139 Grove Ave · Dayton, OH 45404

$99,900

3 bd · 1.0 ba · 1,214 sqft · SingleFamily public records · 231 Days on market

Built 1899 5,040 sqft lot $82/sqft · 11% below area Est $113k · 11% under

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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 +24.3/30.0
• ARV discount +12.6/15.0
• DSCR +7.8/10.0
• 1% rule +6.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-story home with solid construction and a long-time owner. Featuring a lovely front porch, this home offers 3 bedrooms, 2 baths, and over 1200 sq. ft of living space. Enjoy outdoor living with a covered back deck, an under-deck patio with shed access, and a walk-out basement with a storm door leading to a covered patio (approx. 10x8). The main level includes a spacious kitchen, living room, dining room w/ deck access, full bath, laundry area with stack washer/dryer, and updated laminate flooring. A newer covered deck off the dining room provides a great spot to relax or birdwatch, overlooking the large backyard. A stacked front-load washer and dryer are conveniently located off the kitchen. The second level features two generously sized bedrooms and a half bath (converted from a closet). Recent updates include a new hot water tank 2024, laminate flooring on the main level 2023, and a updated furnace 2019.

Key facts

• Front porch
• Covered back deck
• Storm door

Tags

• FRONT PORCH
• COVERED BACK DECK
• UNDER-DECK PATIO
• WALK-OUT BASEMENT
• STORM DOOR
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

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: 66 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 34% of the median local income ($39k/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.

Negotiation context

• It's been on market 231 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $13k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $100k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1899 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 231 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1899 — 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: 1.11% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.63%
• DSCR: 1.38
• GRM: 7.5

CMA / ARV

• ARV (median comp): $112,586
• List price: $99,900
• Delta: -11.27%
• 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
1531 Chapel St	0.15mi	3/2.5	1,216 (+0%)	6mo	$126,500	$104	82
77 Baltimore St	0.14mi	3/1.0	1,319 (+9%)	2mo	$111,900	$85	78
1811 Warner Ave	0.20mi	2/1.0 (-1)	1,146 (-6%)	3mo	$97,000	$85	74
18 Baltimore St	0.15mi	3/1.0	1,109 (-9%)	6mo	$134,000	$121	74
1417 Schaeffer St	0.35mi	2/1.0 (-1)	1,178 (-3%)	4mo	$65,000	$55	70
435 Grove Ave	0.37mi	4/2.0 (+1)	1,162 (-4%)	4mo	$150,000	$129	64
930 Leo St	0.59mi	3/1.0	1,144 (-6%)	0mo	$103,000	$90	63
129 Rita St	0.35mi	3/1.5	1,355 (+12%)	2mo	$165,000	$122	61
165 Rita St	0.38mi	3/1.0	1,360 (+12%)	5mo	$60,000	$44	58
1322 Schaeffer St	0.35mi	3/2.0	1,384 (+14%)	4mo	$40,000	$29	53
1033 Gerhard St	0.55mi	2/1.5 (-1)	1,087 (-10%)	4mo	$70,000	$64	46
310 Brandt St	0.70mi	3/1.0	1,389 (+14%)	0mo	$147,000	$106	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-3,365
• Equity at exit: $14,895

10-year hold

• IRR: 6.5%
• Equity multiple: 1.49×
• Total profit: $13,604
• 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 45404

• Home prices YoY: -24.2%
• Active inventory: 66
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,110 high
• Mortgage (P&I): −$524
• Tax from tax record: −$110 /mo · $1,325/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $201

Break-even live

Break-even rent $856

Max offer price $99,900

Occupancy floor 77%

Sensitivity live

Price	-10% $258	-5% $229	+0% $201	+5% $173	+10% $145
Rent	-10% $113	-5% $157	+0% $201	+5% $245	+10% $289
Rate	-1.0pp $252	-0.5pp $227	base $201	+0.5pp $175	+1.0pp $149

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 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
155 Grove Ave Unit 155 Dayton, OH	3.0	1.0	1150	$950	$0.83	44d	1	0.03mi
163 Grove Ave Unit 163 Dayton, OH	3.0	1.0	1000	$950	$0.95	44d	1	0.03mi
78 Notre Dame Ave Unit A Dayton, OH	3.0	1.0	1015	$1,025	$1.01	44d	1	0.12mi
1517 Chapel St Unit 1521 Dayton, OH	2.0	1.0	1239	$1,000	$0.81	4d	1	0.17mi
200 Hart St Dayton, OH	3.0	1.0	1304	$1,250	$0.96	24d	1	0.18mi
224 Deeds Ave Dayton, OH	2.0	1.0	1124	$950	$0.85	24d	1	0.25mi
451 Hunter Ave Dayton, OH	2.0	1.0	974	$800	$0.82	24d	1	0.57mi
2034 Leo St Dayton, OH	2.0	1.0	888	$1,100	$1.24	22d	1	0.57mi
821 Herman Ave Dayton, OH	3.0	1.0	1456	$1,100	$0.76	22d	1	0.60mi
809 Herman Ave Dayton, OH	2.0	1.0	747	$700	$0.94	4d	1	0.62mi
2119 Bellefontaine Ave Dayton, OH	3.0	1.5	1500	$1,400	$0.93	3d	1	0.76mi
204 Sears St Dayton, OH	3.0	1.0–2.5	1124	$2,793	$2.48	3d	10	1.02mi
112 Webster St Dayton, OH	2.0	1.0–2.0	802	$2,198	$2.74	3d	63	1.04mi
29 N Garfield St Dayton, OH	3.0	1.0	1092	$1,000	$0.92	24d	1	1.06mi
140 E Monument Ave Dayton, OH	3.0	1.0–2.0	1048	$2,344	$2.24	3d	11	1.24mi
2200 E 5th St Dayton, OH	2.0	1.0	1000	$825	$0.82	24d	1	1.28mi
500 E 3rd St Dayton, OH	1.0–2.0	1.0–2.0	935	$1,660	$1.78	4d	16	1.29mi
15 John St Unit 15 Dayton, OH	2.0	1.0	1200	$800	$0.67	24d	1	1.33mi
35 Neal Ave Dayton, OH	2.0	1.0	728	$875	$1.20	24d	1	1.34mi
101 N Irwin St Dayton, OH	2.0	1.0	900	$1,100	$1.22	4d	1	1.35mi
100 N Jefferson St Dayton, OH	1.0–2.0	1.0–2.0	800	$1,532	$1.92	4d	11	1.37mi
44 5 Oaks Ave Unit 2 Dayton, OH	2.0	1.0	700	$800	$1.14	44d	1	1.41mi
425 Dayton Towers Dr Dayton, OH	2.0	1.0–2.0	852	$1,799	$2.11	3d	30	1.43mi
120 S Monmouth St Dayton, OH	2.0	1.0	1000	$950	$0.95	44d	1	1.45mi
35 S Saint Clair St Dayton, OH	1.0–2.0	1.0–2.0	918	$1,844	$2.01	4d	18	1.45mi
115 W Monument Ave Dayton, OH	1.0–2.0	1.0–2.5	1053	$2,199	$2.09	3d	20	1.48mi

Listing history 25 events

1. 2026-06-18
   days on market $99,900 Active 231 DOM
2. 2026-06-17
   days on market $99,900 Active 230 DOM
3. 2026-06-16
   days on market $99,900 Active 229 DOM
4. 2026-06-15
   days on market $99,900 Active 228 DOM
5. 2026-06-14
   days on market $99,900 Active 226 DOM
6. 2026-06-13
   days on market $99,900 Active 225 DOM
7. 2026-06-10
   days on market $99,900 Active 223 DOM
8. 2026-06-09
   days on market $99,900 Active 222 DOM
9. 2026-06-08
   days on market $99,900 Active 221 DOM
10. 2026-06-07
    days on market $99,900 Active 220 DOM
11. 2026-06-05
    days on market $99,900 Active 217 DOM
12. 2026-06-03
    days on market $99,900 Active 216 DOM
13. 2026-06-02
    days on market $99,900 Active 215 DOM
14. 2026-06-01
    days on market $99,900 Active 214 DOM
15. 2026-05-31
    days on market $99,900 Active 213 DOM
16. 2026-05-20
    price $99,900 928-char remark

    Show marketing remark (928 chars)

    Charming 2-story home with solid construction and a long-time owner. Featuring a lovely front porch, this home offers 3 bedrooms, 2 baths, and over 1200 sq. ft of living space. Enjoy outdoor living with a covered back deck, an under-deck patio with shed access, and a walk-out basement with a storm door leading to a covered patio (approx. 10x8). The main level includes a spacious kitchen, living room, dining room w/ deck access, full bath, laundry area with stack washer/dryer, and updated laminate flooring. A newer covered deck off the dining room provides a great spot to relax or birdwatch, overlooking the large backyard. A stacked front-load washer and dryer are conveniently located off the kitchen. The second level features two generously sized bedrooms and a half bath (converted from a closet). Recent updates include a new hot water tank 2024, laminate flooring on the main level 2023, and a updated furnace 2019.

17. 2025-10-30
    listed $112,750 Active 928-char remark

    Show marketing remark (928 chars)

    Charming 2-story home with solid construction and a long-time owner. Featuring a lovely front porch, this home offers 3 bedrooms, 2 baths, and over 1200 sq. ft of living space. Enjoy outdoor living with a covered back deck, an under-deck patio with shed access, and a walk-out basement with a storm door leading to a covered patio (approx. 10x8). The main level includes a spacious kitchen, living room, dining room w/ deck access, full bath, laundry area with stack washer/dryer, and updated laminate flooring. A newer covered deck off the dining room provides a great spot to relax or birdwatch, overlooking the large backyard. A stacked front-load washer and dryer are conveniently located off the kitchen. The second level features two generously sized bedrooms and a half bath (converted from a closet). Recent updates include a new hot water tank 2024, laminate flooring on the main level 2023, and a updated furnace 2019.

18. 2025-05-12
    price $119,900
19. 2025-03-23
    price $124,900
20. 2025-01-21
    price $129,900
21. 2023-10-24
    soldstatus $46,200 Closed
22. 2023-10-24
    soldstatus $46,200 Sold
23. 2023-09-26
    historical Active/Pending
24. 2023-09-06
    listed $50,000 Active
25. 1998-11-13
    soldstatus $36,500

ⓘ 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: $1,325 · $110/mo
• Projected year-2 tax: $1,442 · $120/mo
• Expected delta: +$117/yr (+$10/mo · 8.8%)

ⓘ 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) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,324
• − Mortgage interest: −$5,596
• − Property taxes: −$1,325
• − Insurance: −$500
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − Depreciation: −$2,906
• Taxable income: $865
• Est. tax owed @ 24.0%: −$208
• After-tax cash flow: $2,207/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): 9,826
• Household income: $38,874
• Rent vs Own: 55.9% rent · 44.1% own
• Severe rent burden: 702.0

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 (70%)
• Race & ethnicity: White 70% Black 19% Two or more races 7% Hispanic / Latino 4% Asian 1%
• Common ancestry: Iranian 3% Slovak 2% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 4% Arabic 4% Other Asian/Pacific 3%

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: ▼ -67.48%
• Current HPI: 210.9571
• Rent YoY: —
• 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

+173.7% since first listed

10 events — show timeline

• 2026-05-20 Price Changed $99,900 Dayton MLS
• 2025-10-30 Listed $112,750 Dayton MLS
• 2025-05-12 Price Changed $119,900 Dayton MLS
• 2025-03-23 Price Changed $124,900 Dayton MLS
• 2025-01-21 Price Changed $129,900 Dayton MLS
• 2023-10-24 Sold (MLS) $46,200 Dayton MLS
• 2023-10-24 Sold (MLS) $46,200 Dayton MLS
• 2023-09-26 Contingent — Dayton MLS
• 2023-09-06 Listed $50,000 Dayton MLS
• 1998-11-13 Sold (Public Records) $36,500 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,325 · +34.8% YoY. Source: county tax records.