1001 E Stewart St · Dayton, OH 45410

$140,500

3 bd · 1.0 ba · 1,849 sqft · SingleFamily public records · 16 Days on market

Built 1914 3,999 sqft lot $76/sqft · 14% below area Est $164k · 14% 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 +23.2/30.0
• ARV discount +13.9/15.0
• DSCR +7.5/10.0
• 1% rule +5.9/10.0
• Rent growth +5.0/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to 1001 E Stewart St in Walnut Hills! This charming 3-bedroom, 2 full-bath home is filled with natural light and space to spread out. Enjoy gathering in the perfectly sized dining room, then step into a spacious kitchen with plenty of storage for everyday living. Upstairs offers three comfortable bedrooms, including two with their own private balconies, the perfect spot for morning coffee or evening relaxation. Whether you're a first-time buyer or looking for a smart investment, this previously rented home is full of potential.

Key facts

• Private balconies
• Spacious kitchen
• 3,999 sq ft lot

Tags

• SPACIOUS KITCHEN
• PRIVATE BALCONIES
• PERFECTLY SIZED DINING ROOM

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Home design: Two-story home
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Residential lot

Interior

• Kitchen: Main-level kitchen (12 x 14)
• Bedrooms: Second-floor bedroom (11 x 11); Second-floor bedroom (10 x 10); Second-floor bedroom (12 x 11)
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% 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: Rents rising fast (+11.4%/yr); 92 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 39% of the median local income ($47k/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 $971 of loan paydown is wiped out by about $4k 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 + 8.0% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y 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.
• Current owner paid $56k; list at $140k implies a 151% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,392 (1.5% below list)

Questions for the listing agent

1. Built in 1914 — 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: 1.09% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.79%
• DSCR: 1.35
• GRM: 7.6

CMA / ARV

• ARV (median comp): $163,670
• List price: $140,500
• Delta: -14.16%
• 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
2222 Wayne Ave	0.08mi	3/2.0	1,878 (+2%)	1mo	$59,500	$32	89
307 Gunckel Ave	0.28mi	4/1.5 (+1)	1,803 (-2%)	2mo	$170,000	$94	74
2127 Wayne Ave	0.06mi	3/2.0	1,648 (-11%)	2mo	$125,164	$76	73
1031 Highland Ave	0.52mi	3/2.0	1,828 (-1%)	0mo	$148,000	$81	70
1113 Demphle Ave	0.57mi	4/1.5 (+1)	1,824 (-1%)	5mo	$152,000	$83	60
55 Virginia Ave	0.45mi	4/2.5 (+1)	1,757 (-5%)	2mo	$215,000	$122	58
156 Edgar Ave	0.29mi	4/1.5 (+1)	1,620 (-12%)	4mo	$155,000	$96	55
112 Missouri Ave	0.36mi	4/1.0 (+1)	1,581 (-14%)	3mo	$150,500	$95	52
468 Irving Ave	0.63mi	4/1.0 (+1)	2,009 (+9%)	0mo	$425,000	$212	51
1221 Arbor Ave	0.73mi	3/1.0	2,115 (+14%)	2mo	$175,000	$83	40
216 Fillmore St	0.67mi	3/1.0	1,586 (-14%)	6mo	$40,000	$25	40
43 Watervliet Ave	0.75mi	3/1.0	1,598 (-14%)	5mo	$234,900	$147	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,625
• Equity at exit: $20,949

10-year hold

• IRR: 15.1%
• Equity multiple: 2.51×
• Total profit: $59,332
• Equity at exit: $12,148

Cash invested: $39,340 (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 45410

• Home prices YoY: -21.4%
• Rents YoY: 11.4%
• Active inventory: 92
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,535 high
• Mortgage (P&I): −$737
• Tax from tax record: −$162 /mo · $1,938/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $255

Break-even live

Break-even rent $1,211

Max offer price $140,500

Occupancy floor 78%

Sensitivity live

Price	-10% $335	-5% $295	+0% $255	+5% $216	+10% $176
Rent	-10% $134	-5% $195	+0% $255	+5% $316	+10% $377
Rate	-1.0pp $326	-0.5pp $291	base $255	+0.5pp $219	+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: $35,125
• Closing costs: $4,215
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
920 E Stewart St Dayton, OH	4.0	1.0	1322	$1,425	$1.08	44d	1	0.05mi
2132 Wayne Ave Dayton, OH	3.0	2.0	1484	$1,350	$0.91	3d	1	0.07mi
2114 Wayne Ave Dayton, OH	4.0	2.0	1723	$1,595	$0.93	44d	1	0.09mi
534 Beckman St Dayton, OH	3.0	2.0	1452	$1,400	$0.96	3d	1	0.13mi
20 Lucerne Ave Dayton, OH	3.0	1.0	1378	$1,200	$0.87	44d	1	0.31mi
32 Gebhart St Dayton, OH	4.0	1.0	1800	$1,400	$0.78	15d	1	0.31mi
1038 Walnut Hill Pl Dayton, OH	3.0	1.0	1232	$1,095	$0.89	44d	1	0.45mi
2600 Wayne Ave Dayton, OH	4.0	1.5	1328	$1,500	$1.13	24d	1	0.48mi
1603 Manette Pl Dayton, OH	4.0	2.0	2000	$1,695	$0.85	15d	1	0.49mi
1411 Wyoming St Dayton, OH	3.0	1.0	1256	$1,095	$0.87	3d	1	0.54mi
1112 Irving Ave Dayton, OH	3.0	4.0	2041	$4,500	$2.20	4d	1	0.56mi
1515 Wyoming St Dayton, OH	3.0	1.0	1400	$1,000	$0.71	44d	1	0.57mi
1101 Phillips Ave Unit 1101 Dayton, OH	3.0	1.5	1300	$1,450	$1.12	44d	1	0.61mi
31 Bidleman St Dayton, OH	2.0	1.5	1568	$1,100	$0.70	44d	1	0.62mi
519 Wyoming St Dayton, OH	3.0	1.5	1240	$1,600	$1.29	44d	1	0.72mi
320 Park Dr Dayton, OH	4.0	3.0	2100	$2,400	$1.14	15d	1	0.77mi
438 Clover St Dayton, OH	3.0	2.0	2156	$1,025	$0.48	44d	1	0.81mi
511 Parrot St Dayton, OH	3.0	1.5	1618	$1,100	$0.68	15d	1	0.85mi
319 Wyoming St Dayton, OH	4.0	2.5	2064	$2,000	$0.97	3d	1	0.87mi
244 Quitman St Unit A Dayton, OH	3.0	1.0	1987	$1,325	$0.67	24d	1	0.93mi
229 James St Unit 228 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	24d	1	0.98mi
227 James St Unit 1 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	4d	1	0.98mi
836 Wellmeier Ave Dayton, OH	4.0	1.0	2148	$1,500	$0.70	4d	1	0.99mi
228 James St Dayton, OH	3.0	1.0	1700	$1,200	$0.71	44d	1	1.00mi
121 E Schantz Ave #3 Dayton, OH	3.0	2.0	2200	$3,500	$1.59	3d	1	1.00mi
243 Oak St Dayton, OH	3.0	1.5	1316	$1,600	$1.22	4d	1	1.03mi
25 Garret St Dayton, OH	2.0	1.5	1364	$1,750	$1.28	24d	1	1.11mi
23 Jasper St Dayton, OH	4.0	4.0	1490	$3,600	$2.42	4d	1	1.12mi
314 Beverly Pl Oakwood, OH	3.0	2.5	2335	$2,450	$1.05	4d	1	1.24mi
213 Burns Ave Dayton, OH	2.0	1.5	1388	$1,500	$1.08	15d	1	1.26mi
213 Burns Ave Dayton, OH	2.0	1.5	1388	$1,500	$1.08	44d	1	1.26mi
2212 Fauver Ave Dayton, OH	3.0	1.0	1300	$1,795	$1.38	44d	1	1.29mi
906 Nordale Ave Dayton, OH	3.0	2.0	1262	$2,200	$1.74	44d	1	1.31mi
310 Old River Trl Dayton, OH	2.0	2.0–2.5	1231	$2,440	$1.98	3d	3	1.31mi
1028 Colwick Dr Dayton, OH	4.0	2.0	1900	$2,200	$1.16	4d	1	1.32mi
1121 Colwick Dr Dayton, OH	3.0	2.0	1272	$1,875	$1.47	22d	1	1.39mi
115 Livingston Ave Dayton, OH	3.0	1.0	1624	$1,450	$0.89	45d	1	1.42mi
117 Clay St Unit 117 Dayton, OH	2.0	1.5	1632	$1,950	$1.19	24d	1	1.42mi
218 Brown St Unit 218 Dayton, OH	3.0	2.5	1789	$2,200	$1.23	44d	1	1.44mi
218 Brown St Dayton, OH	3.0	2.5	1800	$3,200	$1.78	44d	1	1.44mi

Listing history 31 events

1. 2026-06-13
   statusdays on market $140,500 Pending 16 DOM
2. 2026-06-10
   pricedays on market $140,500 Active 14 DOM
3. 2026-06-09
   days on market $145,000 Active 13 DOM
4. 2026-06-08
   days on market $145,000 Active 12 DOM
5. 2026-06-07
   days on market $145,000 Active 11 DOM
6. 2026-06-05
   days on market $145,000 Active 8 DOM
7. 2026-06-03
   days on market $145,000 Active 7 DOM
8. 2026-06-02
   statusdays on market $145,000 Active 6 DOM
9. 2026-05-04
   status Pending 546-char remark
10. 2026-04-29
    listed $145,000 Active 546-char remark
11. 2026-04-17
    historical
12. 2026-04-08
    price $147,000
13. 2026-03-26
    price $150,900
14. 2026-03-20
    price $155,900
15. 2026-03-14
    price $159,900
16. 2026-03-04
    listed $163,000 Active
17. 2024-12-30
    historical $1,250
18. 2024-11-06
    listed $1,250
19. 2024-09-14
    historical
20. 2024-09-14
    status Pending
21. 2024-09-04
    listed $169,999 Active
22. 2023-08-29
    historical $1,200
23. 2023-08-27
    historical $1,200
24. 2023-08-26
    price $1,200
25. 2023-08-23
    listed $1,400
26. 2023-08-13
    historical $1,400
27. 2023-07-22
    listed $1,400
28. 2023-07-22
    listed $1,400
29. 2023-05-23
    soldstatus $56,000
30. 1988-06-09
    soldstatus $38,000
31. 1986-04-25
    soldstatus $17,400

ⓘ 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: $1,938 · $162/mo
• Projected year-2 tax: $2,065 · $172/mo
• Expected delta: +$127/yr (+$11/mo · 6.5%)

ⓘ 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 ≥101°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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,414
• − Mortgage interest: −$7,870
• − Property taxes: −$1,938
• − Insurance: −$702
• − Repairs & maintenance: −$1,473
• − Management: −$1,473
• − Depreciation: −$4,087
• Taxable income: $870
• Est. tax owed @ 24.0%: −$209
• After-tax cash flow: $2,856/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): 14,694
• Household income: $46,651
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 961.0

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 (71%)
• Race & ethnicity: White 71% Black 15% Hispanic / Latino 7% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 2% Iranian 2% Slovak 2%
• Foreign-born: 5% · Canada, United Kingdom
• Languages at home: 91% English-only · Spanish 6% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -100.61%
• Current HPI: 369.3938
• Rent YoY: ▲ 11.37%
• 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

+707.5% since first listed

26 events — show timeline

• 2026-06-13 Pending — Dayton MLS
• 2026-06-10 Price Changed $140,500 Dayton MLS
• 2026-06-01 Relisted — Dayton MLS
• 2026-05-04 Pending — Dayton MLS
• 2026-04-29 Listed $145,000 Dayton MLS
• 2026-04-17 Listing Removed — Dayton MLS
• 2026-04-08 Price Changed $147,000 Dayton MLS
• 2026-03-26 Price Changed $150,900 Dayton MLS
• 2026-03-20 Price Changed $155,900 Dayton MLS
• 2026-03-14 Price Changed $159,900 Dayton MLS
• 2026-03-04 Listed $163,000 Dayton MLS
• 2024-12-30 Rental Removed $1,250 BUILDIUM
• 2024-11-06 Listed for Rent $1,250 BUILDIUM
• 2024-09-14 Listing Removed — Dayton MLS
• 2024-09-14 Pending — Dayton MLS
• 2024-09-04 Listed $169,999 Dayton MLS
• 2023-08-29 Rental Removed $1,200 APPFOLIO
• 2023-08-27 Rental Removed $1,200 RENT.
• 2023-08-26 Price Changed $1,200 RENT.
• 2023-08-23 Listed for Rent $1,400 RENT.
• 2023-08-13 Rental Removed $1,400 RENT.
• 2023-07-22 Listed for Rent $1,400 RENT.
• 2023-07-22 Listed for Rent $1,400 APPFOLIO
• 2023-05-23 Sold (Public Records) $56,000 Public Records
• 1988-06-09 Sold (Public Records) $38,000 Public Records
• 1986-04-25 Sold (Public Records) $17,400 Public Records

Property tax history

+6.9%/yr

Latest (2025): $1,938 · -0.2% YoY. Source: county tax records.