90-92 Victor Ave #90 · Dayton, OH 45405

$129,900

4 bd · 2.0 ba · 2,184 sqft · MultiFamily · 204 Days on market

Built 1920 Poor condition 4,478 sqft lot $59/sqft · at area comps Est $136k · at est. ↓ 4% since listing

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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 +9.7/10.0
• ARV discount +9.4/15.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Schools +1.3/10.0
• Condition / age +1.0/5.0
• 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

Don’t miss this excellent duplex opportunity! Both units feature 2 bedrooms, 1 bath, and share a full 2,184 sq. ft. footprint with basement space. Exterior siding adds low-maintenance convenience. One unit is tenant-occupied, while the second unit will soon be available—perfect for new tenants or owner-occupancy! A great chance to secure a multi-unit property with built-in income.

Key facts

• Duplex opportunity
• Multi-unit property
• Built-in income

Tags

• DUPLEX OPPORTUNITY
• LOW-MAINTENANCE CONVENIENCE
• MULTI-UNIT PROPERTY
• BUILT-IN INCOME

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $130k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $610 ($7k/yr) — positive. Per door: $305/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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 (+4.3%/yr); 134 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• At $1,908/mo this rent would consume 52% of the median local household income ($44k/yr) (locally 1475% 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 $898 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 + 4.3% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($114k) 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.47% ✓
• Cap rate: 11.92%
• Cash-on-cash: 20.11%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (median comp): $135,503
• List price: $129,900
• Delta: -4.14%
• 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
89 W Hudson Ave #87	0.30mi	4/2.0	2,392 (+10%)	4mo	$150,000	$63	67
605 Delaware Ave	0.32mi	5/3.0 (+1)	2,240 (+3%)	5mo	$180,000	$80	67
10 Marie Ave	0.55mi	4/2.0	2,200 (+1%)	16mo	$179,000	$81	60
130 Richmond Ave #128	0.51mi	4/2.0	2,348 (+8%)	12mo	$82,722	$35	53
63 Drake Ave	0.42mi	5/3.0 (+1)	2,178 (-0%)	22mo	$100,000	$46	53
827 Ferndale Ave	0.30mi	4/2.0	2,376 (+9%)	22mo	$10,000	$4	53
2324 Eastview #2322	0.56mi	4/2.0	2,450 (+12%)	5mo	$130,000	$53	50
1263 Linda Vista Ave	0.34mi	4/2.0	1,944 (-11%)	24mo	$110,000	$57	46
466-468 Allwen Dr	0.67mi	4/2.0	2,436 (+12%)	8mo	$65,000	$27	43
22 Ridge Ave	0.25mi	3/3.0 (-1)	1,890 (-14%)	18mo	$169,495	$90	41
1161 Linda Vista Ave	0.31mi	4/4.0	2,490 (+14%)	17mo	$200,000	$80	40
21-23 Girard Ct	0.63mi	4/2.0	1,918 (-12%)	21mo	$65,000	$34	33

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 · 4.34% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.56×
• Total profit: $20,412
• Equity at exit: $19,369

10-year hold

• IRR: 23.6%
• Equity multiple: 3.17×
• Total profit: $78,880
• Equity at exit: $11,231

Cash invested: $36,372 (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 45405

• Rents YoY: 4.3%
• Active inventory: 134
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,908 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $610

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 63%

Sensitivity live

Price	-10% $699	-5% $654	+0% $610	+5% $565	+10% $520
Rent	-10% $459	-5% $534	+0% $610	+5% $685	+10% $760
Rate	-1.0pp $675	-0.5pp $643	base $610	+0.5pp $576	+1.0pp $542

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,908
Total (2 units)			$1,908

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
338 Kenwood Ave Dayton, OH	3.0	1.5	1512	$1,195	$0.79	44d	1	0.26mi
1501 Viola Ave Dayton, OH	3.0	1.0	1952	$1,175	$0.60	14d	1	0.28mi
101 W Norman Ave Unit 101 Dayton, OH	3.0	1.0	1600	$945	$0.59	44d	1	0.39mi
41 W Fairview Ave Unit 2 Dayton, OH	3.0	1.0	1452	$1,200	$0.83	14d	1	0.43mi
932 Harvard Blvd Dayton, OH	5.0	2.0	1986	$1,500	$0.76	44d	1	0.47mi
942 Harvard Blvd Dayton, OH	3.0	2.0	1596	$1,200	$0.75	3d	1	0.48mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	44d	1	0.50mi
132 Wroe Ave Unit 132 Dayton, OH	3.0	2.5	1934	$1,297	$0.67	44d	1	0.50mi
138 Rockwood Ave Dayton, OH	3.0	1.5	1439	$1,200	$0.83	24d	1	0.53mi
136 Rockwood Ave Dayton, OH	3.0	1.5	1439	$1,200	$0.83	44d	1	0.53mi
1225 Amherst Pl Dayton, OH	3.0	1.0	1548	$1,300	$0.84	14d	1	0.54mi
534 Geyer St Dayton, OH	4.0	1.0	1640	$1,530	$0.93	24d	1	0.67mi
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	44d	1	0.71mi
1743 Radcliffe Rd Dayton, OH	3.0	1.5	1729	$1,200	$0.69	44d	1	0.78mi
26 W Beechwood Ave Dayton, OH	3.0	1.5	1468	$1,050	$0.72	44d	1	0.80mi
1011 N Broadway St Dayton, OH	3.0	1.5	1700	$950	$0.56	44d	1	0.85mi
253 E Hillcrest Ave Dayton, OH	3.0	2.5	2569	$1,800	$0.70	3d	1	0.87mi
39 E Maplewood Ave Dayton, OH	4.0	1.5	1560	$1,050	$0.67	3d	1	0.93mi
424 Lexington Ave Dayton, OH	3.0	2.0	1536	$1,025	$0.67	44d	1	0.96mi
1119 Superior Ave Unit 1119 Dayton, OH	3.0	1.0	1435	$1,350	$0.94	3d	1	1.09mi
101 E Bruce Ave Dayton, OH	3.0	1.0	1455	$1,150	$0.79	3d	1	1.16mi
1927 Burroughs Dr Dayton, OH	3.0	2.0	1409	$1,245	$0.88	14d	1	1.19mi
2141 Philadelphia Dr Dayton, OH	3.0	1.0	1736	$1,395	$0.80	44d	1	1.43mi
140 E Monument Ave Dayton, OH	3.0	1.0–2.0	1048	$2,344	$2.24	3d	11	1.48mi

Listing history 19 events

1. 2026-06-18
   days on market $129,900 Active 204 DOM
2. 2026-06-17
   days on market $129,900 Active 203 DOM
3. 2026-06-16
   days on market $129,900 Active 202 DOM
4. 2026-06-15
   days on market $129,900 Active 201 DOM
5. 2026-06-14
   days on market $129,900 Active 199 DOM
6. 2026-06-13
   days on market $129,900 Active 198 DOM
7. 2026-06-10
   days on market $129,900 Active 196 DOM
8. 2026-06-09
   days on market $129,900 Active 195 DOM
9. 2026-06-08
   days on market $129,900 Active 194 DOM
10. 2026-06-07
    days on market $129,900 Active 193 DOM
11. 2026-06-05
    days on market $129,900 Active 190 DOM
12. 2026-06-03
    days on market $129,900 Active 189 DOM
13. 2026-06-02
    days on market $129,900 Active 188 DOM
14. 2026-06-01
    days on market $129,900 Active 187 DOM
15. 2026-05-31
    days on market $129,900 Active 186 DOM
16. 2026-05-05
    price $129,900 395-char remark

    Show marketing remark (395 chars)

    Don’t miss this excellent duplex opportunity! Both units feature 2 bedrooms, 1 bath, and share a full 2,184 sq. ft. footprint with basement space. Exterior siding adds low-maintenance convenience. One unit is tenant-occupied, while the second unit will soon be available—perfect for new tenants or owner-occupancy! A great chance to secure a multi-unit property with built-in income.

17. 2026-03-24
    status Active 395-char remark

    Show marketing remark (395 chars)

    Don’t miss this excellent duplex opportunity! Both units feature 2 bedrooms, 1 bath, and share a full 2,184 sq. ft. footprint with basement space. Exterior siding adds low-maintenance convenience. One unit is tenant-occupied, while the second unit will soon be available—perfect for new tenants or owner-occupancy! A great chance to secure a multi-unit property with built-in income.

18. 2026-03-05
    status Pending 395-char remark

    Show marketing remark (395 chars)

    Don’t miss this excellent duplex opportunity! Both units feature 2 bedrooms, 1 bath, and share a full 2,184 sq. ft. footprint with basement space. Exterior siding adds low-maintenance convenience. One unit is tenant-occupied, while the second unit will soon be available—perfect for new tenants or owner-occupancy! A great chance to secure a multi-unit property with built-in income.

19. 2025-11-07
    listed $134,900 Active 395-char remark

    Show marketing remark (395 chars)

    Don’t miss this excellent duplex opportunity! Both units feature 2 bedrooms, 1 bath, and share a full 2,184 sq. ft. footprint with basement space. Exterior siding adds low-maintenance convenience. One unit is tenant-occupied, while the second unit will soon be available—perfect for new tenants or owner-occupancy! A great chance to secure a multi-unit property with built-in income.

ⓘ 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 3/10 Moderate 7 d/yr ≥104°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: $22,896
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,832
• − Management: −$1,832
• − Depreciation: −$3,779
• Taxable income: $5,579
• Est. tax owed @ 24.0%: −$1,339
• After-tax cash flow: $5,976/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 · 5 photos

Poor 20/100 Extensive rehab

This multi-family property requires extensive repairs and updates to bring it up to a livable condition. Significant investment is needed to address the deteriorating exterior, roof, flooring, and interior conditions.

Repairs flagged

• Major Exterior siding — Severe weathering and damage
• Major Roof — Exposed beams and missing shingles
• Major Flooring — Worn-out and in need of replacement
• Major Interior walls/paint — Worn-out and in need of repainting
• Major Bathrooms — Worn-out fixtures and general disrepair
• Major HVAC/mechanicals — No visible signs of functioning systems

Value-add opportunities

• Both Exterior siding replacement — Improves curb appeal and value
• Both Roof repair/replacement — Fixes structural issues and improves value
• Both Flooring replacement — Enhances interior aesthetics and value
• Both Interior painting — Enhances interior aesthetics and value
• Both Bathroom updates — Enhances functionality and value
• Both HVAC/mechanical upgrades — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Severe weathering and damage	Major	$15,000–50,000
Roof · Exposed beams and missing shingles	Major	$15,000–50,000
Flooring · Worn-out and in need of replacement	Major	$15,000–50,000
Interior walls/paint · Worn-out and in need of repainting	Major	$15,000–50,000
Bathrooms · Worn-out fixtures and general disrepair	Major	$15,000–50,000
HVAC/mechanicals · No visible signs of functioning systems	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Exterior siding replacement — Improves curb appeal and value ↑
• Both Roof repair/replacement — Fixes structural issues and improves value ↑
• Both Flooring replacement — Enhances interior aesthetics and value ↑
• Both Interior painting — Enhances interior aesthetics and value ↑
• Both Bathroom updates — Enhances functionality and value ↑
• Both HVAC/mechanical upgrades — Improves comfort and energy efficiency ↑

ⓘ 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): 18,955
• Household income: $43,973
• Rent vs Own: 64.0% rent · 36.0% own
• Severe rent burden: 1475.0

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 (68%)
• Race & ethnicity: Black 68% White 23% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% 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: ▼ -125.58%
• Current HPI: 173.4962
• Rent YoY: ▲ 4.34%
• 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

-3.7% since first listed

4 events — show timeline

• 2026-05-05 Price Changed $129,900 Dayton MLS
• 2026-03-24 Relisted — Dayton MLS
• 2026-03-05 Pending — Dayton MLS
• 2025-11-07 Listed $134,900 Dayton MLS