117 Riegel St · Dayton, OH 45417

$134,900

3 bd · 2.0 ba · 1,462 sqft · SingleFamily public records · 31 Days on market

Built 1895 0.25 ac lot

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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 +28.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• 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

Here's an opportunity for a large single family home on a quarter acre lot. 3 good sized bedrooms and 2 full baths. The property is currently vacant but Rentometer puts it at $1900 rent at the average and $2265 on the higher end! All contents have been removed from the property.

Key facts

• 0.25 acre lot
• Built 1895
• Listed 31 days

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Home design: 2-story frame house
• Construction: Frame construction
• Exterior features: Residential zoning; Lot size about 0.25 acres

Interior

• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• At $1,641/mo this rent would consume 53% of the median local household income ($37k/yr) (locally 1822% 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $45k; list at $135k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.22% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.55%
• DSCR: 1.60
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $48,246
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 Bolander Ave	0.29mi	3/1.0	1,438 (-2%)	0mo	$35,860	$25	80
723 Clegg St	0.44mi	3/1.0	1,512 (+3%)	5mo	$5,500	$4	66
704 Maitland Ave	0.39mi	3/1.5	1,344 (-8%)	14mo	$137,000	$102	55
1212 Wisconsin Blvd	0.61mi	3/2.0	1,600 (+9%)	4mo	$52,000	$33	52
132 Mound St	0.65mi	3/2.5	1,592 (+9%)	2mo	$135,000	$85	51
1236 Wisconsin Blvd	0.63mi	3/1.0	1,520 (+4%)	12mo	$37,000	$24	50

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: 4.8%
• Equity multiple: 1.19×
• Total profit: $7,055
• Equity at exit: $20,114

10-year hold

• IRR: 15.1%
• Equity multiple: 2.28×
• Total profit: $48,479
• Equity at exit: $11,664

Cash invested: $37,772 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,641 high
• Mortgage (P&I): −$707
• Tax from tax record: −$107 /mo · $1,280/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $426

Break-even live

Break-even rent $1,102

Max offer price $134,900

Occupancy floor 69%

Sensitivity live

Price	-10% $503	-5% $465	+0% $426	+5% $388	+10% $350
Rent	-10% $297	-5% $362	+0% $426	+5% $491	+10% $556
Rate	-1.0pp $494	-0.5pp $461	base $426	+0.5pp $391	+1.0pp $356

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
429 Bolander Ave Unit 431 Dayton, OH	4.0	2.5	1468	$1,695	$1.15	4d	1	0.29mi
429 Bolander Ave Dayton, OH	4.0	2.5	1468	$1,695	$1.15	44d	1	0.29mi
127 Mound St Dayton, OH	3.0	3.0	1726	$1,600	$0.93	15d	1	0.64mi
See individual Unit addresses Dayton, OH	1.0–2.0	1.0–2.0	928	$2,297	$2.48	44d	10	0.84mi
47 Leroy St Dayton, OH	3.0	1.0	1456	$1,200	$0.82	44d	1	0.90mi
23 Jasper St Dayton, OH	4.0	4.0	1490	$3,600	$2.42	4d	1	0.95mi
40 W 4th St Dayton, OH	1.0–2.0	1.0–2.0	1118	$2,200	$1.97	44d	7	0.97mi
1515 W Stewart St Dayton, OH	2.0	1.0	925	$1,000	$1.08	44d	1	0.98mi
42 S Ludlow St Dayton, OH	1.0–3.0	1.0–2.0	860	$1,068	$1.24	44d	1	0.99mi
213 Burns Ave Dayton, OH	2.0	1.5	1388	$1,500	$1.08	44d	1	1.01mi
213 Burns Ave Dayton, OH	2.0	1.5	1388	$1,500	$1.08	15d	1	1.01mi
59 Green St Unit A Dayton, OH	2.0	1.0	1100	$1,350	$1.23	4d	1	1.05mi
322 S Patterson Blvd Unit 103 Dayton, OH	2.0	2.0	910	$1,700	$1.87	44d	1	1.06mi
80 Green St Dayton, OH	2.0	2.5	1796	$2,200	$1.22	4d	1	1.08mi
848 Riverview Ter Apt 205 Dayton, OH	2.0	1.0	1100	$1,100	$1.00	15d	1	1.09mi
848 Riverview Ter Apt 607 Dayton, OH	2.0	1.0	1400	$1,300	$0.93	24d	1	1.09mi
216 Brown St Dayton, OH	3.0	1.5	1563	$2,500	$1.60	44d	1	1.12mi
218 Brown St Unit 218 Dayton, OH	3.0	2.5	1789	$2,200	$1.23	44d	1	1.12mi
218 Brown St Dayton, OH	3.0	2.5	1800	$3,200	$1.78	44d	1	1.12mi
243 Oak St Dayton, OH	3.0	1.5	1316	$1,600	$1.22	4d	1	1.13mi
18 Holt St Unit 24 Dayton, OH	3.0	2.5	1350	$1,450	$1.07	15d	1	1.15mi
25 Garret St Dayton, OH	2.0	1.5	1364	$1,750	$1.28	24d	1	1.19mi
35 S Saint Clair St Dayton, OH	1.0–2.0	1.0–2.0	918	$1,844	$2.01	4d	18	1.19mi
119 Edgewood Ave Dayton, OH	1.0–2.0	1.0	817	$999	$1.22	24d	2	1.27mi
115 W Monument Ave Dayton, OH	1.0–2.0	1.0–2.5	1053	$2,199	$2.09	3d	20	1.27mi
310 Old River Trl Dayton, OH	2.0	2.0–2.5	1231	$2,440	$1.98	3d	3	1.27mi
100 N Jefferson St Dayton, OH	1.0–2.0	1.0–2.0	800	$1,532	$1.92	4d	11	1.27mi
117 Clay St Unit 117 Dayton, OH	2.0	1.5	1632	$1,950	$1.19	24d	1	1.28mi
42 S Mathison St Dayton, OH	3.0	1.0	1300	$1,220	$0.94	4d	1	1.38mi
229 James St Unit 228 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	24d	1	1.38mi
40 S Mathison St Dayton, OH	3.0	1.0	1300	$1,200	$0.92	15d	1	1.38mi
500 E 3rd St Dayton, OH	1.0–2.0	1.0–2.0	935	$1,660	$1.78	4d	16	1.38mi
227 James St Unit 1 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	4d	1	1.38mi
228 James St Dayton, OH	3.0	1.0	1700	$1,200	$0.71	44d	1	1.39mi
140 E Monument Ave Dayton, OH	3.0	1.0–2.0	1048	$2,344	$2.24	3d	11	1.42mi
652 Dennison Ave Dayton, OH	2.0	2.0	988	$1,095	$1.11	22d	1	1.44mi
1272 Clement Ave Dayton, OH	3.0	1.0	1025	$1,350	$1.32	3d	1	1.44mi
1266 Lytle Ln Dayton, OH	2.0	2.0–2.5	1250	$1,295	$1.04	3d	1	1.47mi
425 Dayton Towers Dr Dayton, OH	2.0	1.0–2.0	852	$1,799	$2.11	3d	30	1.49mi
519 Wyoming St Dayton, OH	3.0	1.5	1240	$1,600	$1.29	44d	1	1.49mi

Listing history 26 events

1. 2026-06-18
   days on market $134,900 Active 31 DOM
2. 2026-06-17
   days on market $134,900 Active 30 DOM
3. 2026-06-16
   days on market $134,900 Active 29 DOM
4. 2026-06-15
   days on market $134,900 Active 28 DOM
5. 2026-06-14
   days on market $134,900 Active 26 DOM
6. 2026-06-13
   days on market $134,900 Active 25 DOM
7. 2026-06-10
   days on market $134,900 Active 23 DOM
8. 2026-06-09
   days on market $134,900 Active 22 DOM
9. 2026-06-09
   price $134,900 Active 21 DOM
10. 2026-06-08
    days on market $135,000 Active 21 DOM
11. 2026-06-07
    days on market $135,000 Active 20 DOM
12. 2026-06-05
    days on market $135,000 Active 17 DOM
13. 2026-06-03
    days on market $135,000 Active 16 DOM
14. 2026-06-02
    days on market $135,000 Active 15 DOM
15. 2026-06-01
    days on market $135,000 Active 14 DOM
16. 2026-05-31
    days on market $135,000 Active 13 DOM
17. 2026-05-18
    listed $135,000 Active
18. 2023-10-10
    soldstatus $45,000
19. 2023-09-19
    soldstatus $45,000 Sold 280-char remark

    Show marketing remark (280 chars)

    Here's an opportunity for a large single family home on a quarter acre lot. 3 good sized bedrooms and 2 full baths. The property is currently vacant but Rentometer puts it at $1900 rent at the average and $2265 on the higher end! All contents have been removed from the property.

20. 2023-09-19
    soldstatus $45,000 Closed 280-char remark

    Show marketing remark (280 chars)

    Here's an opportunity for a large single family home on a quarter acre lot. 3 good sized bedrooms and 2 full baths. The property is currently vacant but Rentometer puts it at $1900 rent at the average and $2265 on the higher end! All contents have been removed from the property.

21. 2023-07-28
    status Pending 280-char remark

    Show marketing remark (280 chars)

    Here's an opportunity for a large single family home on a quarter acre lot. 3 good sized bedrooms and 2 full baths. The property is currently vacant but Rentometer puts it at $1900 rent at the average and $2265 on the higher end! All contents have been removed from the property.

22. 2023-07-24
    status Active 280-char remark

    Show marketing remark (280 chars)

    Here's an opportunity for a large single family home on a quarter acre lot. 3 good sized bedrooms and 2 full baths. The property is currently vacant but Rentometer puts it at $1900 rent at the average and $2265 on the higher end! All contents have been removed from the property.

23. 2023-06-30
    historical Active/Pending 280-char remark

    Show marketing remark (280 chars)

    Here's an opportunity for a large single family home on a quarter acre lot. 3 good sized bedrooms and 2 full baths. The property is currently vacant but Rentometer puts it at $1900 rent at the average and $2265 on the higher end! All contents have been removed from the property.

24. 2023-06-15
    status Active 280-char remark

    Show marketing remark (280 chars)

    Here's an opportunity for a large single family home on a quarter acre lot. 3 good sized bedrooms and 2 full baths. The property is currently vacant but Rentometer puts it at $1900 rent at the average and $2265 on the higher end! All contents have been removed from the property.

25. 2023-05-05
    historical Active/Pending 280-char remark

    Show marketing remark (280 chars)

    Here's an opportunity for a large single family home on a quarter acre lot. 3 good sized bedrooms and 2 full baths. The property is currently vacant but Rentometer puts it at $1900 rent at the average and $2265 on the higher end! All contents have been removed from the property.

26. 2022-10-16
    listed $75,000 Active 280-char remark

    Show marketing remark (280 chars)

    Here's an opportunity for a large single family home on a quarter acre lot. 3 good sized bedrooms and 2 full baths. The property is currently vacant but Rentometer puts it at $1900 rent at the average and $2265 on the higher end! All contents have been removed from the property.

ⓘ 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: $1,280 · $107/mo
• Projected year-2 tax: $1,692 · $141/mo
• Expected delta: +$412/yr (+$34/mo · 32.2%)

ⓘ 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,697
• − Mortgage interest: −$7,556
• − Property taxes: −$1,280
• − Insurance: −$674
• − Repairs & maintenance: −$1,576
• − Management: −$1,576
• − Depreciation: −$3,924
• Taxable income: $3,110
• Est. tax owed @ 24.0%: −$746
• After-tax cash flow: $4,371/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

+80.0% since first listed

10 events — show timeline

• 2026-05-18 Listed $135,000 Dayton MLS
• 2023-10-10 Sold (Public Records) $45,000 Public Records
• 2023-09-19 Sold (MLS) $45,000 Dayton MLS
• 2023-09-19 Sold (MLS) $45,000 Dayton MLS
• 2023-07-28 Pending — Dayton MLS
• 2023-07-24 Relisted — Dayton MLS
• 2023-06-30 Contingent — Dayton MLS
• 2023-06-15 Relisted — Dayton MLS
• 2023-05-05 Contingent — Dayton MLS
• 2022-10-16 Listed $75,000 Dayton MLS

Property tax history

+10.9%/yr

Latest (2025): $1,280 · -0.2% YoY. Source: county tax records.