dayton, OH	3.0	1.0	1250	$1,200	$0.96	4d	1	0.37mi
2247 Salem Ave Unit 2247 Dayton, OH	3.0	1.5	1300	$1,350	$1.04	4d	1	0.41mi
2247 Salem Ave Unit 2249 Dayton, OH	3.0	1.5	1300	$1,400	$1.08	45d	1	0.41mi
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	45d	1	0.45mi
265 Victor Ave Dayton, OH	3.0	1.0	1204	$900	$0.75	45d	1	0.46mi
1927 Burroughs Dr Dayton, OH	3.0	2.0	1409	$1,245	$0.88	15d	1	0.46mi
1378 Cory Dr Dayton, OH	2.0	1.0	1300	$975	$0.75	45d	1	0.48mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	45d	1	0.48mi
412 W Parkwood Dr Unit 1 Dayton, OH	2.0	1.0	900	$875	$0.97	24d	1	0.50mi
167 W Hudson Ave Dayton, OH	3.0	1.5	1344	$1,185	$0.88	45d	1	0.50mi
181 W Norman Ave Dayton, OH	3.0	2.0	1228	$1,150	$0.94	45d	1	0.50mi
518 Delaware Ave Dayton, OH	2.0	1.0	1500	$750	$0.50	45d	1	0.51mi
234 Santa Clara Ave Dayton, OH	3.0	1.0	1368	$1,125	$0.82	45d	1	0.51mi
1225 Amherst Pl Dayton, OH	3.0	1.0	1548	$1,300	$0.84	15d	1	0.52mi
1004 W Fairview Ave Dayton, OH	2.0	1.0	1053	$950	$0.90	24d	1	0.52mi
1067 Salem Ave Dayton, OH	2.0	1.0	1100	$900	$0.82	45d	1	0.55mi
1067 Salem Ave Unit 3 Dayton, OH	2.0	1.5	1100	$900	$0.82	45d	1	0.55mi
1067 Salem Ave Unit 2 Dayton, OH	2.0	1.5	1100	$900	$0.82	45d	1	0.55mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	4d	1	0.60mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	45d	1	0.60mi
1019 Cherry Dr Dayton, OH	4.0	1.0	1057	$1,125	$1.06	45d	1	0.62mi
101 W Norman Ave Unit 101 Dayton, OH	3.0	1.0	1600	$945	$0.59	45d	1	0.64mi
2333 Rustic Rd Dayton, OH	2.0	1.0	1000	$840	$0.84	45d	1	0.66mi
2333 Rustic Rd Unit 4 Dayton, OH	2.0	1.0	1000	$840	$0.84	4d	1	0.66mi
41 W Fairview Ave Unit 2 Dayton, OH	3.0	1.0	1452	$1,200	$0.83	15d	1	0.73mi
2141 Philadelphia Dr Dayton, OH	3.0	1.0	1736	$1,395	$0.80	45d	1	0.74mi
942 Harvard Blvd Dayton, OH	3.0	2.0	1596	$1,200	$0.75	4d	1	0.78mi
2327 N Main St Unit 2 Dayton, OH	2.0	1.0	900	$1,200	$1.33	24d	1	0.78mi
26 W Beechwood Ave Dayton, OH	3.0	1.5	1468	$1,050	$0.72	45d	1	0.84mi
338 Kenwood Ave Dayton, OH	3.0	1.5	1512	$1,195	$0.79	45d	1	0.86mi
424 Lexington Ave Dayton, OH	3.0	2.0	1536	$1,025	$0.67	45d	1	0.87mi
31 E Norman Ave Dayton, OH	3.0	1.0	1100	$1,150	$1.05	24d	1	0.87mi
905 Neal Ave Dayton, OH	2.0	1.0	950	$750	$0.79	24d	1	0.90mi
905 Neal Ave Dayton, OH	3.0	1.0	1100	$850	$0.77	45d	1	0.90mi
3207 Cornell Dr Dayton, OH	3.0	1.0	1168	$1,000	$0.86	4d	1	0.93mi
3311 Otterbein Ave Dayton, OH	3.0	1.5	1004	$1,300	$1.29	12d	1	0.96mi
1011 N Broadway St Dayton, OH	3.0	1.5	1700	$950	$0.56	45d	1	0.98mi
1045 Philadelphia Dr Dayton, OH	2.0	1.0	1290	$1,150	$0.89	4d	1	0.99mi

Listing history 24 events

1. 2026-06-18
   days on market $74,900 Active 64 DOM
2. 2026-06-17
   days on market $74,900 Active 63 DOM
3. 2026-06-16
   days on market $74,900 Active 62 DOM
4. 2026-06-15
   days on market $74,900 Active 61 DOM
5. 2026-06-14
   days on market $74,900 Active 59 DOM
6. 2026-06-13
   days on market $74,900 Active 58 DOM
7. 2026-06-10
   days on market $74,900 Active 56 DOM
8. 2026-06-09
   days on market $74,900 Active 55 DOM
9. 2026-06-08
   days on market $74,900 Active 54 DOM
10. 2026-06-07
    days on market $74,900 Active 53 DOM
11. 2026-06-05
    days on market $74,900 Active 50 DOM
12. 2026-06-03
    days on market $74,900 Active 49 DOM
13. 2026-06-02
    days on market $74,900 Active 48 DOM
14. 2026-06-01
    days on market $74,900 Active 47 DOM
15. 2026-05-31
    days on market $74,900 Active 46 DOM
16. 2026-05-05
    price $74,900 275-char remark

    Show marketing remark (275 chars)

    Act Fast! This home has a plethora of new updates, including but not limited to brand new HVAC, electrical systems, windows, PVC drains, and PEX waterlines. This space has been cleared out and is primed for your finishing touches. Don't miss the opportunity to make it yours!

17. 2026-04-15
    listed $84,900 Active 275-char remark

    Show marketing remark (275 chars)

    Act Fast! This home has a plethora of new updates, including but not limited to brand new HVAC, electrical systems, windows, PVC drains, and PEX waterlines. This space has been cleared out and is primed for your finishing touches. Don't miss the opportunity to make it yours!

18. 2025-06-13
    soldstatus $58,000 Closed 206-char remark

    Show marketing remark (206 chars)

    INVESTORS SPECIAL - will require a complete rehab - cash buyers only. This home is located just off Salem on Manor Place. Stately looking 2 story home which can become grand again! No utilities in service.

19. 2025-05-23
    status Pending 206-char remark

    Show marketing remark (206 chars)

    INVESTORS SPECIAL - will require a complete rehab - cash buyers only. This home is located just off Salem on Manor Place. Stately looking 2 story home which can become grand again! No utilities in service.

20. 2025-05-19
    listed $50,000 Active 206-char remark

    Show marketing remark (206 chars)

    INVESTORS SPECIAL - will require a complete rehab - cash buyers only. This home is located just off Salem on Manor Place. Stately looking 2 story home which can become grand again! No utilities in service.

21. 2018-09-26
    historical
22. 2018-03-26
    listed $36,900 Active
23. 1997-06-26
    soldstatus $75,000
24. 1989-12-26
    soldstatus $50,700

ⓘ 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: $841 · $70/mo
• Projected year-2 tax: $1,005 · $84/mo
• Expected delta: +$164/yr (+$14/mo · 19.5%)

ⓘ 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: $13,851
• − Mortgage interest: −$4,196
• − Property taxes: −$841
• − Insurance: −$374
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$2,179
• Taxable income: $4,045
• Est. tax owed @ 24.0%: −$971
• After-tax cash flow: $4,043/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): 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

+47.7% since first listed

9 events — show timeline

• 2026-05-05 Price Changed $74,900 Dayton MLS
• 2026-04-15 Listed $84,900 Dayton MLS
• 2025-06-13 Sold (MLS) $58,000 Dayton MLS
• 2025-05-23 Pending — Dayton MLS
• 2025-05-19 Listed $50,000 Dayton MLS
• 2018-09-26 Listing Removed — Dayton MLS
• 2018-03-26 Listed $36,900 Dayton MLS
• 1997-06-26 Sold (Public Records) $75,000 Public Records
• 1989-12-26 Sold (Public Records) $50,700 Public Records

Property tax history

-3.4%/yr

Latest (2025): $841 · -2.3% YoY. Source: county tax records.