2100 Wayne Ave · Dayton, OH 45410

$85,000

3 bd · 2.0 ba · 1,542 sqft · SingleFamily public records · 67 Days on market

Built 1905 6,599 sqft lot $55/sqft · 48% below area Est $164k · 48% 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 +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 MLS

Spacious 4-bedroom, 2-bath two-story home located in the heart of Dayton! Large windows throughout fill the home with natural light, creating a bright and welcoming feel. Enjoy relaxing on the inviting front porch and take advantage of the generous backyard with plenty of room for outdoor living, gardening, or entertaining. This home offers great space, character, and opportunity for someone ready to add their personal touch and bring it back to life. A solid property with tons of potential in a convenient location close to everything Dayton has to offer!

Key facts

• Large windows
• Front porch
• Solid property

Tags

• LARGE WINDOWS
• FRONT PORCH
• GENEROUS BACKYARD
• OUTDOOR LIVING
• SOLID PROPERTY
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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: amenities C-, crime F, commute 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.
• Zoned schools: River'S Edge Montessori Elementary School (math 22% / reading 32%, grade F, #1,193 of 1,584 statewide, top 76%, 494 students, 0% FRL); Belmont High School (math 5% / reading 20%, grade F, #720 of 781 statewide, top 93%, 1,100 students, 0% FRL) — zoned schools average 0% FRL vs 74% district-wide (74 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+11.4%/yr); 94 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 36% 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 $588 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 + 8.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $85k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — 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: 1.65% ✓
• Cap rate: 13.92%
• Cash-on-cash: 27.23%
• DSCR: 2.21
• GRM: 5.1

CMA / ARV

• ARV (median comp): $164,325
• List price: $85,000
• Delta: -48.27%
• 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
2127 Wayne Ave	0.05mi	3/2.0	1,648 (+7%)	2mo	$125,164	$76	84
40 Anderson St	0.09mi	3/1.5	1,433 (-7%)	1mo	$172,850	$121	81
128 Missouri Ave	0.21mi	3/2.0	1,415 (-8%)	2mo	$165,000	$117	75
112 Missouri Ave	0.24mi	4/1.0 (+1)	1,581 (+2%)	3mo	$150,500	$95	73
167 Indiana Ave	0.23mi	3/1.5	1,395 (-10%)	2mo	$179,900	$129	70
136 Dover St	0.54mi	3/1.5	1,512 (-2%)	2mo	$92,000	$61	68
1027 Highland Ave	0.44mi	4/1.5 (+1)	1,520 (-1%)	3mo	$117,500	$77	67
645 Orlando Ter	0.66mi	3/2.0	1,562 (+1%)	1mo	$315,000	$202	67
55 Illinois Ave	0.30mi	3/1.0	1,408 (-9%)	1mo	$95,000	$67	67
1254 Phillips Ave	0.51mi	3/1.5	1,348 (-13%)	2mo	$187,000	$139	51
55 Virginia Ave	0.37mi	4/2.5 (+1)	1,757 (+14%)	2mo	$215,000	$122	51
853 Creighton Ave	0.74mi	3/1.0	1,368 (-11%)	2mo	$125,000	$91	40

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: 26.7%
• Equity multiple: 2.18×
• Total profit: $28,045
• Equity at exit: $12,674

10-year hold

• IRR: 37.1%
• Equity multiple: 5.31×
• Total profit: $102,476
• Equity at exit: $7,349

Cash invested: $23,800 (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: 94
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,402 high
• Mortgage (P&I): −$446
• Tax from tax record: −$86 /mo · $1,036/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $540

Break-even live

Break-even rent $718

Max offer price $85,000

Occupancy floor 56%

Sensitivity live

Price	-10% $588	-5% $564	+0% $540	+5% $516	+10% $492
Rent	-10% $429	-5% $485	+0% $540	+5% $595	+10% $651
Rate	-1.0pp $583	-0.5pp $562	base $540	+0.5pp $518	+1.0pp $496

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2114 Wayne Ave Dayton, OH	4.0	2.0	1723	$1,595	$0.93	45d	1	0.05mi
2132 Wayne Ave Dayton, OH	3.0	2.0	1484	$1,350	$0.91	4d	1	0.07mi
313 Illinois Ave Dayton, OH	3.0	1.0	1142	$975	$0.85	5d	1	0.10mi
20 Lucerne Ave Dayton, OH	3.0	1.0	1378	$1,200	$0.87	45d	1	0.17mi
920 E Stewart St Dayton, OH	4.0	1.0	1322	$1,425	$1.08	45d	1	0.17mi
32 Gebhart St Dayton, OH	4.0	1.0	1800	$1,400	$0.78	16d	1	0.19mi
534 Beckman St Dayton, OH	3.0	2.0	1452	$1,400	$0.96	4d	1	0.24mi
136 Indiana Ave Dayton, OH	3.0	1.0	1194	$1,250	$1.05	25d	1	0.25mi
1038 Walnut Hill Pl Dayton, OH	3.0	1.0	1232	$1,095	$0.89	45d	1	0.32mi
1020 Walnut Hill Pl Dayton, OH	3.0	1.0	1200	$1,400	$1.17	45d	1	0.35mi
1603 Manette Pl Dayton, OH	4.0	2.0	2000	$1,695	$0.85	16d	1	0.40mi
1411 Wyoming St Dayton, OH	3.0	1.0	1256	$1,095	$0.87	4d	1	0.42mi
1515 Wyoming St Dayton, OH	3.0	1.0	1400	$1,000	$0.71	45d	1	0.46mi
31 Bidleman St Dayton, OH	2.0	1.5	1568	$1,100	$0.70	45d	1	0.49mi
2600 Wayne Ave Dayton, OH	4.0	1.5	1328	$1,500	$1.13	25d	1	0.51mi
1101 Phillips Ave Unit 1101 Dayton, OH	3.0	1.5	1300	$1,450	$1.12	45d	1	0.54mi
519 Wyoming St Dayton, OH	3.0	1.5	1240	$1,600	$1.29	45d	1	0.64mi
438 Clover St Dayton, OH	3.0	2.0	2156	$1,025	$0.48	45d	1	0.68mi
320 Park Dr Dayton, OH	4.0	3.0	2100	$2,400	$1.14	16d	1	0.68mi
1112 Irving Ave Dayton, OH	3.0	4.0	2041	$4,500	$2.20	5d	1	0.70mi
511 Parrot St Dayton, OH	3.0	1.5	1618	$1,100	$0.68	16d	1	0.72mi
344 Firwood Dr Dayton, OH	1.0–3.0	1.0–1.5	739	$1,350	$1.83	4d	15	0.79mi
244 Quitman St Unit A Dayton, OH	3.0	1.0	1987	$1,325	$0.67	25d	1	0.81mi
319 Wyoming St Dayton, OH	4.0	2.5	2064	$2,000	$0.97	4d	1	0.82mi
637 Creighton Ave Dayton, OH	3.0	1.0	1144	$1,350	$1.18	16d	1	0.88mi
229 James St Unit 228 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	25d	1	0.88mi
227 James St Unit 1 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	5d	1	0.89mi
228 James St Dayton, OH	3.0	1.0	1700	$1,200	$0.71	45d	1	0.90mi
836 Wellmeier Ave Dayton, OH	4.0	1.0	2148	$1,500	$0.70	5d	1	0.92mi
854 Santa Cruz Ave Dayton, OH	3.0	1.0	1060	$1,300	$1.23	45d	1	0.96mi
243 Oak St Dayton, OH	3.0	1.5	1316	$1,600	$1.22	5d	1	0.97mi
25 Garret St Dayton, OH	2.0	1.5	1364	$1,750	$1.28	25d	1	1.03mi
424 Bantz Ct Dayton, OH	3.0	1.0	1192	$1,050	$0.88	5d	1	1.04mi
121 E Schantz Ave #3 Dayton, OH	3.0	2.0	2200	$3,500	$1.59	4d	1	1.08mi
706 Kolping Ave Unit 706 Dayton, OH	3.0	1.5	1172	$1,300	$1.11	4d	1	1.09mi
23 Jasper St Dayton, OH	4.0	4.0	1490	$3,600	$2.42	5d	1	1.12mi
213 Burns Ave Dayton, OH	2.0	1.5	1388	$1,500	$1.08	45d	1	1.19mi
213 Burns Ave Dayton, OH	2.0	1.5	1388	$1,500	$1.08	16d	1	1.19mi
1354 Ohmer St Unit 1356C Dayton, OH	2.0	2.0	1200	$900	$0.75	45d	1	1.20mi
1053 Wilmington Ave Dayton, OH	2.0–3.0	1.0–1.5	1025	$1,495	$1.46	4d	5	1.22mi

Listing history 42 events

1. 2026-06-22
   days on market $85,000 Active 67 DOM
2. 2026-06-18
   days on market $85,000 Active 64 DOM
3. 2026-06-17
   days on market $85,000 Active 63 DOM
4. 2026-06-16
   days on market $85,000 Active 62 DOM
5. 2026-06-15
   days on market $85,000 Active 61 DOM
6. 2026-06-14
   days on market $85,000 Active 59 DOM
7. 2026-06-13
   days on market $85,000 Active 58 DOM
8. 2026-06-10
   days on market $85,000 Active 56 DOM
9. 2026-06-09
   days on market $85,000 Active 55 DOM
10. 2026-06-08
    days on market $85,000 Active 54 DOM
11. 2026-06-07
    days on market $85,000 Active 53 DOM
12. 2026-06-05
    days on market $85,000 Active 50 DOM
13. 2026-06-03
    days on market $85,000 Active 49 DOM
14. 2026-06-02
    days on market $85,000 Active 48 DOM
15. 2026-06-01
    days on market $85,000 Active 47 DOM
16. 2026-05-31
    days on market $85,000 Active 46 DOM
17. 2026-04-15
    listed $90,000 Active 561-char remark

    Show marketing remark (561 chars)

    Spacious 4-bedroom, 2-bath two-story home located in the heart of Dayton! Large windows throughout fill the home with natural light, creating a bright and welcoming feel. Enjoy relaxing on the inviting front porch and take advantage of the generous backyard with plenty of room for outdoor living, gardening, or entertaining. This home offers great space, character, and opportunity for someone ready to add their personal touch and bring it back to life. A solid property with tons of potential in a convenient location close to everything Dayton has to offer!

18. 2025-06-12
    status Pending
19. 2025-06-09
    historical
20. 2025-06-06
    price $70,000
21. 2025-06-06
    price $70,000
22. 2025-06-02
    price $80,000
23. 2025-06-01
    price $80,000
24. 2025-05-23
    price $99,900
25. 2025-05-23
    price $99,900
26. 2025-04-28
    listed $115,000 Active
27. 2021-08-23
    soldstatus $32,000 Closed
28. 2021-08-23
    soldstatus $32,000 Sold
29. 2021-08-16
    historical Active/Pending
30. 2021-08-11
    listed $35,800 Active
31. 2012-02-02
    historical
32. 2011-11-02
    listed $9,900
33. 2011-10-31
    historical
34. 2011-07-31
    listed $29,900
35. 2011-03-02
    soldstatus $1,000 Closed
36. 2011-03-02
    soldstatus $1,000
37. 2011-02-21
    historical
38. 2010-12-06
    listed $9,900
39. 2007-11-14
    soldstatus $65,000
40. 2006-01-12
    soldstatus $36,200
41. 1997-11-07
    soldstatus $47,500
42. 1990-08-17
    soldstatus $25,000

ⓘ 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: $1,036 · $86/mo
• Projected year-2 tax: $1,181 · $98/mo
• Expected delta: +$145/yr (+$12/mo · 14.0%)

ⓘ 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 ≥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: $16,824
• − Mortgage interest: −$4,761
• − Property taxes: −$1,036
• − Insurance: −$425
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − Depreciation: −$2,473
• Taxable income: $5,438
• Est. tax owed @ 24.0%: −$1,305
• After-tax cash flow: $5,176/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

+260.0% since first listed

26 events — show timeline

• 2026-04-15 Listed $90,000 Dayton MLS
• 2025-06-12 Pending — WRIST
• 2025-06-09 Listing Removed — WRIST
• 2025-06-06 Price Changed $70,000 WRIST
• 2025-06-06 Price Changed $70,000 Dayton MLS
• 2025-06-02 Price Changed $80,000 Dayton MLS
• 2025-06-01 Price Changed $80,000 WRIST
• 2025-05-23 Price Changed $99,900 WRIST
• 2025-05-23 Price Changed $99,900 Dayton MLS
• 2025-04-28 Listed $115,000 WRIST
• 2021-08-23 Sold (MLS) $32,000 Dayton MLS
• 2021-08-23 Sold (MLS) $32,000 Dayton MLS
• 2021-08-16 Contingent — Dayton MLS
• 2021-08-11 Listed $35,800 Dayton MLS
• 2012-02-02 Listing Removed — Dayton MLS
• 2011-11-02 Listed $9,900 Dayton MLS
• 2011-10-31 Listing Removed — Dayton MLS
• 2011-07-31 Listed $29,900 Dayton MLS
• 2011-03-02 Sold (MLS) $1,000 Dayton MLS
• 2011-03-02 Sold (MLS) $1,000 Dayton MLS
• 2011-02-21 Listing Removed — Dayton MLS
• 2010-12-06 Listed $9,900 Dayton MLS
• 2007-11-14 Sold (Public Records) $65,000 Public Records
• 2006-01-12 Sold (Public Records) $36,200 Public Records
• 1997-11-07 Sold (Public Records) $47,500 Public Records
• 1990-08-17 Sold (Public Records) $25,000 Public Records

Property tax history

-6.1%/yr

Latest (2025): $1,036 · +2.4% YoY. Source: county tax records.