1659 Pell Dr · Dayton, OH 45410

$149,900

2 bd · 1.0 ba · 1,004 sqft · SingleFamily public records · 48 Days on market

Built 1944 5,519 sqft lot $149/sqft · 24% above area Est $168k · 11% 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).

• ARV discount +12.4/15.0
• Cash flow +11.2/30.0
• Rent growth +5.0/5.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the perfect blend of classic charm and modern convenience in this inviting Dayton home. Whether you're looking for your own single family residence, or you're looking for a market ready rental. .. look no further! A lovely front porch and meticulously maintained lawn (with new landscaping and fenced front yard) collectively contribute to the attractive curb appeal, setting the tone for the comfortable living spaces within. Upon entry, a spacious family room presents clean lines, fresh paint, custom window coverings, paddle fan, and abundance of natural light coming from the newer windows. An inviting dining area transitions effortlessly into the oversized kitchen. This kitchen fe

Key facts

• New landscaping
• Fenced front yard
• Spacious family room

Tags

• METICULOUSLY MAINTAINED LAWN
• NEW LANDSCAPING
• FENCED FRONT YARD
• SPACIOUS FAMILY ROOM
• CUSTOM WINDOW COVERINGS
• ABUNDANCE OF NATURAL LIGHT

Property features AI

Finance

• Other: For sale

Exterior

• Parking: Detached one-car garage with garage door opener and storage
• Security: Smoke detectors
• Utilities: Natural gas available; Public water; Sewer available; Cable available
• Home design: Residential property
• Construction: Aluminum and vinyl siding
• Exterior features: Fenced yard; Front porch

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Second-floor bedroom; Main-level bedrooms
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; High-speed internet; Vinyl windows
• Laundry & utility: Basement laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-58 ($-697/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (20.5% below list).
• Recommended offer: $119k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 7.4% in Dayton — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 (+11.4%/yr); 92 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 31% of the median local income ($47k/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 $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 48 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $49k; list at $150k implies a 207% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,231 (20.5% below list)

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. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.66%
• DSCR: 0.93
• GRM: 10.5

CMA / ARV

• ARV (median comp): $168,378
• List price: $149,900
• Delta: -10.97%
• 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
4404 Woodcliffe Ave	0.36mi	2/1.0	990 (-1%)	1mo	$127,500	$129	80
1821 S Smithville Rd	0.54mi	2/1.0	1,060 (+6%)	2mo	$135,000	$127	64
1710 Fauver	0.51mi	2/1.0	1,086 (+8%)	1mo	$159,000	$146	62
2127 Moreland Ave	0.67mi	2/1.0	960 (-4%)	0mo	$134,000	$140	61
3054 Mesmer Ave	0.34mi	2/1.5	1,121 (+12%)	2mo	$130,000	$116	61
4931 Arcadia Blvd	0.57mi	3/2.0 (+1)	1,026 (+2%)	2mo	$210,000	$205	59
4620 Farnham Ave	0.42mi	3/1.0 (+1)	900 (-10%)	1mo	$25,286	$28	57
2735 Argella Ave	0.57mi	3/2.0 (+1)	962 (-4%)	2mo	$165,000	$172	56
1805 Tuttle Ave	0.71mi	2/1.0	1,084 (+8%)	2mo	$30,000	$28	52
1629 John Glenn Rd	0.71mi	3/1.0 (+1)	1,128 (+12%)	1mo	$184,000	$163	41
1912 Tuttle Ave	0.66mi	3/1.0 (+1)	864 (-14%)	3mo	$150,400	$174	38
813 Cosler Dr	0.73mi	3/2.0 (+1)	864 (-14%)	2mo	$212,500	$246	32

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.48×
• Total profit: $-21,692
• Equity at exit: $22,351

10-year hold

• IRR: 1.4%
• Equity multiple: 1.12×
• Total profit: $5,011
• Equity at exit: $12,961

Cash invested: $41,972 (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 45410

• Home prices YoY: -21.4%
• Rents YoY: 11.4%
• Active inventory: 92
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,192 high
• Mortgage (P&I): −$786
• Tax from tax record: −$151 /mo · $1,817/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-58

Break-even live

Break-even rent $1,266

Max offer price $139,642

Occupancy floor 100%

Sensitivity live

Price	-10% $27	-5% $-16	+0% $-58	+5% $-100	+10% $-143
Rent	-10% $-152	-5% $-105	+0% $-58	+5% $-11	+10% $36
Rate	-1.0pp $17	-0.5pp $-20	base $-58	+0.5pp $-97	+1.0pp $-136

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1659 Hearthstone Dr Dayton, OH	3.0	1.0	1102	$1,195	$1.08	3d	1	0.09mi
4500 Elliot Ave Dayton, OH	2.0	1.5	1283	$1,250	$0.97	3d	1	0.16mi
4249 Pleasant View Ave Dayton, OH	3.0	2.0	1440	$1,695	$1.18	44d	1	0.41mi
4253 Pleasant View Ave Dayton, OH	3.0	2.0	1440	$1,695	$1.18	44d	1	0.42mi
3100 Linden Ave Unit 3102 Dayton, OH	2.0	1.0	1035	$995	$0.96	44d	1	0.42mi
1520 S Smithville Rd Dayton, OH	3.0	2.0	1481	$1,345	$0.91	3d	1	0.42mi
1143 Blakley Dr Dayton, OH	3.0	1.0	947	$1,195	$1.26	14d	1	0.51mi
1430 Coventry Rd Dayton, OH	2.0	1.0	1106	$1,125	$1.02	14d	1	0.62mi
1029 Blakley Dr Dayton, OH	3.0	1.0	947	$1,300	$1.37	3d	1	0.63mi
1501 Rausch Ave Dayton, OH	2.0	1.0	865	$800	$0.92	24d	1	0.71mi
1517 Rausch Ave Apt 4 Dayton, OH	2.0	1.0	950	$950	$1.00	3d	1	0.72mi
1905 Coventry Rd Dayton, OH	2.0	1.0	1000	$1,250	$1.25	24d	1	0.72mi
1517 Rausch Ave Dayton, OH	2.0	1.0	950	$950	$1.00	44d	1	0.72mi
2212 Fauver Ave Dayton, OH	3.0	1.0	1300	$1,795	$1.38	44d	1	0.78mi
1354 Ohmer St Unit 1356C Dayton, OH	2.0	2.0	1200	$900	$0.75	44d	1	0.84mi
1354 Ohmer St Unit 1354A Dayton, OH	2.0	1.0	900	$675	$0.75	24d	1	0.84mi
1354 Ohmer St Unit 1354C Dayton, OH	2.0	1.0	900	$700	$0.78	44d	1	0.84mi
1671 Gummer Ave Dayton, OH	2.0	1.0	704	$1,100	$1.56	3d	1	0.85mi
1770 Suman Ave Dayton, OH	2.0	1.0	904	$1,145	$1.27	44d	1	0.85mi
1762 Suman Ave Dayton, OH	2.0	1.0	804	$1,150	$1.43	22d	1	0.85mi
1620 Gummer Ave Dayton, OH	2.0	1.0	875	$950	$1.09	3d	1	0.86mi
706 Kolping Ave Unit 706 Dayton, OH	3.0	1.5	1172	$1,300	$1.11	3d	1	0.88mi
854 Santa Cruz Ave Dayton, OH	3.0	1.0	1060	$1,300	$1.23	44d	1	0.89mi
1704 Huffman Ave Unit 1706 Huffman Dayton, OH	2.0	1.0	896	$900	$1.00	3d	1	0.94mi
2029 Brookline Ave Dayton, OH	2.0	1.0	990	$1,270	$1.28	14d	1	0.98mi
517 Mertland Ave Dayton, OH	2.0	1.0	876	$875	$1.00	14d	1	0.98mi
515 Mertland Ave Dayton, OH	2.0	1.0	876	$950	$1.08	24d	1	0.99mi
2526 Kennedy Ave Dayton, OH	3.0	1.0	1232	$1,300	$1.06	44d	1	1.02mi
2306 Alice St Dayton, OH	3.0	1.0	918	$1,200	$1.31	3d	1	1.02mi
5345 Middlebury Rd Dayton, OH	3.0	1.0	864	$1,600	$1.85	44d	1	1.04mi
1371 Florence St Dayton, OH	2.0	1.0	850	$800	$0.94	3d	1	1.06mi
4644 Burkhardt Ave Dayton, OH	1.0–2.0	1.0	725	$1,095	$1.51	3d	9	1.09mi
2012 Saint Charles Ave Dayton, OH	2.0	1.0	945	$1,250	$1.32	44d	1	1.11mi
1300 Chardon Ct Dayton, OH	2.0	1.0	970	$1,200	$1.24	3d	1	1.13mi
1356 Huffman Ave Unit 1356 Dayton, OH	2.0	1.0	864	$975	$1.13	44d	1	1.15mi
531 S Hayden Ave Dayton, OH	3.0	1.0	1200	$1,325	$1.10	11d	1	1.16mi
2416 Brookline Ave Dayton, OH	2.0	1.0	806	$895	$1.11	3d	1	1.17mi
906 Nordale Ave Dayton, OH	3.0	2.0	1262	$2,200	$1.74	44d	1	1.18mi
4403 Burkhardt Ave Dayton, OH	3.0	1.0–2.0	800	$933	$1.17	3d	1	1.22mi
637 Creighton Ave Dayton, OH	3.0	1.0	1144	$1,350	$1.18	14d	1	1.24mi

Listing history 18 events

1. 2026-06-18
   days on market $149,900 Active 48 DOM
2. 2026-06-17
   price $149,900 Active 47 DOM
3. 2026-06-17
   days on market $159,900 Active 47 DOM
4. 2026-06-16
   days on market $159,900 Active 46 DOM
5. 2026-06-15
   days on market $159,900 Active 45 DOM
6. 2026-06-14
   days on market $159,900 Active 43 DOM
7. 2026-06-13
   days on market $159,900 Active 42 DOM
8. 2026-06-10
   days on market $159,900 Active 40 DOM
9. 2026-06-09
   days on market $159,900 Active 39 DOM
10. 2026-06-08
    days on market $159,900 Active 38 DOM
11. 2026-06-07
    days on market $159,900 Active 37 DOM
12. 2026-06-05
    days on market $159,900 Active 34 DOM
13. 2026-06-03
    days on market $159,900 Active 33 DOM
14. 2026-06-02
    days on market $159,900 Active 32 DOM
15. 2026-06-01
    days on market $159,900 Active 31 DOM
16. 2026-05-31
    days on market $159,900 Active 30 DOM
17. 2026-05-01
    listed $159,900 Active 1574-char remark
18. 1993-11-04
    soldstatus $48,880

ⓘ 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: $1,817 · $151/mo
• Projected year-2 tax: $2,078 · $173/mo
• Expected delta: +$261/yr (+$22/mo · 14.3%)

ⓘ 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,308
• − Mortgage interest: −$8,397
• − Property taxes: −$1,817
• − Insurance: −$750
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − Depreciation: −$4,361
• Taxable loss: −$3,306
• Est. tax savings @ 24.0%: +$793
• After-tax cash flow: $97/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): 14,694
• Household income: $46,651
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 961.0

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 (71%)
• Race & ethnicity: White 71% Black 15% Hispanic / Latino 7% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 2% Iranian 2% Slovak 2%
• Foreign-born: 5% · Canada, United Kingdom
• Languages at home: 91% English-only · Spanish 6% Tagalog/Filipino 1% 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: ▼ -100.61%
• Current HPI: 369.3938
• Rent YoY: ▲ 11.37%
• 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

+206.7% since first listed

3 events — show timeline

• 2026-06-17 Price Changed $149,900 Dayton MLS
• 2026-05-01 Listed $159,900 Dayton MLS
• 1993-11-04 Sold (Public Records) $48,880 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,817 · -0.2% YoY. Source: county tax records.