925 Maplehurst Ave · Dayton, OH 45402

$55,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 101 Days on market

Built 2002 4,678 sqft lot $64/sqft · at area comps Est $56k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.7/15.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This three-bedroom, one-bath residence offers a promising value-add opportunity in a neighborhood undergoing steady revitalization. The home features a functional layout suitable for renovation, along with a detached two-car garage that enhances both utility and long-term rental appeal. With its proximity to downtown Dayton, major employment centers, and key transportation routes, the property presents a solid option for investors seeking a renovation project or an income-producing asset.

Key facts

• Functional layout
• 4,678 sq ft lot
• 2 garage spots

Tags

• VALUE-ADD OPPORTUNITY
• FUNCTIONAL LAYOUT
• DETACHED TWO-CAR GARAGE
• PROXIMITY TO DOWNTOWN
• MAJOR EMPLOYMENT CENTERS
• KEY TRANSPORTATION ROUTES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.3% vs local median 7.4% 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 (+4.0%/yr); 83 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k 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 + 4.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $17k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $7k; list at $55k implies a 686% gain — meaningful room to come down on a strong offer.

Recommended offer $50,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.11% ✓
• Cap rate: 17.30%
• Cash-on-cash: 39.32%
• DSCR: 2.75
• GRM: 4.0

CMA / ARV

• ARV (median comp): $56,464
• List price: $55,000
• Delta: -2.59%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
925 Maplehurst Ave	0.00mi	3/1.0	864 (0%)	0mo	$50,000	$58	100
927 Maplehurst Ave	0.01mi	2/1.5 (-1)	924 (+7%)	6mo	$120,000	$130	76
550 Brooklyn Ave	0.35mi	2/1.0 (-1)	864 (0%)	4mo	$80,000	$93	75
938 Leland Ave	0.56mi	2/1.0 (-1)	844 (-2%)	0mo	$40,000	$47	64
1727 W Riverview Ave	0.67mi	2/1.0 (-1)	864 (0%)	4mo	$33,000	$38	60
1812 Haverhill Dr	0.55mi	3/1.0	933 (+8%)	1mo	$108,900	$117	60
308 Brooklyn Ave	0.56mi	2/1.0 (-1)	888 (+3%)	5mo	$130,000	$146	60
1335 Kingsley Ave	0.69mi	3/1.0	900 (+4%)	4mo	$94,900	$105	58
848 N Upland Ave	0.67mi	2/1.0 (-1)	846 (-2%)	3mo	$52,000	$61	57
936 Walton Ave	0.51mi	2/1.0 (-1)	792 (-8%)	5mo	$60,000	$76	54
56 Lorenz Ave	0.67mi	3/2.0	792 (-8%)	3mo	$142,000	$179	49
321 Brooklyn Ave	0.56mi	2/1.0 (-1)	974 (+13%)	6mo	$60,000	$62	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 · 3.98% rent growth · sell at horizon

5-year hold

• IRR: 36.8%
• Equity multiple: 2.59×
• Total profit: $24,413
• Equity at exit: $8,201

10-year hold

• IRR: 43.9%
• Equity multiple: 5.39×
• Total profit: $67,615
• Equity at exit: $4,755

Cash invested: $15,400 (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 45402

• Rents YoY: 4.0%
• Active inventory: 83
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,159 high
• Mortgage (P&I): −$288
• Tax from tax record: −$100 /mo · $1,195/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $505

Break-even live

Break-even rent $520

Max offer price $55,000

Occupancy floor 51%

Sensitivity live

Price	-10% $536	-5% $520	+0% $505	+5% $489	+10% $473
Rent	-10% $413	-5% $459	+0% $505	+5% $550	+10% $596
Rate	-1.0pp $532	-0.5pp $519	base $505	+0.5pp $490	+1.0pp $476

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
725 Maplehurst Ave Dayton, OH	2.0	1.0	1104	$895	$0.81	44d	1	0.11mi
635 Anna St Dayton, OH	3.0	1.0	960	$1,300	$1.35	15d	1	0.16mi
1903 W Grand Ave Unit 4 Dayton, OH	2.0	1.0	600	$850	$1.42	44d	1	0.38mi
920 Huron Ave Dayton, OH	2.0	1.0	950	$995	$1.05	4d	1	0.47mi
828 Walton Ave Unit 832 Walton Dayton, OH	2.0	1.0	750	$795	$1.06	24d	1	0.51mi
3222 Athens Ave Unit C Dayton, OH	2.0	1.0	700	$700	$1.00	44d	1	0.58mi
1816 N James H McGee Blvd Unit C Dayton, OH	3.0	1.0	950	$1,150	$1.21	3d	1	0.64mi
1816 N James H McGee Blvd Apt A Dayton, OH	3.0	1.0	950	$1,200	$1.26	3d	1	0.64mi
1816 N James H McGee Blvd Apt B Dayton, OH	3.0	1.0	950	$1,150	$1.21	44d	1	0.64mi
41 N Marion St Dayton, OH	2.0	1.0	652	$925	$1.42	4d	1	0.69mi
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	44d	1	0.70mi
863 N Upland Ave Dayton, OH	3.0	1.0	1042	$1,200	$1.15	44d	1	0.71mi
70 Gramont Ave Dayton, OH	3.0	1.5	966	$1,300	$1.35	3d	1	0.73mi
137 Westwood Ave Dayton, OH	2.0	1.0	784	$900	$1.15	4d	1	0.81mi
3007 Cornell Dr Dayton, OH	2.0	1.0	827	$1,000	$1.21	4d	1	0.90mi
3925 Hoover Ave Dayton, OH	2.0	1.0	936	$1,100	$1.18	3d	1	0.93mi
3552 Stanford Pl Dayton, OH	2.0	1.0	800	$800	$1.00	24d	1	1.08mi
3552 Stanford Pl Unit 3552 Dayton, OH	2.0	1.0	800	$800	$1.00	44d	1	1.08mi
1067 Salem Ave Dayton, OH	2.0	1.0	1100	$900	$0.82	44d	1	1.20mi
1067 Salem Ave Unit 3 Dayton, OH	2.0	1.5	1100	$900	$0.82	44d	1	1.20mi
1067 Salem Ave Unit 2 Dayton, OH	2.0	1.5	1100	$900	$0.82	44d	1	1.20mi
3652 Otterbein Ave Unit 3652 Dayton, OH	2.0	1.0	700	$800	$1.14	3d	1	1.25mi
3650 Otterbein Ave Unit 3650 Dayton, OH	2.0	1.0	900	$800	$0.89	3d	1	1.25mi
905 Neal Ave Dayton, OH	3.0	1.0	1100	$850	$0.77	44d	1	1.27mi
905 Neal Ave Dayton, OH	2.0	1.0	950	$750	$0.79	24d	1	1.27mi
3311 Otterbein Ave Dayton, OH	3.0	1.5	1004	$1,300	$1.29	12d	1	1.27mi
1732 Harold Dr Dayton, OH	2.0	1.0	805	$925	$1.15	44d	1	1.29mi
3537 Otterbein Ave Unit d Dayton, OH	2.0	1.0	900	$925	$1.03	44d	1	1.32mi
652 Dennison Ave Dayton, OH	2.0	2.0	988	$1,095	$1.11	22d	1	1.33mi
673 Randolph St Dayton, OH	2.0	1.0	792	$950	$1.20	44d	1	1.36mi
119 Edgewood Ave Dayton, OH	1.0–2.0	1.0	817	$999	$1.22	24d	2	1.39mi
1720 Kings Mill Ct Dayton, OH	2.0	1.5	975	$925	$0.95	24d	1	1.40mi
4109 Midway Ave Dayton, OH	3.0	1.0	971	$1,000	$1.03	4d	1	1.40mi
848 Riverview Ter Apt 205 Dayton, OH	2.0	1.0	1100	$1,100	$1.00	15d	1	1.46mi
2240 Lakeview Ave Dayton, OH	3.0	1.0	1056	$1,025	$0.97	44d	1	1.47mi
628 W Norman Ave Unit 628 Dayton, OH	2.0	1.0	918	$795	$0.87	44d	1	1.48mi
515 W Grand Ave Dayton, OH	2.0	2.0	1100	$1,025	$0.93	44d	1	1.49mi
515 W Grand Ave Dayton, OH	2.0	2.0	1100	$1,025	$0.93	24d	1	1.49mi
515 W Grand Ave Dayton, OH	2.0	2.0	1100	$1,025	$0.93	4d	1	1.49mi

Listing history 14 events

1. 2026-05-08
   price $55,000 493-char remark

   Show marketing remark (493 chars)

   This three-bedroom, one-bath residence offers a promising value-add opportunity in a neighborhood undergoing steady revitalization. The home features a functional layout suitable for renovation, along with a detached two-car garage that enhances both utility and long-term rental appeal. With its proximity to downtown Dayton, major employment centers, and key transportation routes, the property presents a solid option for investors seeking a renovation project or an income-producing asset.

2. 2026-04-29
   price $62,000 493-char remark

   Show marketing remark (493 chars)

   This three-bedroom, one-bath residence offers a promising value-add opportunity in a neighborhood undergoing steady revitalization. The home features a functional layout suitable for renovation, along with a detached two-car garage that enhances both utility and long-term rental appeal. With its proximity to downtown Dayton, major employment centers, and key transportation routes, the property presents a solid option for investors seeking a renovation project or an income-producing asset.

3. 2026-04-24
   status Active 493-char remark

   Show marketing remark (493 chars)

   This three-bedroom, one-bath residence offers a promising value-add opportunity in a neighborhood undergoing steady revitalization. The home features a functional layout suitable for renovation, along with a detached two-car garage that enhances both utility and long-term rental appeal. With its proximity to downtown Dayton, major employment centers, and key transportation routes, the property presents a solid option for investors seeking a renovation project or an income-producing asset.

4. 2026-04-02
   historical ActiveUnderContract 493-char remark

   Show marketing remark (493 chars)

   This three-bedroom, one-bath residence offers a promising value-add opportunity in a neighborhood undergoing steady revitalization. The home features a functional layout suitable for renovation, along with a detached two-car garage that enhances both utility and long-term rental appeal. With its proximity to downtown Dayton, major employment centers, and key transportation routes, the property presents a solid option for investors seeking a renovation project or an income-producing asset.

5. 2026-03-14
   price $67,000 493-char remark

   Show marketing remark (493 chars)

   This three-bedroom, one-bath residence offers a promising value-add opportunity in a neighborhood undergoing steady revitalization. The home features a functional layout suitable for renovation, along with a detached two-car garage that enhances both utility and long-term rental appeal. With its proximity to downtown Dayton, major employment centers, and key transportation routes, the property presents a solid option for investors seeking a renovation project or an income-producing asset.

6. 2026-03-14
   status Active 493-char remark

   Show marketing remark (493 chars)

   This three-bedroom, one-bath residence offers a promising value-add opportunity in a neighborhood undergoing steady revitalization. The home features a functional layout suitable for renovation, along with a detached two-car garage that enhances both utility and long-term rental appeal. With its proximity to downtown Dayton, major employment centers, and key transportation routes, the property presents a solid option for investors seeking a renovation project or an income-producing asset.

7. 2026-03-11
   historical ActiveUnderContract 493-char remark

   Show marketing remark (493 chars)

   This three-bedroom, one-bath residence offers a promising value-add opportunity in a neighborhood undergoing steady revitalization. The home features a functional layout suitable for renovation, along with a detached two-car garage that enhances both utility and long-term rental appeal. With its proximity to downtown Dayton, major employment centers, and key transportation routes, the property presents a solid option for investors seeking a renovation project or an income-producing asset.

8. 2026-02-07
   listed $72,000 Active 493-char remark

   Show marketing remark (493 chars)

   This three-bedroom, one-bath residence offers a promising value-add opportunity in a neighborhood undergoing steady revitalization. The home features a functional layout suitable for renovation, along with a detached two-car garage that enhances both utility and long-term rental appeal. With its proximity to downtown Dayton, major employment centers, and key transportation routes, the property presents a solid option for investors seeking a renovation project or an income-producing asset.

9. 2011-05-17
   historical
10. 2011-01-14
    listed $25,000
11. 1996-12-10
    soldstatus $7,000
12. 1996-12-09
    soldstatus $7,000
13. 1994-08-23
    soldstatus $2,800
14. 1986-04-18
    soldstatus $9,000

ⓘ 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: $1,195 · $100/mo
• Projected year-2 tax: $1,195 · $100/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 3/10 Moderate 7 d/yr ≥104°F today · 19 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: $13,906
• − Mortgage interest: −$3,081
• − Property taxes: −$1,195
• − Insurance: −$275
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$1,600
• Taxable income: $5,530
• Est. tax owed @ 24.0%: −$1,327
• After-tax cash flow: $4,727/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): 9,407
• Household income: $48,401
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 404.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 57% White 32% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Italian 2% Serbian 2% Slovak 1%
• Foreign-born: 5% · Canada, Vietnam, Jamaica
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1% Arabic 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: ▼ -81.89%
• Current HPI: 149.7909
• Rent YoY: ▲ 3.98%
• 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

+511.1% since first listed

14 events — show timeline

• 2026-05-08 Price Changed $55,000 Dayton MLS
• 2026-04-29 Price Changed $62,000 Dayton MLS
• 2026-04-24 Relisted — Dayton MLS
• 2026-04-02 Contingent — Dayton MLS
• 2026-03-14 Price Changed $67,000 Dayton MLS
• 2026-03-14 Relisted — Dayton MLS
• 2026-03-11 Contingent — Dayton MLS
• 2026-02-07 Listed $72,000 Dayton MLS
• 2011-05-17 Listing Removed — Dayton MLS
• 2011-01-14 Listed $25,000 Dayton MLS
• 1996-12-10 Sold (Public Records) $7,000 Public Records
• 1996-12-09 Sold (Public Records) $7,000 Public Records
• 1994-08-23 Sold (Public Records) $2,800 Public Records
• 1986-04-18 Sold (Public Records) $9,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,195 · +102.0% YoY. Source: county tax records.