3016 Wayland Ave · Dayton, OH 45420

$95,000

2 bd · 1.0 ba · 808 sqft · SingleFamily public records · 6 Days on market

Built 1929 7,031 sqft lot Est $154k · 38% 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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Two bedroom/1.5 bathroom home with a large open front porch is being sold in as-is condition to settle an estate. The large wooden storage shed in the backyard will hold all of your yard tools and outdoor toys. Bright kitchen with an abundance of cabinets and counter space. Half bath plus usable space for hobbies and storage in the basement. Convenient to shopping and other neighborhood amenities. Being sold in as-is condition, seller will make no repairs, will provide no funds for repairs. Please allow 3 business days for seller response to your offer. Allow 3 business days for response to your offer and 45 days to close.

Key facts

• Counter space
• 7,031 sq ft lot
• Garage

Tags

• LARGE OPEN FRONT PORCH
• LARGE WOODEN STORAGE SHED
• ABUNDANCE OF CABINETS
• COUNTER SPACE
• USABLE SPACE FOR HOBBIES
• CONVENIENT TO SHOPPING

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached one-car garage
• Home design: Single-story home
• Construction: Aluminum siding
• Exterior features: Residential lot approximately 0.16 acres (30 x 89)

Interior

• Kitchen: Main level kitchen (10 x 16)
• Bedrooms: Main level bedroom (10 x 10)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 10.1% 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 fast (+4.8%/yr); 106 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $657 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $75k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1929 — 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: 1.33% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.63%
• DSCR: 1.61
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $154,328
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2908 Hazel Ave	0.15mi	2/1.0	876 (+8%)	2mo	$170,000	$194	78
2904 Kingston Ave	0.19mi	3/1.0 (+1)	768 (-5%)	2mo	$132,000	$172	76
1611 Horlacher Ave	0.38mi	2/1.0	773 (-4%)	1mo	$155,000	$201	74
2904 Grace Ave	0.23mi	2/1.0	712 (-12%)	1mo	$160,000	$225	69
3120 Martel Dr	0.48mi	2/1.0	768 (-5%)	1mo	$38,500	$50	69
1804 Culver Ave	0.11mi	2/1.5	928 (+15%)	1mo	$205,000	$221	67
2824 S Smithville Rd	0.42mi	2/1.0	874 (+8%)	2mo	$95,000	$109	65
2040 Courtland Ave	0.30mi	2/1.0	704 (-13%)	2mo	$115,000	$163	63
1004 Chelsea Ave	0.53mi	2/1.0	864 (+7%)	2mo	$165,000	$191	62
1020 Weng Ave	0.46mi	2/1.0	736 (-9%)	2mo	$133,500	$181	62
1035 Chelsea Ave	0.55mi	2/1.0	864 (+7%)	2mo	$150,000	$174	62
1136 Croyden Dr	0.68mi	2/1.0	840 (+4%)	1mo	$170,000	$202	61

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 · 4.82% rent growth · sell at horizon

5-year hold

• IRR: 5.9%
• Equity multiple: 1.24×
• Total profit: $6,261
• Equity at exit: $14,165

10-year hold

• IRR: 17.0%
• Equity multiple: 2.52×
• Total profit: $40,477
• Equity at exit: $8,214

Cash invested: $26,600 (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 45420

• Rents YoY: 4.8%
• Active inventory: 106
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,267 high
• Mortgage (P&I): −$498
• Tax from tax record: −$161 /mo · $1,927/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $302

Break-even live

Break-even rent $884

Max offer price $95,000

Occupancy floor 71%

Sensitivity live

Price	-10% $356	-5% $329	+0% $302	+5% $275	+10% $248
Rent	-10% $202	-5% $252	+0% $302	+5% $352	+10% $402
Rate	-1.0pp $350	-0.5pp $326	base $302	+0.5pp $278	+1.0pp $253

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2112 Patterson Rd Dayton, OH	3.0	1.0	1008	$1,425	$1.41	3d	1	0.08mi
1828 Hazel Ave Dayton, OH	2.0	1.0	960	$1,435	$1.49	3d	1	0.08mi
2850 Hazel Ave Unit 1496064P Dayton, OH	3.0	2.0	850	$6,259	$7.36	19d	1	0.16mi
3311 S Smithville Rd Dayton, OH	3.0	1.0	1019	$1,295	$1.27	44d	1	0.39mi
1238 Colwick Dr Dayton, OH	2.0	1.0	786	$1,250	$1.59	12d	1	0.53mi
3603 S Smithville Rd Kettering, OH	2.0	1.0	950	$1,100	$1.16	24d	1	0.54mi
2212 Farmside Dr Dayton, OH	3.0	1.0	1008	$1,395	$1.38	44d	1	0.73mi
1934 Farmside Dr Dayton, OH	3.0	1.0	1008	$1,395	$1.38	44d	1	0.84mi
511 Haskins Ave Dayton, OH	1.0	1.0	600	$775	$1.29	44d	1	1.02mi
1059 Wilmington Ave Unit 1059 1 Dayton, OH	3.0	1.5	1100	$1,495	$1.36	44d	1	1.06mi
1053 Wilmington Ave Dayton, OH	2.0–3.0	1.0–1.5	1025	$1,295	$1.26	3d	5	1.06mi
2416 Brookline Ave Dayton, OH	2.0	1.0	806	$895	$1.11	3d	1	1.08mi
1570 Woodman Dr Unit 1610-A05 Dayton, OH	1.0	1.0	690	$700	$1.01	24d	1	1.10mi
1570 Woodman Dr Dayton, OH	1.0	1.0	690	$700	$1.01	44d	1	1.12mi
809 Patterson Rd Dayton, OH	2.0	1.0–1.5	895	$1,075	$1.20	3d	7	1.14mi
922 Wilmington Ave Dayton, OH	2.0	1.0	720	$1,200	$1.67	24d	1	1.21mi
933 Wilmington Ave Dayton, OH	1.0–2.0	1.0–1.5	802	$980	$1.22	4d	8	1.22mi
1905 Coventry Rd Dayton, OH	2.0	1.0	1000	$1,250	$1.25	24d	1	1.23mi
719 Wiltshire Blvd Unit 1 Dayton, OH	1.0	1.0	600	$895	$1.49	22d	1	1.25mi
719 Wiltshire Blvd Apt 2 Dayton, OH	1.0	1.0	600	$895	$1.49	3d	1	1.25mi
2029 Brookline Ave Dayton, OH	2.0	1.0	990	$1,270	$1.28	15d	1	1.26mi
41 Patterson Village Dr Dayton, OH	1.0–2.0	1.0	553	$920	$1.66	4d	14	1.26mi
737 Wilmington Ave Dayton, OH	2.0	1.0	1000	$950	$0.95	24d	1	1.34mi
1641 Edendale Rd Dayton, OH	3.0	1.0	976	$1,395	$1.43	3d	1	1.37mi
5345 Middlebury Rd Dayton, OH	3.0	1.0	864	$1,600	$1.85	44d	1	1.42mi
1659 Hearthstone Dr Dayton, OH	3.0	1.0	1102	$1,195	$1.08	3d	1	1.46mi
426 Kling Dr Unit B Dayton, OH	1.0	1.0	600	$1,500	$2.50	4d	1	1.46mi
2820 Harvey Ave Dayton, OH	2.0	1.0	900	$1,350	$1.50	44d	1	1.48mi
440 Lonsdale Ave #1 Dayton, OH	2.0	1.0	1050	$1,450	$1.38	12d	1	1.50mi

Listing history 3 events

1. 2026-04-30
   status Pending
2. 2026-04-09
   listed $95,000 Active
3. 2003-11-03
   soldstatus $75,000

ⓘ 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: $1,927 · $161/mo
• Projected year-2 tax: $1,927 · $161/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°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: $15,199
• − Mortgage interest: −$5,321
• − Property taxes: −$1,927
• − Insurance: −$475
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$2,764
• Taxable income: $2,280
• Est. tax owed @ 24.0%: −$547
• After-tax cash flow: $3,080/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): 24,411
• Household income: $60,588
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 856.0

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 (83%)
• Race & ethnicity: White 83% Black 7% Two or more races 6% Hispanic / Latino 3% Asian 3%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 2% Chinese 0%

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: ▼ -192.56%
• Current HPI: 241.6543
• Rent YoY: ▲ 4.82%
• 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

+26.7% since first listed

3 events — show timeline

• 2026-04-30 Pending — Dayton MLS
• 2026-04-09 Listed $95,000 Dayton MLS
• 2003-11-03 Sold (Public Records) $75,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,927 · -0.2% YoY. Source: county tax records.