1656 Dewitt Dr · Dayton, OH 45406

$32,000

3 bd · 1.0 ba · 1,264 sqft · SingleFamily public records · 81 Days on market

Built 1950 6,050 sqft lot $25/sqft · 51% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Handyman/Rehabber special. Would make a great rental or put a little more $ into it to make it owner occupied. Selling As-is. Hurry this one will go fast. Room sizes are approximate. No sign in the yard. Owner/Agent

Key facts

• 6,050 sq ft lot
• Garage
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $32k.

Deal economics

• At list price, monthly cash flow is $630 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $32k).
• Recommended offer: $30k (6.0% below list) — sets the bar for market timing.
• Cap rate 29.9% 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• 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 $221 of loan paydown is wiped out by about $960 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 $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($30k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $32k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $30,080 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 3.56% ✓
• Cap rate: 29.91%
• Cash-on-cash: 84.35%
• DSCR: 4.75
• GRM: 2.3

CMA / ARV

• ARV (median comp): $65,392
• List price: $32,000
• Delta: -51.06%
• 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
4610 Blueberry Ave	0.18mi	3/1.5	1,296 (+2%)	1mo	$110,000	$85	85
4500 Bluehaven Dr	0.26mi	3/1.5	1,296 (+2%)	12mo	$145,000	$112	72
4637 Blueberry Ave	0.14mi	3/2.0	1,134 (-10%)	8mo	$50,000	$44	66
4936 Blueberry Ave	0.11mi	3/1.0	1,152 (-9%)	17mo	$17,500	$15	66
5130 Eichelberger Ave	0.42mi	3/1.5	1,120 (-11%)	3mo	$51,000	$46	56
4722 Hollister Ave	0.30mi	3/1.0	1,096 (-13%)	9mo	$206,000	$188	56
4845 Little Richmond Rd	0.48mi	3/1.5	1,134 (-10%)	9mo	$100,000	$88	51
4968 Little Richmond Rd	0.61mi	4/2.0 (+1)	1,318 (+4%)	8mo	$194,900	$148	49
4643 Saint Johns Ave	0.63mi	3/1.0	1,363 (+8%)	11mo	$51,750	$38	48
4919 W Hillcrest Ave	0.68mi	3/1.5	1,296 (+2%)	20mo	$130,000	$100	45
1579 Sundale Ave	0.71mi	3/1.5	1,109 (-12%)	7mo	$48,000	$43	38
4076 Prescott Ave	0.73mi	4/1.0 (+1)	1,129 (-11%)	6mo	$65,000	$58	38

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: 84.8%
• Equity multiple: 4.91×
• Total profit: $35,009
• Equity at exit: $4,771

10-year hold

• IRR: 88.0%
• Equity multiple: 10.20×
• Total profit: $82,469
• Equity at exit: $2,767

Cash invested: $8,960 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,139 high
• Mortgage (P&I): −$168
• Tax from tax record: −$89 /mo · $1,067/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $630

Break-even live

Break-even rent $342

Max offer price $32,000

Occupancy floor 40%

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: $8,000
• Closing costs: $960
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4629 Queens Ave Dayton, OH	2.0	1.0	900	$1,100	$1.22	43d	1	0.26mi
2002 Val Vista Ct Dayton, OH	3.0	1.0	975	$1,095	$1.12	21d	1	0.42mi
4446 Waymire Ave Dayton, OH	3.0	1.0	1100	$1,100	$1.00	21d	1	0.55mi
5112 W Hillcrest Ave Unit 1 Dayton, OH	3.0	1.0	972	$700	$0.72	23d	1	0.67mi
3650 Otterbein Ave Unit 3650 Dayton, OH	2.0	1.0	900	$800	$0.89	2d	1	0.88mi
4916 Copeland Ave Dayton, OH	3.0	1.5	1515	$1,125	$0.74	11d	1	0.90mi
3672 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	43d	1	0.92mi
3668 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	23d	1	0.93mi
1720 Kings Mill Ct Dayton, OH	2.0	1.5	975	$925	$0.95	23d	1	0.93mi
3537 Otterbein Ave Unit d Dayton, OH	2.0	1.0	900	$925	$1.03	43d	1	0.96mi
4914 Gardendale Ave Dayton, OH	4.0	1.0	960	$1,125	$1.17	43d	1	1.10mi
3311 Otterbein Ave Dayton, OH	3.0	1.5	1004	$1,300	$1.29	11d	1	1.12mi
1427 Stuben Dr Dayton, OH	3.0	1.0	957	$900	$0.94	2d	1	1.13mi
2609 Fairport Ave Dayton, OH	3.0	1.0	1000	$1,025	$1.02	2d	1	1.16mi
3207 Cornell Dr Dayton, OH	3.0	1.0	1168	$1,000	$0.86	3d	1	1.21mi
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	43d	1	1.30mi
1816 N James H McGee Blvd Unit C Dayton, OH	3.0	1.0	950	$1,150	$1.21	2d	1	1.31mi
1816 N James H McGee Blvd Apt B Dayton, OH	3.0	1.0	950	$1,150	$1.21	43d	1	1.31mi
1816 N James H McGee Blvd Apt A Dayton, OH	3.0	1.0	950	$1,200	$1.26	2d	1	1.31mi
4246 Redonda Ln Dayton, OH	3.0	1.0	1600	$1,495	$0.93	43d	1	1.33mi
3668 Castano Dr Dayton, OH	3.0	2.0	1608	$1,600	$1.00	2d	1	1.44mi
3925 Hoover Ave Dayton, OH	2.0	1.0	936	$1,100	$1.18	2d	1	1.48mi
863 N Upland Ave Dayton, OH	3.0	1.0	1042	$1,200	$1.15	43d	1	1.48mi
920 Huron Ave Dayton, OH	2.0	1.0	950	$995	$1.05	3d	1	1.50mi

Listing history 21 events

1. 2026-06-18
   price $32,000 Active 81 DOM
2. 2026-06-18
   days on market $35,000 Active 81 DOM
3. 2026-06-17
   days on market $35,000 Active 80 DOM
4. 2026-06-16
   days on market $35,000 Active 79 DOM
5. 2026-06-15
   days on market $35,000 Active 78 DOM
6. 2026-06-14
   days on market $35,000 Active 76 DOM
7. 2026-06-13
   days on market $35,000 Active 75 DOM
8. 2026-06-10
   days on market $35,000 Active 73 DOM
9. 2026-06-09
   days on market $35,000 Active 72 DOM
10. 2026-06-08
    days on market $35,000 Active 71 DOM
11. 2026-06-07
    days on market $35,000 Active 70 DOM
12. 2026-06-05
    days on market $35,000 Active 67 DOM
13. 2026-06-03
    days on market $35,000 Active 66 DOM
14. 2026-06-02
    days on market $35,000 Active 65 DOM
15. 2026-06-01
    days on market $35,000 Active 64 DOM
16. 2026-05-31
    days on market $35,000 Active 63 DOM
17. 2026-05-13
    price $35,000 215-char remark

    Show marketing remark (215 chars)

    Handyman/Rehabber special. Would make a great rental or put a little more $ into it to make it owner occupied. Selling As-is. Hurry this one will go fast. Room sizes are approximate. No sign in the yard. Owner/Agent

18. 2026-03-27
    listed $39,000 Active 215-char remark

    Show marketing remark (215 chars)

    Handyman/Rehabber special. Would make a great rental or put a little more $ into it to make it owner occupied. Selling As-is. Hurry this one will go fast. Room sizes are approximate. No sign in the yard. Owner/Agent

19. 2026-02-11
    soldstatus $15,499 Sold 361-char remark

    Show marketing remark (361 chars)

    Court Ordered Sale by Private Selling Officer. All information we have on the property is included. We have no additional information, property condition is unknown. NO SHOWINGS, NO trespassing for any reason. Information is thought to be correct but not guaranteed. 10% Buyer Premium added to the high bid, $5,000 deposit is due within 24 hours of bidding end.

20. 2025-12-09
    historical Contingency Pending 361-char remark

    Show marketing remark (361 chars)

    Court Ordered Sale by Private Selling Officer. All information we have on the property is included. We have no additional information, property condition is unknown. NO SHOWINGS, NO trespassing for any reason. Information is thought to be correct but not guaranteed. 10% Buyer Premium added to the high bid, $5,000 deposit is due within 24 hours of bidding end.

21. 2025-12-01
    listed $1 Active 361-char remark

    Show marketing remark (361 chars)

    Court Ordered Sale by Private Selling Officer. All information we have on the property is included. We have no additional information, property condition is unknown. NO SHOWINGS, NO trespassing for any reason. Information is thought to be correct but not guaranteed. 10% Buyer Premium added to the high bid, $5,000 deposit is due within 24 hours of bidding end.

ⓘ 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: $1,067 · $89/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,669
• − Mortgage interest: −$1,792
• − Property taxes: −$1,067
• − Insurance: −$160
• − Repairs & maintenance: −$1,094
• − Management: −$1,094
• − Depreciation: −$931
• Taxable income: $7,531
• Est. tax owed @ 24.0%: −$1,808
• After-tax cash flow: $5,750/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

+125.8% since first listed

5 events — show timeline

• 2026-05-13 Price Changed $35,000 Dayton MLS
• 2026-03-27 Listed $39,000 Dayton MLS
• 2026-02-11 Sold (MLS) $15,499 Cincy MLS
• 2025-12-09 Contingent — Cincy MLS
• 2025-12-01 Listed $1 Cincy MLS

Property tax history

+1.1%/yr

Latest (2025): $1,067 · -21.6% YoY. Source: county tax records.