1303 Catalpa Dr · Dayton, OH 45406

$99,900

4 bd · 1.0 ba · 1,242 sqft · SingleFamily public records · 7 Days on market

Built 1950 5,568 sqft lot Est $132k · 24% 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 +7.8/10.0
• 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

Investor special with excellent potential! This 4-bedroom ranch is being sold AS-IS and offers a great opportunity to build equity. All new windows were installed this month, providing a strong start on improvements. With 1,242 square feet of living space, this property has solid potential for renovation and value-add opportunities. Bring your vision and make this property your own! Room dimensions are not accurate.

Key facts

• New windows
• 5,568 sq ft lot
• Garage

Tags

• NEW WINDOWS
• RENOVATION OPPORTUNITIES
• VALUE-ADD OPPORTUNITIES

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached garage; Carport
• Utilities: Municipal water and sewer (standard residential services implied); Electric service (standard residential service implied)
• Home design: Single-story residence
• Construction: Frame construction; Slab foundation
• Exterior features: Residential lot (approx. 64 x 84)

Interior

• Kitchen: Main-level kitchen (approx. 12 x 10)
• Bedrooms: Three main-level bedrooms (approx. 11 x 10, 10 x 10, 11 x 10)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Six total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 11.1% 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 (+3.0%/yr); 156 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 49% 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).
• This rent runs 37% 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 $691 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 + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1950 — 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: 1.28% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.10%
• DSCR: 1.76
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $131,652
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1446 Chadwick Dr	0.12mi	3/1.0 (-1)	1,217 (-2%)	1mo	$145,000	$119	86
621 Oxford Ave	0.13mi	4/2.0	1,172 (-6%)	3mo	$137,096	$117	78
1529 N Euclid Ave	0.30mi	3/1.0 (-1)	1,291 (+4%)	7mo	$149,500	$116	69
1204 Kenyon Pl	0.48mi	3/1.0 (-1)	1,256 (+1%)	3mo	$80,000	$64	68
819 Princeton Dr	0.48mi	3/1.0 (-1)	1,181 (-5%)	1mo	$74,000	$63	64
1526 Academy Pl	0.31mi	3/1.5 (-1)	1,314 (+6%)	8mo	$154,900	$118	62
1312 Canfield Ave	0.75mi	4/1.5	1,239 (-0%)	4mo	$44,220	$36	60
1119 Windsor Ave	0.24mi	3/1.0 (-1)	1,380 (+11%)	7mo	$58,000	$42	60
1124 Seneca Dr	0.45mi	3/2.0 (-1)	1,300 (+5%)	6mo	$78,000	$60	57
1632 Academy Pl	0.38mi	3/1.5 (-1)	1,132 (-9%)	4mo	$120,000	$106	57
1200 Wilson Dr	0.36mi	3/2.0 (-1)	1,079 (-13%)	4mo	$125,000	$116	49
1215 Philadelphia Dr	0.53mi	3/1.0 (-1)	1,056 (-15%)	1mo	$108,000	$102	44

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: 8.4%
• Equity multiple: 1.33×
• Total profit: $9,206
• Equity at exit: $14,895

10-year hold

• IRR: 17.6%
• Equity multiple: 2.46×
• Total profit: $40,751
• Equity at exit: $8,638

Cash invested: $27,972 (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 45406

• Rents YoY: 3.0%
• Active inventory: 156
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,283 high
• Mortgage (P&I): −$524
• Tax from tax record: −$50 /mo · $595/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $399

Break-even live

Break-even rent $779

Max offer price $99,900

Occupancy floor 64%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1119 Superior Ave Unit 1119 Dayton, OH	3.0	1.0	1435	$1,350	$0.94	3d	1	0.43mi
1045 Shakespeare Ave Dayton, OH	3.0	1.0	1435	$1,275	$0.89	43d	1	0.60mi
905 Neal Ave Dayton, OH	3.0	1.0	1100	$850	$0.77	43d	1	0.69mi
635 Anna St Dayton, OH	3.0	1.0	960	$1,300	$1.35	14d	1	0.75mi
265 Victor Ave Dayton, OH	3.0	1.0	1204	$900	$0.75	43d	1	0.76mi
660 Gramont Ave Dayton, OH	3.0	1.0	1142	$1,050	$0.92	3d	1	0.76mi
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	43d	1	0.87mi
234 Santa Clara Ave Dayton, OH	3.0	1.0	1368	$1,125	$0.82	43d	1	0.88mi
1927 Burroughs Dr Dayton, OH	3.0	2.0	1409	$1,245	$0.88	14d	1	0.90mi
437 Lorenz Ave Dayton, OH	3.0	1.0	1322	$1,200	$0.91	23d	1	0.90mi
2232 Salem Ave Dayton, OH	3.0	1.0	1250	$1,200	$0.96	3d	1	0.92mi
3207 Cornell Dr Dayton, OH	3.0	1.0	1168	$1,000	$0.86	3d	1	0.93mi
2247 Salem Ave Unit 2249 Dayton, OH	3.0	1.5	1300	$1,400	$1.08	43d	1	0.96mi
2247 Salem Ave Unit 2247 Dayton, OH	3.0	1.5	1300	$1,350	$1.04	3d	1	0.96mi
167 W Hudson Ave Dayton, OH	3.0	1.5	1344	$1,185	$0.88	43d	1	0.97mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	43d	1	1.01mi
181 W Norman Ave Dayton, OH	3.0	2.0	1228	$1,150	$0.94	43d	1	1.02mi
136 Rockwood Ave Dayton, OH	3.0	1.5	1439	$1,200	$0.83	43d	1	1.03mi
138 Rockwood Ave Dayton, OH	3.0	1.5	1439	$1,200	$0.83	23d	1	1.03mi
1816 N James H McGee Blvd Unit C Dayton, OH	3.0	1.0	950	$1,150	$1.21	2d	1	1.04mi
1816 N James H McGee Blvd Apt B Dayton, OH	3.0	1.0	950	$1,150	$1.21	43d	1	1.04mi
1816 N James H McGee Blvd Apt A Dayton, OH	3.0	1.0	950	$1,200	$1.26	2d	1	1.04mi
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	43d	1	1.05mi
617 Westwood Ave Dayton, OH	3.0	1.0	1304	$1,050	$0.81	43d	1	1.07mi
216 N Ardmore Ave Dayton, OH	3.0	1.0	1500	$1,100	$0.73	3d	1	1.08mi
3311 Otterbein Ave Dayton, OH	3.0	1.5	1004	$1,300	$1.29	11d	1	1.15mi
18 Holt St Unit 24 Dayton, OH	3.0	2.5	1350	$1,450	$1.07	14d	1	1.16mi
41 W Fairview Ave Unit 2 Dayton, OH	3.0	1.0	1452	$1,200	$0.83	14d	1	1.19mi
1019 Cherry Dr Dayton, OH	4.0	1.0	1057	$1,125	$1.06	43d	1	1.23mi
412 Forest Ave Unit 414 Dayton, OH	3.0	1.5	1200	$1,200	$1.00	43d	1	1.26mi
31 E Norman Ave Dayton, OH	3.0	1.0	1100	$1,150	$1.05	23d	1	1.28mi
40 S Mathison St Dayton, OH	3.0	1.0	1300	$1,200	$0.92	14d	1	1.28mi
42 S Mathison St Dayton, OH	3.0	1.0	1300	$1,220	$0.94	3d	1	1.29mi
863 N Upland Ave Dayton, OH	3.0	1.0	1042	$1,200	$1.15	43d	1	1.30mi
70 Gramont Ave Dayton, OH	3.0	1.5	966	$1,300	$1.35	2d	1	1.37mi
2327 Eastview Ave Dayton, OH	5.0	1.0	1290	$1,300	$1.01	43d	1	1.41mi
26 W Beechwood Ave Dayton, OH	3.0	1.5	1468	$1,050	$0.72	43d	1	1.42mi

Listing history 7 events

1. 2026-06-18
   days on market $99,900 Active 7 DOM
2. 2026-06-17
   days on market $99,900 Active 6 DOM
3. 2026-06-16
   days on market $99,900 Active 5 DOM
4. 2026-06-15
   days on market $99,900 Active 4 DOM
5. 2026-06-14
   days on market $99,900 Active 2 DOM
6. 2026-06-13
   remarks 419-char remark
7. 2026-06-13
   listed $99,900 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: $595 · $50/mo
• Projected year-2 tax: $1,077 · $90/mo
• Expected delta: +$481/yr (+$40/mo · 80.9%)

ⓘ 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 ≥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: $15,397
• − Mortgage interest: −$5,596
• − Property taxes: −$595
• − Insurance: −$500
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$2,906
• Taxable income: $3,337
• Est. tax owed @ 24.0%: −$801
• After-tax cash flow: $3,982/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

+233.0% since first listed

3 events — show timeline

• 2026-06-09 Listed $99,900 Dayton MLS
• 2007-06-30 Listing Removed — Cincy MLS
• 2006-11-09 Listed $30,000 Cincy MLS

Property tax history

-4.5%/yr

Latest (2025): $595 · -0.2% YoY. Source: county tax records.