816 N Gettysburg Ave · Dayton, OH 45417

$69,400

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 87 Days on market

Built 1929 5,462 sqft lot $90/sqft · at area comps Est $70k · 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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +8.2/15.0
• 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

Discover a charming Dayton residence brimming with potential, ideal for those seeking to downsize or expand their investment portfolio. This delightful single-story home welcomes you with an enclosed porch at both the front and rear, offering versatile spaces for relaxation or enjoying the outdoors in comfort. Inside, an abundance of windows bathes the living areas in natural light, creating a bright and inviting atmosphere throughout the 768 square feet of living space. The interior features a dedicated living room and a separate dining room, perfect for intimate gatherings and quiet meals. A unique and adorable bathroom awaits, showcasing a shower surround with distinctive tulip flower molding, adding a touch of whimsical elegance. Situated on a generous 0.13-acre lot, the property provides ample outdoor space, and while it doesn't currently include a garage, there is considerable room to build one to suit your needs. The convenient driveway offers the added benefit of a drive-through option to the alley, enhancing accessibility. With a few little touch-ups, this property can present a wonderful opportunity to embrace comfortable living in a well-established neighborhood, combining practical features with an inviting ambiance.

Key facts

• Unique bathroom
• Generous lot
• Separate dining room

Tags

• ENCLOSED PORCH
• ABUNDANCE OF WINDOWS
• DEDICATED LIVING ROOM
• SEPARATE DINING ROOM
• UNIQUE BATHROOM
• GENEROUS LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($980 rent vs $69k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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 fast (+4.1%/yr); 135 active listings in the ZIP; 36 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; lower-income renter base — watch delinquency; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 32% of the median local income ($37k/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 $480 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 + 4.1% rent growth), your $19k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $14k; list at $69k implies a 382% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,235 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 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 1929 — 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: 1.41% ✓
• Cap rate: 12.40%
• Cash-on-cash: 21.81%
• DSCR: 1.97
• GRM: 5.9

CMA / ARV

• ARV (median comp): $70,452
• List price: $69,400
• Delta: -1.49%
• 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
524 Crestmore Ave	0.29mi	2/1.0	786 (+2%)	8mo	$75,000	$95	76
752 Cleverly Rd	0.44mi	2/1.0	788 (+3%)	2mo	$115,000	$146	74
759 Geneva Rd	0.40mi	2/1.0	735 (-4%)	4mo	$100,000	$136	71
38 N Hatfield St	0.48mi	2/1.0	768 (0%)	10mo	$60,000	$78	69
936 Walton Ave	0.70mi	2/1.0	792 (+3%)	5mo	$60,000	$76	58
848 N Upland Ave	0.49mi	2/1.0	846 (+10%)	3mo	$52,000	$61	57
720 Geneva Rd	0.39mi	2/1.5	848 (+10%)	9mo	$149,600	$176	55
361 Roxbury Rd	0.42mi	2/1.0	864 (+12%)	7mo	$120,000	$139	54
938 Leland Ave	0.66mi	2/1.0	844 (+10%)	0mo	$40,000	$47	52
548 Huron Ave	0.61mi	2/1.0	830 (+8%)	8mo	$75,000	$90	52
320 Huron Ave	0.57mi	2/1.0	840 (+9%)	8mo	$52,000	$62	51
550 Brooklyn Ave	0.73mi	2/1.0	864 (+12%)	4mo	$80,000	$93	42

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 · 4.06% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 1.63×
• Total profit: $12,279
• Equity at exit: $10,348

10-year hold

• IRR: 24.9%
• Equity multiple: 3.26×
• Total profit: $43,993
• Equity at exit: $6,000

Cash invested: $19,432 (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 45417

• Home prices YoY: -32.3%
• Rents YoY: 4.1%
• Active inventory: 135
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $980 high
• Mortgage (P&I): −$364
• Tax from tax record: −$28 /mo · $336/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $353

Break-even live

Break-even rent $533

Max offer price $69,400

Occupancy floor 59%

Sensitivity live

Price	-10% $392	-5% $373	+0% $353	+5% $333	+10% $314
Rent	-10% $276	-5% $314	+0% $353	+5% $392	+10% $431
Rate	-1.0pp $388	-0.5pp $371	base $353	+0.5pp $335	+1.0pp $317

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: $17,350
• Closing costs: $2,082
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3627 Delphos Ave Dayton, OH	1.0	1.0	525	$625	$1.19	14d	1	0.25mi
3925 Hoover Ave Dayton, OH	2.0	1.0	936	$1,100	$1.18	3d	1	0.27mi
4109 Midway Ave Dayton, OH	3.0	1.0	971	$1,000	$1.03	3d	1	0.41mi
729 Cleverly Rd Dayton, OH	2.0	1.0	626	$950	$1.52	44d	1	0.47mi
863 N Upland Ave Dayton, OH	3.0	1.0	1042	$1,200	$1.15	44d	1	0.48mi
828 Walton Ave Unit 832 Walton Dayton, OH	2.0	1.0	750	$795	$1.06	24d	1	0.63mi
137 Westwood Ave Dayton, OH	2.0	1.0	784	$900	$1.15	3d	1	0.68mi
920 Huron Ave Dayton, OH	2.0	1.0	950	$995	$1.05	3d	1	0.79mi
1816 N James H McGee Blvd Unit C Dayton, OH	3.0	1.0	950	$1,150	$1.21	3d	1	0.87mi
1816 N James H McGee Blvd Apt A Dayton, OH	3.0	1.0	950	$1,200	$1.26	3d	1	0.87mi
1816 N James H McGee Blvd Apt B Dayton, OH	3.0	1.0	950	$1,150	$1.21	44d	1	0.87mi
70 Gramont Ave Dayton, OH	3.0	1.5	966	$1,300	$1.35	3d	1	0.87mi
4625 Gardendale Ave Dayton, OH	3.0	1.0	864	$1,150	$1.33	3d	1	0.88mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$750	$0.94	3d	1	0.97mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$775	$0.97	44d	1	0.97mi
322 Lorenz Ave Dayton, OH	1.0	1.0	634	$850	$1.34	44d	1	0.97mi
635 Anna St Dayton, OH	3.0	1.0	960	$1,300	$1.35	14d	1	0.99mi
4576 Live Oak Dr Dayton, OH	3.0	1.0	864	$1,400	$1.62	44d	1	1.05mi
3222 Athens Ave Unit C Dayton, OH	2.0	1.0	700	$700	$1.00	44d	1	1.06mi
725 Maplehurst Ave Dayton, OH	2.0	1.0	1104	$895	$0.81	44d	1	1.08mi
41 N Marion St Dayton, OH	2.0	1.0	652	$925	$1.42	3d	1	1.09mi
500 Bowie Dr Unit 122 Dayton, OH	2.0	1.0	850	$910	$1.07	44d	1	1.13mi
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	44d	1	1.18mi
1498 Elaine St Dayton, OH	3.0	1.0	864	$1,025	$1.19	3d	1	1.18mi
1595 Elaine St Dayton, OH	3.0	1.0	864	$950	$1.10	3d	1	1.26mi
1427 Stuben Dr Dayton, OH	3.0	1.0	957	$900	$0.94	3d	1	1.32mi
126 Bluecrest Ave Dayton, OH	2.0	1.0	840	$1,000	$1.19	14d	1	1.35mi
3552 Stanford Pl Unit 3552 Dayton, OH	2.0	1.0	800	$800	$1.00	44d	1	1.38mi
3552 Stanford Pl Dayton, OH	2.0	1.0	800	$800	$1.00	24d	1	1.38mi
2525 Lakeview Ave Unit 9 Dayton, OH	1.0	1.0	920	$700	$0.76	44d	1	1.43mi
2525 Lakeview Ave Unit 2 Dayton, OH	1.0	1.0	750	$750	$1.00	44d	1	1.43mi
2525 Lakeview Ave Unit 5 Dayton, OH	1.0	1.0	750	$750	$1.00	3d	1	1.44mi
5336 Rockport Ave Dayton, OH	3.0	1.0	925	$1,025	$1.11	44d	1	1.47mi
1903 W Grand Ave Unit 4 Dayton, OH	2.0	1.0	600	$850	$1.42	44d	1	1.47mi
3007 Cornell Dr Dayton, OH	2.0	1.0	827	$1,000	$1.21	3d	1	1.49mi
1732 Harold Dr Dayton, OH	2.0	1.0	805	$925	$1.15	44d	1	1.50mi

Listing history 18 events

1. 2026-06-18
   days on market $69,400 Active 87 DOM
2. 2026-06-17
   days on market $69,400 Active 86 DOM
3. 2026-06-16
   days on market $69,400 Active 85 DOM
4. 2026-06-15
   days on market $69,400 Active 84 DOM
5. 2026-06-14
   days on market $69,400 Active 82 DOM
6. 2026-06-13
   days on market $69,400 Active 81 DOM
7. 2026-06-10
   days on market $69,400 Active 79 DOM
8. 2026-06-09
   days on market $69,400 Active 78 DOM
9. 2026-06-08
   days on market $69,400 Active 77 DOM
10. 2026-06-07
    pricedays on market $69,400 Active 76 DOM
11. 2026-06-05
    days on market $69,900 Active 73 DOM
12. 2026-06-03
    days on market $69,900 Active 72 DOM
13. 2026-06-02
    days on market $69,900 Active 71 DOM
14. 2026-06-01
    days on market $69,900 Active 70 DOM
15. 2026-05-31
    days on market $69,900 Active 69 DOM
16. 2026-03-22
    listed $69,900 Active 1248-char remark

    Show marketing remark (1248 chars)

    Discover a charming Dayton residence brimming with potential, ideal for those seeking to downsize or expand their investment portfolio. This delightful single-story home welcomes you with an enclosed porch at both the front and rear, offering versatile spaces for relaxation or enjoying the outdoors in comfort. Inside, an abundance of windows bathes the living areas in natural light, creating a bright and inviting atmosphere throughout the 768 square feet of living space. The interior features a dedicated living room and a separate dining room, perfect for intimate gatherings and quiet meals. A unique and adorable bathroom awaits, showcasing a shower surround with distinctive tulip flower molding, adding a touch of whimsical elegance. Situated on a generous 0.13-acre lot, the property provides ample outdoor space, and while it doesn't currently include a garage, there is considerable room to build one to suit your needs. The convenient driveway offers the added benefit of a drive-through option to the alley, enhancing accessibility. With a few little touch-ups, this property can present a wonderful opportunity to embrace comfortable living in a well-established neighborhood, combining practical features with an inviting ambiance.

17. 1993-02-16
    soldstatus $14,400
18. 1980-10-20
    soldstatus $15,500

ⓘ 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: $336 · $28/mo
• Projected year-2 tax: $709 · $59/mo
• Expected delta: +$373/yr (+$31/mo · 111.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,756
• − Mortgage interest: −$3,887
• − Property taxes: −$336
• − Insurance: −$347
• − Repairs & maintenance: −$940
• − Management: −$940
• − Depreciation: −$2,019
• Taxable income: $3,286
• Est. tax owed @ 24.0%: −$789
• After-tax cash flow: $3,449/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): 28,186
• Household income: $36,945
• Rent vs Own: 52.1% rent · 47.9% own
• Severe rent burden: 1822.0

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 (71%)
• Race & ethnicity: Black 71% White 20% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Romanian 0%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -92.43%
• Current HPI: 193.4175
• Rent YoY: ▲ 4.06%
• 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

+351.0% since first listed

3 events — show timeline

• 2026-03-22 Listed $69,900 Dayton MLS
• 1993-02-16 Sold (Public Records) $14,400 Public Records
• 1980-10-20 Sold (Public Records) $15,500 Public Records

Property tax history

-7.5%/yr

Latest (2025): $336 · +33466.0% YoY. Source: county tax records.