1310 W Hillcrest Ave · Dayton, OH 45406

$69,990

2 bd · 1.0 ba · 1,138 sqft · SingleFamily public records · 5 Days on market

Built 1923 7,645 sqft lot Est $135k · 48% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

This warm spirited 1920’s bungalow is a true standout offering unmatched character and a long list of major updates. A columned front porch & inviting porch swing are 1st to welcome you to this beauty in Dayton’s Fairview Neighborhood. Step inside and discover spacious rooms, gorgeous natural woodwork, unique paneled doors, a mantled fireplace and oh so much character! Notable upgrades include dimensional roofing, vinyl replacement windows, newer entry/exit doors, electrical panel, newer furnace and glass block basement windows. Plush, neutral carpeting protects original hardwood floors in the main living areas while an ornate chandelier centers the formal dining room comp

Key facts

• Dimensional roofing
• Columned front porch
• Porch swing

Tags

• COLUMNED FRONT PORCH
• PORCH SWING
• DIMENSIONAL ROOFING
• VINYL REPLACEMENT WINDOWS
• NEWER ENTRY EXIT DOORS
• ELECTRICAL PANEL

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Utilities: Natural gas available; Public water; Sewer available (storm sewer)
• Home design: Bungalow-style home; Single-story
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Deck; Patio; Porch; Fenced yard; Storage shed(s)

Interior

• Kitchen: Kitchen on main level; Dishwasher; Range; Refrigerator; Pantry
• Bedrooms: Two main-level bedrooms; Two basement bonus rooms (13 x 11 and 12 x 10)
• Flooring: Laminate countertops mentioned (flooring type not specified)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Vinyl window frames; Laminate countertops; Pantry; Full basement, partially finished; Gas fireplace (one)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($989 rent vs $70k).
• Cap rate 12.6% vs local median 7.4% 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 at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $484 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 $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $70k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,990

Questions for the listing agent

1. Built in 1923 — 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: 1.41% ✓
• Cap rate: 12.57%
• Cash-on-cash: 22.41%
• DSCR: 2.00
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $135,422
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2822 W Hillcrest Ave	0.17mi	3/1.5 (+1)	1,056 (-7%)	2mo	$135,400	$128	71
2311 Alpine Way	0.67mi	3/2.0 (+1)	1,155 (+2%)	10mo	$84,000	$73	48
103 Odlin Ave	0.75mi	3/1.5 (+1)	1,150 (+1%)	11mo	$143,700	$125	47
1906 Kensington Dr	0.64mi	3/1.0 (+1)	1,034 (-9%)	5mo	$82,000	$79	46
3921 Middlehurst Ln	0.67mi	3/1.0 (+1)	1,020 (-10%)	4mo	$120,000	$118	43
3920 Prescott Ave	0.70mi	3/1.0 (+1)	1,020 (-10%)	3mo	$50,000	$49	43
2134 Kipling Dr	0.50mi	3/1.5 (+1)	1,008 (-11%)	12mo	$120,000	$119	41
2302 Rustic Rd	0.65mi	3/1.5 (+1)	990 (-13%)	0mo	$142,000	$143	40
2042 Rugby Rd	0.64mi	3/2.0 (+1)	1,287 (+13%)	4mo	$120,000	$93	36
1915 Malvern Ave	0.61mi	3/1.0 (+1)	984 (-14%)	10mo	$80,000	$81	36
624 Cherry Dr	0.70mi	3/1.5 (+1)	1,260 (+11%)	9mo	$187,500	$149	35
2362 Alpine Way	0.68mi	3/1.0 (+1)	990 (-13%)	10mo	$130,000	$131	33

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: 15.2%
• Equity multiple: 1.61×
• Total profit: $11,966
• Equity at exit: $10,436

10-year hold

• IRR: 23.9%
• Equity multiple: 3.06×
• Total profit: $40,440
• Equity at exit: $6,051

Cash invested: $19,597 (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: 5.9×

Monthly cashflow live

• Estimated rent: $989 high
• Mortgage (P&I): −$367
• Tax from tax record: −$19 /mo · $226/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $366

Break-even live

Break-even rent $525

Max offer price $69,990

Occupancy floor 58%

Sensitivity live

Price	-10% $406	-5% $386	+0% $366	+5% $346	+10% $326
Rent	-10% $288	-5% $327	+0% $366	+5% $405	+10% $444
Rate	-1.0pp $401	-0.5pp $384	base $366	+0.5pp $348	+1.0pp $329

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: $17,498
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
829 Uhrig Ave Unit 3 Dayton, OH	2.0	1.0	760	$875	$1.15	15d	1	0.29mi
2109 Victoria Ave Dayton, OH	2.0	1.0	714	$950	$1.33	4d	1	0.32mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	4d	1	0.33mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	44d	1	0.33mi
1203 W Fairview Ave Dayton, OH	1.0	1.0	806	$750	$0.93	44d	1	0.34mi
1008 W Fairview Ave Unit 2 Dayton, OH	1.0	1.0	1007	$800	$0.79	4d	1	0.45mi
1004 W Fairview Ave Dayton, OH	2.0	1.0	1053	$950	$0.90	24d	1	0.45mi
2247 Salem Ave Unit 2247 Dayton, OH	3.0	1.5	1300	$1,350	$1.04	4d	1	0.52mi
2247 Salem Ave Unit 2249 Dayton, OH	3.0	1.5	1300	$1,400	$1.08	44d	1	0.52mi
2232 Salem Ave Dayton, OH	3.0	1.0	1250	$1,200	$0.96	4d	1	0.56mi
1927 Burroughs Dr Dayton, OH	3.0	2.0	1409	$1,245	$0.88	15d	1	0.57mi
2310 Emerson Ave Unit B Dayton, OH	1.0	1.0	750	$600	$0.80	44d	1	0.60mi
2333 Rustic Rd Dayton, OH	2.0	1.0	1000	$840	$0.84	44d	1	0.63mi
2333 Rustic Rd Unit 4 Dayton, OH	2.0	1.0	1000	$840	$0.84	3d	1	0.63mi
2039 Emerson Ave Dayton, OH	1.0	1.0	725	$725	$1.00	4d	1	0.70mi
2609 Fairport Ave Dayton, OH	3.0	1.0	1000	$1,025	$1.02	3d	1	0.75mi
628 W Norman Ave Unit 628 Dayton, OH	2.0	1.0	918	$795	$0.87	44d	1	0.78mi
3311 Otterbein Ave Dayton, OH	3.0	1.5	1004	$1,300	$1.29	12d	1	0.79mi
3031 Garvin Rd Unit C Dayton, OH	2.0	2.0	1269	$1,150	$0.91	44d	1	0.81mi
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	44d	1	0.83mi
412 W Parkwood Dr Unit 1 Dayton, OH	2.0	1.0	900	$875	$0.97	24d	1	0.85mi
1720 Kings Mill Ct Dayton, OH	2.0	1.5	975	$925	$0.95	24d	1	0.87mi
3537 Otterbein Ave Unit d Dayton, OH	2.0	1.0	900	$925	$1.03	44d	1	0.90mi
3813 Briar Pl Apt 9 Dayton, OH	1.0	1.0	900	$925	$1.03	24d	1	0.92mi
2408 Falmouth Ave Dayton, OH	2.0	1.0	806	$950	$1.18	24d	1	0.92mi
15 Camden Ave Dayton, OH	2.0	1.0	833	$950	$1.14	44d	1	0.93mi
17 Maylan Dr Unit 3 Dayton, OH	1.0	1.0	800	$650	$0.81	44d	1	0.95mi
69 Waverly Ave Dayton, OH	2.0	1.0	900	$850	$0.94	4d	1	0.98mi
519 Heather Dr Unit 1C Dayton, OH	2.0	2.0	1100	$1,095	$1.00	4d	1	1.00mi
110 Cromwell Pl Unit 2 Dayton, OH	2.0	1.0	1000	$995	$0.99	22d	1	1.01mi
110 Cromwell Pl Dayton, OH	2.0	1.0	1050	$1,100	$1.05	3d	1	1.01mi
110 Cromwell Pl Unit 5 Dayton, OH	2.0	1.0	1000	$1,099	$1.10	20d	1	1.01mi
110 Cromwell Pl Unit 1 Dayton, OH	1.0	1.0	900	$895	$0.99	44d	1	1.01mi
26 W Beechwood Ave Dayton, OH	3.0	1.5	1468	$1,050	$0.72	44d	1	1.03mi
3007 Cornell Dr Dayton, OH	2.0	1.0	827	$1,000	$1.21	4d	1	1.03mi
111 Bennington Dr Unit 4 Dayton, OH	1.0	1.0	750	$750	$1.00	44d	1	1.03mi
111 Bennington Dr Unit 1 Dayton, OH	1.0	1.0	800	$700	$0.88	44d	1	1.03mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	44d	1	1.04mi
3650 Otterbein Ave Unit 3650 Dayton, OH	2.0	1.0	900	$800	$0.89	3d	1	1.05mi
3652 Otterbein Ave Unit 3652 Dayton, OH	2.0	1.0	700	$800	$1.14	3d	1	1.05mi

Listing history 6 events

1. 2026-06-18
   days on market $69,990 Active 5 DOM
2. 2026-06-17
   days on market $69,990 Active 4 DOM
3. 2026-06-16
   days on market $69,990 Active 3 DOM
4. 2026-06-15
   days on market $69,990 Active 2 DOM
5. 2026-06-14
   remarks 683-char remark
6. 2026-06-14
   listed $69,990 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: $226 · $19/mo
• Projected year-2 tax: $659 · $55/mo
• Expected delta: +$433/yr (+$36/mo · 191.3%)

ⓘ 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 ≥103°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: $11,863
• − Mortgage interest: −$3,921
• − Property taxes: −$226
• − Insurance: −$350
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$2,036
• Taxable income: $3,432
• Est. tax owed @ 24.0%: −$824
• After-tax cash flow: $3,567/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

+55.9% since first listed

2 events — show timeline

• 2026-06-13 Listed $69,990 Dayton MLS
• 1997-01-14 Sold (Public Records) $44,900 Public Records

Property tax history

-5.3%/yr

Latest (2025): $226 · -8.3% YoY. Source: county tax records.