20 Wroe Ave · Dayton, OH 45406

$90,000

6 bd · 2.0 ba · 2,648 sqft · MultiFamily public records · 148 Days on market

Built 1912 7,039 sqft lot $34/sqft · 31% below area Est $131k · 31% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Multi-family units

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

Listing remarks MLS

Fantastic investment opportunity in Dayton’s Five Oaks neighborhood! This duplex offers two spacious units, each featuring 3 bedrooms and 1 bath. One side is finished and currently occupied by a long-term tenant, providing immediate rental income, while the other unit is down to the studs and ready to be finished—perfect for creating your own living space or preparing it for a new tenant. Recent updates include newer vinyl windows and a dimensional roof 2019, adding value and peace of mind for the next owner. Whether you’re looking to expand an existing portfolio or take your first step into real estate investing, this property presents a flexible and rewarding opportunity.

Key facts

• Two spacious units
• Finished unit
• Newer vinyl windows

Tags

• FIVE OAKS NEIGHBORHOOD
• TWO SPACIOUS UNITS
• FINISHED UNIT
• RENTAL INCOME
• NEWER VINYL WINDOWS
• DIMENSIONAL ROOF

🏷️ Possibly a rental listed for sale. The $90,000 price doesn't fit this home's estimated sale value (~$130,721) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $90k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $583/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.8% vs local median 7.3% 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; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• At $2,273/mo this rent would consume 65% of the median local household income ($42k/yr) (locally 1504% 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 $622 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $18k; list at $90k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 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 1912 — 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: 2.53% ✓
• Cap rate: 21.84%
• Cash-on-cash: 55.51%
• DSCR: 3.47
• GRM: 3.3

CMA / ARV

• ARV (median comp): $130,721
• List price: $90,000
• Delta: -31.15%
• 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
229-231 Wroe Ave	0.23mi	6/2.0	2,704 (+2%)	3mo	$115,000	$43	83
804 Harvard Blvd	0.23mi	6/2.0	2,796 (+6%)	0mo	$65,000	$23	80
717 Homewood Ave	0.34mi	6/2.0	2,570 (-3%)	4mo	$75,000	$29	76
375 Kenwood Ave #373	0.40mi	6/2.0	2,560 (-3%)	5mo	$50,000	$20	71
374 Kenwood Ave	0.38mi	6/2.0	2,578 (-3%)	8mo	$148,000	$57	71
44 W Mumma Ave	0.54mi	6/2.0	2,530 (-4%)	2mo	$115,000	$45	66
103 Warder St #101	0.48mi	6/2.0	2,540 (-4%)	8mo	$174,500	$69	65
249-251 Lexington Ave	0.46mi	6/2.0	2,464 (-7%)	3mo	$67,500	$27	64
1117-1119 Superior Ave #1117	0.71mi	6/2.0	2,870 (+8%)	4mo	$169,000	$59	49
143 Victor Ave Unit 141, 143	0.67mi	6/2.0	2,516 (-5%)	17mo	$168,400	$67	46
64/62 Fountain Ave #2	0.64mi	6/2.0	2,954 (+12%)	8mo	$65,000	$22	44
137 & 139 Victor Ave Unit 137 & 139	0.66mi	6/2.0	2,260 (-15%)	7mo	$135,000	$60	39

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: 53.9%
• Equity multiple: 3.37×
• Total profit: $59,775
• Equity at exit: $13,419

10-year hold

• IRR: 59.0%
• Equity multiple: 6.88×
• Total profit: $148,102
• Equity at exit: $7,782

Cash invested: $25,200 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,273 high
• Mortgage (P&I): −$472
• Tax from tax record: −$120 /mo · $1,445/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $1,166

Break-even live

Break-even rent $797

Max offer price $90,000

Occupancy floor 44%

Sensitivity live

Price	-10% $1,217	-5% $1,191	+0% $1,166	+5% $1,140	+10% $1,115
Rent	-10% $986	-5% $1,076	+0% $1,166	+5% $1,256	+10% $1,345
Rate	-1.0pp $1,211	-0.5pp $1,189	base $1,166	+0.5pp $1,142	+1.0pp $1,119

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,272
Total (2 units)			$2,273

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
932 Harvard Blvd Dayton, OH	5.0	2.0	1986	$1,500	$0.76	45d	1	0.27mi

Listing history 25 events

1. 2026-06-18
   days on market $90,000 Active 148 DOM
2. 2026-06-17
   days on market $90,000 Active 147 DOM
3. 2026-06-16
   days on market $90,000 Active 146 DOM
4. 2026-06-15
   days on market $90,000 Active 145 DOM
5. 2026-06-14
   days on market $90,000 Active 143 DOM
6. 2026-06-13
   days on market $90,000 Active 142 DOM
7. 2026-06-10
   days on market $90,000 Active 140 DOM
8. 2026-06-09
   days on market $90,000 Active 139 DOM
9. 2026-06-08
   days on market $90,000 Active 138 DOM
10. 2026-06-07
    days on market $90,000 Active 137 DOM
11. 2026-06-05
    days on market $90,000 Active 134 DOM
12. 2026-06-03
    days on market $90,000 Active 133 DOM
13. 2026-06-02
    days on market $90,000 Active 132 DOM
14. 2026-06-01
    days on market $90,000 Active 131 DOM
15. 2026-05-31
    days on market $90,000 Active 130 DOM
16. 2026-05-04
    historical ActiveUnderContract 700-char remark

    Show marketing remark (700 chars)

    Fantastic investment opportunity in Dayton’s Five Oaks neighborhood! This duplex offers two spacious units, each featuring 3 bedrooms and 1 bath. One side is finished and currently occupied by a long-term tenant, providing immediate rental income, while the other unit is down to the studs and ready to be finished—perfect for creating your own living space or preparing it for a new tenant. Recent updates include newer vinyl windows and a dimensional roof 2019, adding value and peace of mind for the next owner. Whether you’re looking to expand an existing portfolio or take your first step into real estate investing, this property presents a flexible and rewarding opportunity.

17. 2026-04-12
    price $90,000 700-char remark

    Show marketing remark (700 chars)

    Fantastic investment opportunity in Dayton’s Five Oaks neighborhood! This duplex offers two spacious units, each featuring 3 bedrooms and 1 bath. One side is finished and currently occupied by a long-term tenant, providing immediate rental income, while the other unit is down to the studs and ready to be finished—perfect for creating your own living space or preparing it for a new tenant. Recent updates include newer vinyl windows and a dimensional roof 2019, adding value and peace of mind for the next owner. Whether you’re looking to expand an existing portfolio or take your first step into real estate investing, this property presents a flexible and rewarding opportunity.

18. 2026-02-26
    status Active 700-char remark

    Show marketing remark (700 chars)

    Fantastic investment opportunity in Dayton’s Five Oaks neighborhood! This duplex offers two spacious units, each featuring 3 bedrooms and 1 bath. One side is finished and currently occupied by a long-term tenant, providing immediate rental income, while the other unit is down to the studs and ready to be finished—perfect for creating your own living space or preparing it for a new tenant. Recent updates include newer vinyl windows and a dimensional roof 2019, adding value and peace of mind for the next owner. Whether you’re looking to expand an existing portfolio or take your first step into real estate investing, this property presents a flexible and rewarding opportunity.

19. 2026-02-17
    status Pending 700-char remark

    Show marketing remark (700 chars)

    Fantastic investment opportunity in Dayton’s Five Oaks neighborhood! This duplex offers two spacious units, each featuring 3 bedrooms and 1 bath. One side is finished and currently occupied by a long-term tenant, providing immediate rental income, while the other unit is down to the studs and ready to be finished—perfect for creating your own living space or preparing it for a new tenant. Recent updates include newer vinyl windows and a dimensional roof 2019, adding value and peace of mind for the next owner. Whether you’re looking to expand an existing portfolio or take your first step into real estate investing, this property presents a flexible and rewarding opportunity.

20. 2026-01-10
    listed $99,900 Active 700-char remark

    Show marketing remark (700 chars)

    Fantastic investment opportunity in Dayton’s Five Oaks neighborhood! This duplex offers two spacious units, each featuring 3 bedrooms and 1 bath. One side is finished and currently occupied by a long-term tenant, providing immediate rental income, while the other unit is down to the studs and ready to be finished—perfect for creating your own living space or preparing it for a new tenant. Recent updates include newer vinyl windows and a dimensional roof 2019, adding value and peace of mind for the next owner. Whether you’re looking to expand an existing portfolio or take your first step into real estate investing, this property presents a flexible and rewarding opportunity.

21. 2018-02-23
    historical
22. 2017-12-06
    price $28,000
23. 2017-10-19
    price $30,000
24. 2017-10-19
    listed $30 Active
25. 1988-01-04
    soldstatus $18,000

ⓘ 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: $1,445 · $120/mo
• Projected year-2 tax: $1,445 · $120/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 ≥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: $27,276
• − Mortgage interest: −$5,041
• − Property taxes: −$1,445
• − Insurance: −$450
• − Repairs & maintenance: −$2,182
• − Management: −$2,182
• − Depreciation: −$2,618
• Taxable income: $13,358
• Est. tax owed @ 24.0%: −$3,206
• After-tax cash flow: $10,784/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

+400.0% since first listed

10 events — show timeline

• 2026-05-04 Contingent — Dayton MLS
• 2026-04-12 Price Changed $90,000 Dayton MLS
• 2026-02-26 Relisted — Dayton MLS
• 2026-02-17 Pending — Dayton MLS
• 2026-01-10 Listed $99,900 Dayton MLS
• 2018-02-23 Listing Removed — Dayton MLS
• 2017-12-06 Price Changed $28,000 Dayton MLS
• 2017-10-19 Price Changed $30,000 Dayton MLS
• 2017-10-19 Listed $30 Dayton MLS
• 1988-01-04 Sold (Public Records) $18,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,445 · +1.9% YoY. Source: county tax records.