553 Wyoming St · Dayton, OH 45410

$220,000

4 bd · 2.0 ba · 2,192 sqft · MultiFamily public records · 160 Days on market

Built 1865 7,562 sqft lot $100/sqft · at area comps Est $224k · at est.

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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 +24.5/30.0
• ARV discount +8.4/15.0
• DSCR +7.9/10.0
• 1% rule +6.2/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Located in the desirable South Park neighborhood, this duplex is fully occupied. It has a NEW ROOF. Tenants pay all utilities

Key facts

• New roof
• 7,562 sq ft lot
• Built 1865

Tags

• NEW ROOF

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $220k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive. Per door: $226/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $194k (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: Rents rising fast (+11.4%/yr); 92 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• At $2,474/mo this rent would consume 64% of the median local household income ($47k/yr) (locally 961% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 $62k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1865 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $193,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1865 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.79%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (median comp): $224,406
• List price: $220,000
• Delta: -1.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110-112 Johnson St	0.29mi	4/2.0	2,418 (+10%)	0mo	$255,000	$105	69
161 Park Dr	0.28mi	4/2.0	1,950 (-11%)	3mo	$226,000	$116	66
319 Morton Ave Unit 317-319	0.38mi	4/2.0	2,312 (+6%)	13mo	$241,000	$104	62
438 Clover St	0.36mi	4/4.0	2,156 (-2%)	16mo	$155,000	$72	59
349 Morton Ave	0.34mi	5/2.0 (+1)	2,400 (+10%)	7mo	$322,500	$134	58
48 Indiana Ave	0.68mi	4/2.0	1,924 (-12%)	11mo	$145,000	$75	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: 2.5%
• Equity multiple: 1.10×
• Total profit: $6,199
• Equity at exit: $32,803

10-year hold

• IRR: 16.4%
• Equity multiple: 2.66×
• Total profit: $102,030
• Equity at exit: $19,022

Cash invested: $61,600 (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 45410

• Home prices YoY: -21.4%
• Rents YoY: 11.4%
• Active inventory: 92
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $2,474 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$258 /mo · $3,093/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $451

Break-even live

Break-even rent $1,903

Max offer price $220,000

Occupancy floor 77%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,474
Total (2 units)			$2,474

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 Park Dr Dayton, OH	4.0	3.0	2100	$2,400	$1.14	14d	1	0.09mi
1603 Manette Pl Dayton, OH	4.0	2.0	2000	$1,695	$0.85	14d	1	0.19mi
229 James St Unit 228 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	23d	1	0.30mi
227 James St Unit 1 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	3d	1	0.30mi
244 Quitman St Unit A Dayton, OH	3.0	1.0	1987	$1,325	$0.67	23d	1	0.31mi
228 James St Dayton, OH	3.0	1.0	1700	$1,200	$0.71	43d	1	0.32mi
319 Wyoming St Dayton, OH	4.0	2.5	2064	$2,000	$0.97	2d	1	0.32mi
438 Clover St Dayton, OH	3.0	2.0	2156	$1,025	$0.48	43d	1	0.38mi
32 Gebhart St Dayton, OH	4.0	1.0	1800	$1,400	$0.78	14d	1	0.41mi
2114 Wayne Ave Dayton, OH	4.0	2.0	1723	$1,595	$0.93	43d	1	0.62mi
2132 Wayne Ave Dayton, OH	3.0	2.0	1484	$1,350	$0.91	2d	1	0.65mi
534 Beckman St Dayton, OH	3.0	2.0	1452	$1,400	$0.96	2d	1	0.68mi
23 Jasper St Dayton, OH	4.0	4.0	1490	$3,600	$2.42	3d	1	0.74mi
218 Brown St Dayton, OH	3.0	2.5	1800	$3,200	$1.78	43d	1	0.76mi
218 Brown St Unit 218 Dayton, OH	3.0	2.5	1789	$2,200	$1.23	43d	1	0.76mi
216 Brown St Dayton, OH	3.0	1.5	1563	$2,500	$1.60	43d	1	0.76mi
511 Parrot St Dayton, OH	3.0	1.5	1618	$1,100	$0.68	14d	1	0.77mi
1515 Wyoming St Dayton, OH	3.0	1.0	1400	$1,000	$0.71	43d	1	0.78mi
121 E Schantz Ave #3 Dayton, OH	3.0	2.0	2200	$3,500	$1.59	2d	1	1.11mi
1112 Irving Ave Dayton, OH	3.0	4.0	2041	$4,500	$2.20	3d	1	1.20mi
204 Sears St Dayton, OH	3.0	1.0–2.5	1124	$2,793	$2.48	2d	10	1.29mi
836 Wellmeier Ave Dayton, OH	4.0	1.0	2148	$1,500	$0.70	3d	1	1.31mi
140 E Monument Ave Dayton, OH	3.0	1.0–2.0	1048	$2,344	$2.24	2d	11	1.46mi
115 Livingston Ave Dayton, OH	3.0	1.0	1624	$1,450	$0.89	44d	1	1.48mi

Listing history 16 events

1. 2026-06-18
   days on market $220,000 Active 160 DOM
2. 2026-06-17
   days on market $220,000 Active 159 DOM
3. 2026-06-16
   days on market $220,000 Active 158 DOM
4. 2026-06-15
   days on market $220,000 Active 157 DOM
5. 2026-06-14
   days on market $220,000 Active 155 DOM
6. 2026-06-13
   days on market $220,000 Active 154 DOM
7. 2026-06-10
   days on market $220,000 Active 152 DOM
8. 2026-06-09
   days on market $220,000 Active 151 DOM
9. 2026-06-08
   days on market $220,000 Active 150 DOM
10. 2026-06-07
    days on market $220,000 Active 149 DOM
11. 2026-06-05
    days on market $220,000 Active 146 DOM
12. 2026-06-03
    days on market $220,000 Active 145 DOM
13. 2026-06-02
    days on market $220,000 Active 144 DOM
14. 2026-06-01
    days on market $220,000 Active 143 DOM
15. 2026-05-31
    days on market $220,000 Active 142 DOM
16. 2026-01-09
    listed $220,000 Active 125-char remark

    Show marketing remark (125 chars)

    Located in the desirable South Park neighborhood, this duplex is fully occupied. It has a NEW ROOF. Tenants pay all utilities

ⓘ 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: $3,093 · $258/mo
• Projected year-2 tax: $3,262 · $272/mo
• Expected delta: +$170/yr (+$14/mo · 5.5%)

ⓘ 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 4/10 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: $29,688
• − Mortgage interest: −$12,323
• − Property taxes: −$3,093
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,375
• − Management: −$2,375
• − Depreciation: −$6,400
• Taxable income: $2,022
• Est. tax owed @ 24.0%: −$485
• After-tax cash flow: $4,931/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

1 event — show timeline

• 2026-01-09 Listed $220,000 Dayton MLS

Property tax history

+3.5%/yr

Latest (2025): $3,093 · -0.2% YoY. Source: county tax records.