830 S Euclid Ave · Dayton, OH 45417

$87,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 95 Days on market

Built 1924 2,740 sqft lot Est $59k · 48% over

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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 +26.4/30.0
• DSCR +9.0/10.0
• 1% rule +6.3/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great value on this Dayton home. Home needs some work but in solid condition overall!

Key facts

• Brand-new flooring
• Fresh paint
• Fully fenced-in yard

Tags

• BRAND-NEW FLOORING
• FRESH PAINT
• NEWER WATER HEATER
• FULLY FINISHED BASEMENT
• FULLY FENCED-IN YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($985 rent vs $87k).
• Recommended offer: $79k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: Rents rising fast (+4.1%/yr); 135 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 32% of the median local income ($37k/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 $601 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 + 4.1% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,170 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 9.44%
• Cash-on-cash: 11.22%
• DSCR: 1.50
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $58,752
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1443 Tampa Ave	0.34mi	3/1.0 (+1)	816 (0%)	2mo	$81,000	$99	78
1306 Danner Ave	0.43mi	2/1.0	896 (+10%)	8mo	$37,000	$41	57
2320 Germantown St	0.72mi	2/1.0	836 (+2%)	7mo	$36,800	$44	56
809 Dennison Ave	0.56mi	3/1.0 (+1)	872 (+7%)	8mo	$62,500	$72	51
1638 Tampa Ave	0.41mi	2/1.0	936 (+15%)	10mo	$54,541	$58	48
925 Haller Ave	0.68mi	2/1.0	730 (-10%)	14mo	$91,337	$125	40
1464 Tampa Ave	0.36mi	3/2.0 (+1)	936 (+15%)	19mo	$100,000	$107	34

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 · 4.06% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $1,458
• Equity at exit: $12,972

10-year hold

• IRR: 12.1%
• Equity multiple: 2.00×
• Total profit: $24,341
• Equity at exit: $7,522

Cash invested: $24,360 (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 45417

• Home prices YoY: -32.3%
• Rents YoY: 4.1%
• Active inventory: 135
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $985 high
• Mortgage (P&I): −$456
• Tax from tax record: −$58 /mo · $696/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $228

Break-even live

Break-even rent $697

Max offer price $87,000

Occupancy floor 72%

Sensitivity live

Price	-10% $277	-5% $252	+0% $228	+5% $203	+10% $179
Rent	-10% $150	-5% $189	+0% $228	+5% $267	+10% $306
Rate	-1.0pp $272	-0.5pp $250	base $228	+0.5pp $205	+1.0pp $182

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1515 W Stewart St Dayton, OH	2.0	1.0	925	$1,000	$1.08	44d	1	0.21mi
673 Randolph St Dayton, OH	2.0	1.0	792	$950	$1.20	44d	1	0.50mi
652 Dennison Ave Dayton, OH	2.0	2.0	988	$1,095	$1.11	22d	1	0.53mi
2240 Lakeview Ave Dayton, OH	3.0	1.0	1056	$1,025	$0.97	44d	1	0.63mi
1272 Clement Ave Dayton, OH	3.0	1.0	1025	$1,350	$1.32	3d	1	0.67mi
2525 Germantown St Unit A Dayton, OH	1.0	1.0	650	$700	$1.08	44d	1	0.94mi
2525 Germantown St Unit C Dayton, OH	1.0	1.0	750	$750	$1.00	44d	1	0.94mi
41 N Marion St Dayton, OH	2.0	1.0	652	$925	$1.42	4d	1	0.94mi
2525 Lakeview Ave Unit 5 Dayton, OH	1.0	1.0	750	$750	$1.00	4d	1	0.95mi
2525 Lakeview Ave Unit 9 Dayton, OH	1.0	1.0	920	$700	$0.76	44d	1	0.95mi
2525 Lakeview Ave Unit 2 Dayton, OH	1.0	1.0	750	$750	$1.00	44d	1	0.95mi
415 Smith St Dayton, OH	2.0	1.0	672	$925	$1.38	44d	1	1.04mi
70 Gramont Ave Dayton, OH	3.0	1.5	966	$1,300	$1.35	3d	1	1.11mi
402 Harriet St Dayton, OH	3.0	1.0	864	$1,150	$1.33	14d	1	1.23mi
322 Lorenz Ave Dayton, OH	1.0	1.0	634	$850	$1.34	44d	1	1.24mi
See individual Unit addresses Dayton, OH	1.0–2.0	1.0–2.0	928	$2,297	$2.48	44d	10	1.26mi
137 Westwood Ave Dayton, OH	2.0	1.0	784	$900	$1.15	4d	1	1.29mi
848 Riverview Ter Unit 104 Dayton, OH	1.0	1.0	600	$1,100	$1.83	44d	1	1.34mi
848 Riverview Ter Unit 606 Dayton, OH	1.0	1.0	700	$900	$1.29	44d	1	1.34mi
848 Riverview Ter Unit 508 Dayton, OH	1.0	1.0	800	$975	$1.22	44d	1	1.34mi
848 Riverview Ter Apt 205 Dayton, OH	2.0	1.0	1100	$1,100	$1.00	14d	1	1.34mi
848 Riverview Ter Apt 306 Dayton, OH	1.0	1.0	600	$900	$1.50	3d	1	1.34mi
725 Maplehurst Ave Dayton, OH	2.0	1.0	1104	$895	$0.81	44d	1	1.40mi
119 Edgewood Ave Dayton, OH	1.0–2.0	1.0	817	$999	$1.22	24d	2	1.46mi
500 Bowie Dr Unit 122 Dayton, OH	2.0	1.0	850	$910	$1.07	44d	1	1.50mi

Listing history 26 events

1. 2026-01-06
   soldstatus $59,000
2. 2025-11-05
   status Pending
3. 2025-10-21
   price $87,000
4. 2025-10-17
   status Active
5. 2025-10-08
   status Pending
6. 2025-07-20
   listed $97,000 Active
7. 2024-07-10
   historical
8. 2024-06-15
   price $75,900
9. 2024-06-14
   status Active
10. 2024-05-13
    historical Active/Pending
11. 2024-05-09
    status Active
12. 2024-05-02
    historical Active/Pending
13. 2024-04-29
    listed $80,000 Active
14. 2018-07-13
    soldstatus $4,900 Closed 85-char remark

    Show marketing remark (85 chars)

    Great value on this Dayton home. Home needs some work but in solid condition overall!

15. 2018-07-13
    soldstatus $4,900 Sold 85-char remark

    Show marketing remark (85 chars)

    Great value on this Dayton home. Home needs some work but in solid condition overall!

16. 2018-06-22
    historical Active/Pending 85-char remark

    Show marketing remark (85 chars)

    Great value on this Dayton home. Home needs some work but in solid condition overall!

17. 2018-05-29
    price $4,999 85-char remark

    Show marketing remark (85 chars)

    Great value on this Dayton home. Home needs some work but in solid condition overall!

18. 2018-05-21
    price $5,999 85-char remark

    Show marketing remark (85 chars)

    Great value on this Dayton home. Home needs some work but in solid condition overall!

19. 2018-05-18
    price $6,800 85-char remark

    Show marketing remark (85 chars)

    Great value on this Dayton home. Home needs some work but in solid condition overall!

20. 2018-05-18
    price $6,900 85-char remark

    Show marketing remark (85 chars)

    Great value on this Dayton home. Home needs some work but in solid condition overall!

21. 2018-05-16
    price $6,995 85-char remark

    Show marketing remark (85 chars)

    Great value on this Dayton home. Home needs some work but in solid condition overall!

22. 2018-05-14
    price $7,995 85-char remark

    Show marketing remark (85 chars)

    Great value on this Dayton home. Home needs some work but in solid condition overall!

23. 2018-05-09
    price $9,995 85-char remark

    Show marketing remark (85 chars)

    Great value on this Dayton home. Home needs some work but in solid condition overall!

24. 2018-05-09
    price $9,500 85-char remark

    Show marketing remark (85 chars)

    Great value on this Dayton home. Home needs some work but in solid condition overall!

25. 2018-05-06
    price $12,000 85-char remark

    Show marketing remark (85 chars)

    Great value on this Dayton home. Home needs some work but in solid condition overall!

26. 2018-05-04
    listed $14,500 Active 85-char remark

    Show marketing remark (85 chars)

    Great value on this Dayton home. Home needs some work but in solid condition overall!

ⓘ 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: $696 · $58/mo
• Projected year-2 tax: $1,027 · $86/mo
• Expected delta: +$330/yr (+$28/mo · 47.5%)

ⓘ 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 · 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,823
• − Mortgage interest: −$4,873
• − Property taxes: −$696
• − Insurance: −$435
• − Repairs & maintenance: −$946
• − Management: −$946
• − Depreciation: −$2,531
• Taxable income: $1,396
• Est. tax owed @ 24.0%: −$335
• After-tax cash flow: $2,399/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): 28,186
• Household income: $36,945
• Rent vs Own: 52.1% rent · 47.9% own
• Severe rent burden: 1822.0

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 (71%)
• Race & ethnicity: Black 71% White 20% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Romanian 0%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -92.43%
• Current HPI: 193.4175
• Rent YoY: ▲ 4.06%
• 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

+306.9% since first listed

26 events — show timeline

• 2026-01-06 Sold (Public Records) $59,000 Public Records
• 2025-11-05 Pending — Dayton MLS
• 2025-10-21 Price Changed $87,000 Dayton MLS
• 2025-10-17 Relisted — Dayton MLS
• 2025-10-08 Pending — Dayton MLS
• 2025-07-20 Listed $97,000 Dayton MLS
• 2024-07-10 Listing Removed — Dayton MLS
• 2024-06-15 Price Changed $75,900 Dayton MLS
• 2024-06-14 Relisted — Dayton MLS
• 2024-05-13 Contingent — Dayton MLS
• 2024-05-09 Relisted — Dayton MLS
• 2024-05-02 Contingent — Dayton MLS
• 2024-04-29 Listed $80,000 Dayton MLS
• 2018-07-13 Sold (MLS) $4,900 Dayton MLS
• 2018-07-13 Sold (MLS) $4,900 Dayton MLS
• 2018-06-22 Contingent — Dayton MLS
• 2018-05-29 Price Changed $4,999 Dayton MLS
• 2018-05-21 Price Changed $5,999 Dayton MLS
• 2018-05-18 Price Changed $6,800 Dayton MLS
• 2018-05-18 Price Changed $6,900 Dayton MLS
• 2018-05-16 Price Changed $6,995 Dayton MLS
• 2018-05-14 Price Changed $7,995 Dayton MLS
• 2018-05-09 Price Changed $9,995 Dayton MLS
• 2018-05-09 Price Changed $9,500 Dayton MLS
• 2018-05-06 Price Changed $12,000 Dayton MLS
• 2018-05-04 Listed $14,500 Dayton MLS

Property tax history

+8.6%/yr

Latest (2025): $696 · +67.0% YoY. Source: county tax records.