532 Deeds Ave · Dayton, OH 45404

$85,000

2 bd · 1.0 ba · 850 sqft · SingleFamily public records · 33 Days on market

Built 1933 3,994 sqft lot Est $89k · at est.

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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 +25.9/30.0
• ARV discount +9.6/15.0
• DSCR +8.7/10.0
• 1% rule +6.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention Investors, take a look at this income producing property to add to your portfolio. This 2-bed 1- bath property has had several updates, and is currently being rented with long term tenants for $ 1,100 per month. do not let this one pass you buy. This property comes with new flooring, updated plumbing, and Hvac sytem. schedule your showing today. Property being sold as is. Seller will make no repairs. Rely on your own Inspections

Key facts

• Functional vanity
• Ample natural light
• Durable flooring

Tags

• CLASSIC ARCHITECTURE
• TWO STORY BRICK RESIDENCE
• EFFICIENT KITCHEN
• DURABLE FLOORING
• AMPLE NATURAL LIGHT
• FUNCTIONAL VANITY

Property features AI

Finance

• Other: No additional financial details provided
• Financial info: Property is for sale
• HOA & community: No HOA details provided

Exterior

• Parking: Detached 2-car garage
• Security: No security details provided
• Utilities: Has heating
• Home design: 2-story frame house
• Construction: Frame construction
• Exterior features: Residential lot

Interior

• Kitchen: No kitchen details provided
• Bedrooms: No bedroom details provided
• Flooring: No flooring details provided
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating
• Interior features: Crawl space basement; Total of 4 rooms
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($962 rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 7.4% in Dayton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 66 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $588 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

• It's been on market 33 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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 $57k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1933 — 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: 1.13% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.57%
• DSCR: 1.47
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $89,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1702 Leonhard St	0.26mi	2/1.0	886 (+4%)	15mo	$85,000	$96	68
510 Maryland Ave	0.15mi	3/1.0 (+1)	827 (-3%)	20mo	$69,000	$83	67
121 Grove Ave	0.27mi	2/1.0	896 (+5%)	15mo	$100,000	$112	66
637 Willow St	0.51mi	2/1.0	896 (+5%)	2mo	$40,000	$45	66
1626 Leo St	0.30mi	2/1.0	792 (-7%)	22mo	$88,000	$111	56
1266 Deeds Ave	0.44mi	2/1.0	763 (-10%)	9mo	$80,000	$105	55
415 Deeds Ave	0.13mi	1/1.0 (-1)	936 (+10%)	21mo	$37,295	$40	55
1527 Leo St	0.27mi	2/1.0	728 (-14%)	11mo	$42,000	$58	54
36 Baltimore St	0.37mi	3/1.0 (+1)	962 (+13%)	8mo	$140,000	$146	49
2056 Stegman Ave	0.71mi	2/1.0	728 (-14%)	0mo	$117,000	$161	43
18 Macready Ave	0.67mi	2/1.0	802 (-6%)	21mo	$105,000	$131	42
22 Macready Ave	0.67mi	2/1.0	748 (-12%)	21mo	$63,000	$84	31

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-435
• Equity at exit: $12,674

10-year hold

• IRR: 9.2%
• Equity multiple: 1.70×
• Total profit: $16,774
• Equity at exit: $7,349

Cash invested: $23,800 (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 45404

• Home prices YoY: -24.2%
• Active inventory: 66
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $962 high
• Mortgage (P&I): −$446
• Tax from tax record: −$69 /mo · $827/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $210

Break-even live

Break-even rent $696

Max offer price $85,000

Occupancy floor 73%

Sensitivity live

Price	-10% $258	-5% $234	+0% $210	+5% $186	+10% $161
Rent	-10% $134	-5% $172	+0% $210	+5% $248	+10% $286
Rate	-1.0pp $252	-0.5pp $231	base $210	+0.5pp $188	+1.0pp $165

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
623 Troy St Unit A Dayton, OH	1.0	1.0	550	$695	$1.26	44d	1	0.17mi
623 Troy St Unit D Dayton, OH	1.0	1.0	550	$725	$1.32	3d	1	0.17mi
163 Grove Ave Unit 163 Dayton, OH	3.0	1.0	1000	$950	$0.95	44d	1	0.23mi
528 Troy St Unit B Dayton, OH	1.0	1.0	850	$750	$0.88	24d	1	0.26mi
78 Notre Dame Ave Unit A Dayton, OH	3.0	1.0	1015	$1,025	$1.01	44d	1	0.28mi
502 Hart St Unit 504 Dayton, OH	1.0	1.0	900	$700	$0.78	44d	1	0.36mi
224 Deeds Ave Dayton, OH	2.0	1.0	1124	$950	$0.85	24d	1	0.40mi
451 Hunter Ave Dayton, OH	2.0	1.0	974	$800	$0.82	24d	1	0.55mi
2034 Leo St Dayton, OH	2.0	1.0	888	$1,100	$1.24	22d	1	0.59mi
809 Herman Ave Dayton, OH	2.0	1.0	747	$700	$0.94	4d	1	0.70mi
204 Sears St Dayton, OH	3.0	1.0–2.5	1124	$2,228	$1.98	3d	10	1.16mi
112 Webster St Dayton, OH	2.0	1.0–2.0	802	$2,198	$2.74	3d	63	1.20mi
329 E 1st St Dayton, OH	1.0	1.0	832	$1,405	$1.69	3d	15	1.25mi
307 E 1st St Dayton, OH	1.0	1.0	483	$1,270	$2.63	3d	9	1.27mi
29 N Garfield St Dayton, OH	3.0	1.0	1092	$1,000	$0.92	24d	1	1.28mi
22 Emmet St Unit 10 Dayton, OH	1.0	1.0	650	$895	$1.38	44d	1	1.30mi
35 Neal Ave Dayton, OH	2.0	1.0	728	$875	$1.20	24d	1	1.31mi
140 E Monument Ave Dayton, OH	3.0	1.0–2.0	1048	$1,952	$1.86	3d	11	1.33mi
44 5 Oaks Ave Unit 2 Dayton, OH	2.0	1.0	700	$800	$1.14	44d	1	1.37mi
500 E 3rd St Dayton, OH	1.0–2.0	1.0–2.0	935	$1,660	$1.78	4d	16	1.44mi
605 Forest Ave Dayton, OH	2.0	1.0	978	$650	$0.66	24d	1	1.46mi
100 N Jefferson St Dayton, OH	1.0–2.0	1.0–2.0	800	$1,532	$1.92	4d	11	1.48mi

Listing history 39 events

1. 2026-06-18
   days on market $85,000 Active 33 DOM
2. 2026-06-17
   days on market $85,000 Active 32 DOM
3. 2026-06-16
   days on market $85,000 Active 31 DOM
4. 2026-06-15
   days on market $85,000 Active 30 DOM
5. 2026-06-14
   days on market $85,000 Active 28 DOM
6. 2026-06-13
   days on market $85,000 Active 27 DOM
7. 2026-06-10
   days on market $85,000 Active 25 DOM
8. 2026-06-09
   days on market $85,000 Active 24 DOM
9. 2026-06-08
   days on market $85,000 Active 23 DOM
10. 2026-06-07
    days on market $85,000 Active 22 DOM
11. 2026-06-05
    days on market $85,000 Active 19 DOM
12. 2026-06-03
    days on market $85,000 Active 18 DOM
13. 2026-06-02
    days on market $85,000 Active 17 DOM
14. 2026-06-01
    days on market $85,000 Active 16 DOM
15. 2026-05-31
    days on market $85,000 Active 15 DOM
16. 2026-05-15
    listed $85,000 Active
17. 2026-03-31
    historical $850
18. 2026-03-16
    listed $850
19. 2024-12-30
    historical $900
20. 2024-12-05
    listed $900
21. 2024-11-16
    historical $900
22. 2024-08-07
    listed $900
23. 2024-05-03
    historical $900
24. 2024-03-26
    listed $900
25. 2024-01-25
    soldstatus $57,000
26. 2024-01-05
    soldstatus $57,000 Closed 442-char remark

    Show marketing remark (442 chars)

    Attention Investors, take a look at this income producing property to add to your portfolio. This 2-bed 1- bath property has had several updates, and is currently being rented with long term tenants for $ 1,100 per month. do not let this one pass you buy. This property comes with new flooring, updated plumbing, and Hvac sytem. schedule your showing today. Property being sold as is. Seller will make no repairs. Rely on your own Inspections

27. 2024-01-05
    soldstatus $57,000 Sold 442-char remark

    Show marketing remark (442 chars)

    Attention Investors, take a look at this income producing property to add to your portfolio. This 2-bed 1- bath property has had several updates, and is currently being rented with long term tenants for $ 1,100 per month. do not let this one pass you buy. This property comes with new flooring, updated plumbing, and Hvac sytem. schedule your showing today. Property being sold as is. Seller will make no repairs. Rely on your own Inspections

28. 2023-11-29
    historical Active/Pending 442-char remark

    Show marketing remark (442 chars)

    Attention Investors, take a look at this income producing property to add to your portfolio. This 2-bed 1- bath property has had several updates, and is currently being rented with long term tenants for $ 1,100 per month. do not let this one pass you buy. This property comes with new flooring, updated plumbing, and Hvac sytem. schedule your showing today. Property being sold as is. Seller will make no repairs. Rely on your own Inspections

29. 2023-11-28
    price $75,000 442-char remark

    Show marketing remark (442 chars)

    Attention Investors, take a look at this income producing property to add to your portfolio. This 2-bed 1- bath property has had several updates, and is currently being rented with long term tenants for $ 1,100 per month. do not let this one pass you buy. This property comes with new flooring, updated plumbing, and Hvac sytem. schedule your showing today. Property being sold as is. Seller will make no repairs. Rely on your own Inspections

30. 2023-11-18
    price $79,000 442-char remark

    Show marketing remark (442 chars)

    Attention Investors, take a look at this income producing property to add to your portfolio. This 2-bed 1- bath property has had several updates, and is currently being rented with long term tenants for $ 1,100 per month. do not let this one pass you buy. This property comes with new flooring, updated plumbing, and Hvac sytem. schedule your showing today. Property being sold as is. Seller will make no repairs. Rely on your own Inspections

31. 2023-11-06
    price $80,000 442-char remark

    Show marketing remark (442 chars)

    Attention Investors, take a look at this income producing property to add to your portfolio. This 2-bed 1- bath property has had several updates, and is currently being rented with long term tenants for $ 1,100 per month. do not let this one pass you buy. This property comes with new flooring, updated plumbing, and Hvac sytem. schedule your showing today. Property being sold as is. Seller will make no repairs. Rely on your own Inspections

32. 2023-10-20
    price $85,000 442-char remark

    Show marketing remark (442 chars)

    Attention Investors, take a look at this income producing property to add to your portfolio. This 2-bed 1- bath property has had several updates, and is currently being rented with long term tenants for $ 1,100 per month. do not let this one pass you buy. This property comes with new flooring, updated plumbing, and Hvac sytem. schedule your showing today. Property being sold as is. Seller will make no repairs. Rely on your own Inspections

33. 2023-10-16
    status Active 442-char remark

    Show marketing remark (442 chars)

    Attention Investors, take a look at this income producing property to add to your portfolio. This 2-bed 1- bath property has had several updates, and is currently being rented with long term tenants for $ 1,100 per month. do not let this one pass you buy. This property comes with new flooring, updated plumbing, and Hvac sytem. schedule your showing today. Property being sold as is. Seller will make no repairs. Rely on your own Inspections

34. 2023-10-05
    historical Active/Pending 442-char remark

    Show marketing remark (442 chars)

    Attention Investors, take a look at this income producing property to add to your portfolio. This 2-bed 1- bath property has had several updates, and is currently being rented with long term tenants for $ 1,100 per month. do not let this one pass you buy. This property comes with new flooring, updated plumbing, and Hvac sytem. schedule your showing today. Property being sold as is. Seller will make no repairs. Rely on your own Inspections

35. 2023-09-22
    price $89,900 442-char remark

    Show marketing remark (442 chars)

    Attention Investors, take a look at this income producing property to add to your portfolio. This 2-bed 1- bath property has had several updates, and is currently being rented with long term tenants for $ 1,100 per month. do not let this one pass you buy. This property comes with new flooring, updated plumbing, and Hvac sytem. schedule your showing today. Property being sold as is. Seller will make no repairs. Rely on your own Inspections

36. 2023-09-06
    price $99,900 442-char remark

    Show marketing remark (442 chars)

    Attention Investors, take a look at this income producing property to add to your portfolio. This 2-bed 1- bath property has had several updates, and is currently being rented with long term tenants for $ 1,100 per month. do not let this one pass you buy. This property comes with new flooring, updated plumbing, and Hvac sytem. schedule your showing today. Property being sold as is. Seller will make no repairs. Rely on your own Inspections

37. 2023-09-05
    listed $99 Active 442-char remark

    Show marketing remark (442 chars)

    Attention Investors, take a look at this income producing property to add to your portfolio. This 2-bed 1- bath property has had several updates, and is currently being rented with long term tenants for $ 1,100 per month. do not let this one pass you buy. This property comes with new flooring, updated plumbing, and Hvac sytem. schedule your showing today. Property being sold as is. Seller will make no repairs. Rely on your own Inspections

38. 1997-08-13
    soldstatus $15,000
39. 1997-08-13
    soldstatus $15,000

ⓘ 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: $827 · $69/mo
• Projected year-2 tax: $1,076 · $90/mo
• Expected delta: +$250/yr (+$21/mo · 30.2%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,539
• − Mortgage interest: −$4,761
• − Property taxes: −$827
• − Insurance: −$425
• − Repairs & maintenance: −$923
• − Management: −$923
• − Depreciation: −$2,473
• Taxable income: $1,207
• Est. tax owed @ 24.0%: −$290
• After-tax cash flow: $2,225/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): 9,826
• Household income: $38,874
• Rent vs Own: 55.9% rent · 44.1% own
• Severe rent burden: 702.0

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 (70%)
• Race & ethnicity: White 70% Black 19% Two or more races 7% Hispanic / Latino 4% Asian 1%
• Common ancestry: Iranian 3% Slovak 2% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 4% Arabic 4% Other Asian/Pacific 3%

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: ▼ -67.48%
• Current HPI: 210.9571
• Rent YoY: —
• 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

+466.7% since first listed

24 events — show timeline

• 2026-05-15 Listed $85,000 Dayton MLS
• 2026-03-31 Rental Removed $850 DAYTONMLS
• 2026-03-16 Listed for Rent $850 DAYTONMLS
• 2024-12-30 Rental Removed $900 DAYTONMLS
• 2024-12-05 Listed for Rent $900 DAYTONMLS
• 2024-11-16 Rental Removed $900 DAYTONMLS
• 2024-08-07 Listed for Rent $900 DAYTONMLS
• 2024-05-03 Rental Removed $900 DAYTONMLS
• 2024-03-26 Listed for Rent $900 DAYTONMLS
• 2024-01-25 Sold (Public Records) $57,000 Public Records
• 2024-01-05 Sold (MLS) $57,000 Dayton MLS
• 2024-01-05 Sold (MLS) $57,000 Dayton MLS
• 2023-11-29 Contingent — Dayton MLS
• 2023-11-28 Price Changed $75,000 Dayton MLS
• 2023-11-18 Price Changed $79,000 Dayton MLS
• 2023-11-06 Price Changed $80,000 Dayton MLS
• 2023-10-20 Price Changed $85,000 Dayton MLS
• 2023-10-16 Relisted — Dayton MLS
• 2023-10-05 Contingent — Dayton MLS
• 2023-09-22 Price Changed $89,900 Dayton MLS
• 2023-09-06 Price Changed $99,900 Dayton MLS
• 2023-09-05 Listed $99 Dayton MLS
• 1997-08-13 Sold (Public Records) $15,000 Public Records
• 1997-08-13 Sold (Public Records) $15,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $827 · +2.0% YoY. Source: county tax records.