541 Adams St Unit 541 - 543 · Dayton, OH 45410

$265,000

6 bd · 2.0 ba · 2,240 sqft · MultiFamily · 16 Days on market

Built 1919 Good condition 0.42 ac lot $118/sqft · at area comps Est $258k · at est.

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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 +22.1/30.0
• DSCR +7.1/10.0
• ARV discount +6.3/15.0
• 1% rule +5.8/10.0
• Rent growth +5.0/5.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• 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

Back on market due to buyer's inability to close. Opportunity knocks with this duplex for an investor or owner-occupant. One of South Park's most comprehensively updated duplexes is now available, offering a rare opportunity for a tenant-ready investment, owner-occupant house hack, or portfolio addition with immediate upside. Located in the heart of Dayton's Historic South Park District, just steps from the Oregon District and minutes from the University of Dayton and Miami Valley Hospital, this property features two spacious 3-bedroom, 1-bath units across approximately 2,240 square feet, a highly desirable layout that consistently attracts strong tenant demand. The heavy lifting has already been done. Major capital improvements include a new roof, gutters, and fascia (2019), along with updated mechanical systems originally upgraded in 2019 and further improved with newer furnaces, water heaters, and A/C compressors within the last year. With projected market rents of $1,425 per unit ($2,850/month total; $34,200/year), the property offers strong income potential and is well-positioned for both immediate cash flow and long-term appreciation. Whether you're looking to live in one unit while offsetting your mortgage or acquire a stabilized asset in one of Dayton's most desirable rental corridors, this property delivers location, updates, and income potential in one package. Investment Highlights: • Two 3BD / 1BA units | ~2,240 sq ft total • Major capital improvements completed • Prime South Park location — walkable to Oregon District • Minutes to University of Dayton & Miami Valley Hospital • Ideal for owner-occupant (house hacking) or investors

Key facts

• Updated duplex
• New roof
• 0.42 acre lot

Tags

• UPDATED DUPLEX
• TENANT READY INVESTMENT
• HISTORIC SOUTH PARK DISTRICT
• WALKABLE TO OREGON DISTRICT
• MAJOR CAPITAL IMPROVEMENTS
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive. Per door: $214/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $261k (1.5% below list) — sets the bar for market timing.

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 (+11.4%/yr); 92 active listings in the ZIP; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• At $2,860/mo this rent would consume 74% of the median local household income ($47k/yr) (locally 961% 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 $2k of loan paydown is wiped out by about $8k 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 $74k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $261,025 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.08% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.92%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (median comp): $258,119
• List price: $265,000
• Delta: 2.67%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
349 Morton Ave	0.31mi	5/2.0 (-1)	2,400 (+7%)	7mo	$322,500	$134	63
45 Colorado Ave #43	0.67mi	6/2.0	2,240 (0%)	11mo	$153,500	$69	60
526 Pierce St #524	0.60mi	6/2.0	2,292 (+2%)	20mo	$65,000	$28	52
329 Wyoming St	0.43mi	6/2.5	2,528 (+13%)	12mo	$237,000	$94	47

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-521
• Equity at exit: $39,512

10-year hold

• IRR: 14.1%
• Equity multiple: 2.40×
• Total profit: $103,618
• Equity at exit: $22,912

Cash invested: $74,200 (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 45410

• Home prices YoY: -21.4%
• Rents YoY: 11.4%
• Active inventory: 92
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $2,860 high
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $428

Break-even live

Break-even rent $2,318

Max offer price $265,000

Occupancy floor 80%

Sensitivity live

Price	-10% $611	-5% $520	+0% $428	+5% $336	+10% $245
Rent	-10% $202	-5% $315	+0% $428	+5% $541	+10% $654
Rate	-1.0pp $561	-0.5pp $495	base $428	+0.5pp $359	+1.0pp $290

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,860
Total (2 units)			$2,860

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-18
   status Pending 1707-char remark

   Show marketing remark (1707 chars)

   Back on market due to buyer's inability to close. Opportunity knocks with this duplex for an investor or owner-occupant. One of South Park's most comprehensively updated duplexes is now available, offering a rare opportunity for a tenant-ready investment, owner-occupant house hack, or portfolio addition with immediate upside. Located in the heart of Dayton's Historic South Park District, just steps from the Oregon District and minutes from the University of Dayton and Miami Valley Hospital, this property features two spacious 3-bedroom, 1-bath units across approximately 2,240 square feet, a highly desirable layout that consistently attracts strong tenant demand. The heavy lifting has already been done. Major capital improvements include a new roof, gutters, and fascia (2019), along with updated mechanical systems originally upgraded in 2019 and further improved with newer furnaces, water heaters, and A/C compressors within the last year. With projected market rents of $1,425 per unit ($2,850/month total; $34,200/year), the property offers strong income potential and is well-positioned for both immediate cash flow and long-term appreciation. Whether you're looking to live in one unit while offsetting your mortgage or acquire a stabilized asset in one of Dayton's most desirable rental corridors, this property delivers location, updates, and income potential in one package. Investment Highlights: • Two 3BD / 1BA units | ~2,240 sq ft total • Major capital improvements completed • Prime South Park location — walkable to Oregon District • Minutes to University of Dayton & Miami Valley Hospital • Ideal for owner-occupant (house hacking) or investors

2. 2026-05-05
   status Active 1707-char remark

   Show marketing remark (1707 chars)

   Back on market due to buyer's inability to close. Opportunity knocks with this duplex for an investor or owner-occupant. One of South Park's most comprehensively updated duplexes is now available, offering a rare opportunity for a tenant-ready investment, owner-occupant house hack, or portfolio addition with immediate upside. Located in the heart of Dayton's Historic South Park District, just steps from the Oregon District and minutes from the University of Dayton and Miami Valley Hospital, this property features two spacious 3-bedroom, 1-bath units across approximately 2,240 square feet, a highly desirable layout that consistently attracts strong tenant demand. The heavy lifting has already been done. Major capital improvements include a new roof, gutters, and fascia (2019), along with updated mechanical systems originally upgraded in 2019 and further improved with newer furnaces, water heaters, and A/C compressors within the last year. With projected market rents of $1,425 per unit ($2,850/month total; $34,200/year), the property offers strong income potential and is well-positioned for both immediate cash flow and long-term appreciation. Whether you're looking to live in one unit while offsetting your mortgage or acquire a stabilized asset in one of Dayton's most desirable rental corridors, this property delivers location, updates, and income potential in one package. Investment Highlights: • Two 3BD / 1BA units | ~2,240 sq ft total • Major capital improvements completed • Prime South Park location — walkable to Oregon District • Minutes to University of Dayton & Miami Valley Hospital • Ideal for owner-occupant (house hacking) or investors

3. 2026-04-16
   status Pending 1707-char remark

   Show marketing remark (1707 chars)

   Back on market due to buyer's inability to close. Opportunity knocks with this duplex for an investor or owner-occupant. One of South Park's most comprehensively updated duplexes is now available, offering a rare opportunity for a tenant-ready investment, owner-occupant house hack, or portfolio addition with immediate upside. Located in the heart of Dayton's Historic South Park District, just steps from the Oregon District and minutes from the University of Dayton and Miami Valley Hospital, this property features two spacious 3-bedroom, 1-bath units across approximately 2,240 square feet, a highly desirable layout that consistently attracts strong tenant demand. The heavy lifting has already been done. Major capital improvements include a new roof, gutters, and fascia (2019), along with updated mechanical systems originally upgraded in 2019 and further improved with newer furnaces, water heaters, and A/C compressors within the last year. With projected market rents of $1,425 per unit ($2,850/month total; $34,200/year), the property offers strong income potential and is well-positioned for both immediate cash flow and long-term appreciation. Whether you're looking to live in one unit while offsetting your mortgage or acquire a stabilized asset in one of Dayton's most desirable rental corridors, this property delivers location, updates, and income potential in one package. Investment Highlights: • Two 3BD / 1BA units | ~2,240 sq ft total • Major capital improvements completed • Prime South Park location — walkable to Oregon District • Minutes to University of Dayton & Miami Valley Hospital • Ideal for owner-occupant (house hacking) or investors

4. 2026-04-13
   listed $265,000 Active 1707-char remark

   Show marketing remark (1707 chars)

   Back on market due to buyer's inability to close. Opportunity knocks with this duplex for an investor or owner-occupant. One of South Park's most comprehensively updated duplexes is now available, offering a rare opportunity for a tenant-ready investment, owner-occupant house hack, or portfolio addition with immediate upside. Located in the heart of Dayton's Historic South Park District, just steps from the Oregon District and minutes from the University of Dayton and Miami Valley Hospital, this property features two spacious 3-bedroom, 1-bath units across approximately 2,240 square feet, a highly desirable layout that consistently attracts strong tenant demand. The heavy lifting has already been done. Major capital improvements include a new roof, gutters, and fascia (2019), along with updated mechanical systems originally upgraded in 2019 and further improved with newer furnaces, water heaters, and A/C compressors within the last year. With projected market rents of $1,425 per unit ($2,850/month total; $34,200/year), the property offers strong income potential and is well-positioned for both immediate cash flow and long-term appreciation. Whether you're looking to live in one unit while offsetting your mortgage or acquire a stabilized asset in one of Dayton's most desirable rental corridors, this property delivers location, updates, and income potential in one package. Investment Highlights: • Two 3BD / 1BA units | ~2,240 sq ft total • Major capital improvements completed • Prime South Park location — walkable to Oregon District • Minutes to University of Dayton & Miami Valley Hospital • Ideal for owner-occupant (house hacking) or investors

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,320
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,746
• − Management: −$2,746
• − Depreciation: −$7,709
• Taxable income: $976
• Est. tax owed @ 24.0%: −$234
• After-tax cash flow: $4,902/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This well-maintained and updated duplex is ready for immediate occupancy and investment. The property's location and updates make it a strong candidate for both resale and rental.

Value-add opportunities

• Both Paint the front porch and trim — Enhances curb appeal and adds value for both resale and rental.
• Both Clean and maintain the landscaping — Improves curb appeal and adds value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the front porch and trim — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Clean and maintain the landscaping — Improves curb appeal and adds value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

4 events — show timeline

• 2026-05-18 Pending — Dayton MLS
• 2026-05-05 Relisted — Dayton MLS
• 2026-04-16 Pending — Dayton MLS
• 2026-04-13 Listed $265,000 Dayton MLS