355 Elmhurst Rd · Dayton, OH 45417

$80,000

2 bd · 1.5 ba · 1,200 sqft · SingleFamily public records · 51 Days on market

Built 1923 5,001 sqft lot $67/sqft · 29% below area Est $112k · 29% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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

This is an investor's dream! This property is a 3 bed 1.5 bath that is low maintenance with some nice upgrades. The property comes with the following amenities; fenced in backyard, private driveway, newer roof, AC, 2 sump pumps, new water heater, and newer furnace. Currently occupied, the tenant pays $800/mo (below market rent). Tenant pay all utilities.

Key facts

• 5,001 sq ft lot
• Built 1923
• Listed 51 days

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Home design: Residential property
• Construction: Vinyl siding
• Exterior features: Fenced yard; Porch

Interior

• Kitchen: Refrigerator; Kitchen island
• Bedrooms: Third-level bedroom; Second-level bedroom; Second-level bedroom
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Kitchen island; Full unfinished basement
• Laundry & utility: Washer; Dryer

🏷️ Possibly a rental listed for sale. The $80,000 price doesn't fit this home's estimated sale value (~$111,996) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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); 137 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 34% 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 $553 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $38k; list at $80k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1923 — 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: 1.29% ✓
• Cap rate: 10.83%
• Cash-on-cash: 16.19%
• DSCR: 1.72
• GRM: 6.5

CMA / ARV

• ARV (median comp): $111,996
• List price: $80,000
• Delta: -28.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
236 Elmhurst Rd	0.14mi	2/1.0	1,245 (+4%)	2mo	$54,900	$44	84
332 Roxbury Rd	0.10mi	3/1.5 (+1)	1,140 (-5%)	8mo	$129,000	$113	76
4643 Laurel Dr	0.30mi	2/1.5	1,150 (-4%)	7mo	$47,000	$41	74
346 Bungalow Rd	0.14mi	3/2.0 (+1)	1,157 (-4%)	8mo	$114,000	$99	74
4909 W 3rd St	0.52mi	2/1.0	1,212 (+1%)	8mo	$53,500	$44	66
3001 Edison St	0.50mi	3/1.5 (+1)	1,217 (+1%)	9mo	$24,000	$20	62
71 N Alder St	0.46mi	3/2.0 (+1)	1,248 (+4%)	8mo	$110,000	$88	58
4531 Chesapeake Ave	0.26mi	2/1.0	1,050 (-12%)	9mo	$79,000	$75	57
4530 Chesapeake Ave	0.28mi	3/1.0 (+1)	1,364 (+14%)	3mo	$65,500	$48	55
222 N Decker Ave	0.59mi	3/1.0 (+1)	1,092 (-9%)	7mo	$70,000	$64	44
4059 Kammer Ave	0.51mi	3/2.0 (+1)	1,037 (-14%)	8mo	$99,000	$95	40
504 N Upland Ave	0.73mi	3/1.0 (+1)	1,044 (-13%)	1mo	$70,000	$67	37

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: 8.3%
• Equity multiple: 1.33×
• Total profit: $7,389
• Equity at exit: $11,928

10-year hold

• IRR: 18.4%
• Equity multiple: 2.60×
• Total profit: $35,853
• Equity at exit: $6,917

Cash invested: $22,400 (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 45417

• Home prices YoY: -32.3%
• Rents YoY: 4.1%
• Active inventory: 137
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,033 high
• Mortgage (P&I): −$420
• Tax from tax record: −$61 /mo · $733/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $302

Break-even live

Break-even rent $651

Max offer price $80,000

Occupancy floor 66%

Sensitivity live

Price	-10% $347	-5% $325	+0% $302	+5% $280	+10% $257
Rent	-10% $221	-5% $261	+0% $302	+5% $343	+10% $384
Rate	-1.0pp $342	-0.5pp $323	base $302	+0.5pp $281	+1.0pp $260

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4109 Midway Ave Dayton, OH	3.0	1.0	971	$1,000	$1.03	4d	1	0.18mi
3925 Hoover Ave Dayton, OH	2.0	1.0	936	$1,100	$1.18	3d	1	0.73mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$775	$0.97	44d	1	0.74mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$750	$0.94	3d	1	0.74mi
126 Bluecrest Ave Dayton, OH	2.0	1.0	840	$1,000	$1.19	15d	1	0.88mi
137 Westwood Ave Dayton, OH	2.0	1.0	784	$900	$1.15	4d	1	0.94mi
863 N Upland Ave Dayton, OH	3.0	1.0	1042	$1,200	$1.15	44d	1	0.95mi
500 Bowie Dr Unit 122 Dayton, OH	2.0	1.0	850	$910	$1.07	44d	1	0.95mi
4625 Gardendale Ave Dayton, OH	3.0	1.0	864	$1,150	$1.33	3d	1	1.00mi
828 Walton Ave Unit 832 Walton Dayton, OH	2.0	1.0	750	$795	$1.06	24d	1	1.10mi
617 Westwood Ave Dayton, OH	3.0	1.0	1304	$1,050	$0.81	44d	1	1.12mi
70 Gramont Ave Dayton, OH	3.0	1.5	966	$1,300	$1.35	3d	1	1.14mi
1498 Elaine St Dayton, OH	3.0	1.0	864	$1,025	$1.19	3d	1	1.23mi
5336 Rockport Ave Dayton, OH	3.0	1.0	925	$1,025	$1.11	44d	1	1.24mi
4576 Live Oak Dr Dayton, OH	3.0	1.0	864	$1,400	$1.62	44d	1	1.24mi
920 Huron Ave Dayton, OH	2.0	1.0	950	$995	$1.05	4d	1	1.26mi
1427 Stuben Dr Dayton, OH	3.0	1.0	957	$900	$0.94	3d	1	1.29mi
1595 Elaine St Dayton, OH	3.0	1.0	864	$950	$1.10	3d	1	1.33mi
1816 N James H McGee Blvd Apt A Dayton, OH	3.0	1.0	950	$1,200	$1.26	3d	1	1.34mi
1816 N James H McGee Blvd Unit C Dayton, OH	3.0	1.0	950	$1,150	$1.21	3d	1	1.34mi
1816 N James H McGee Blvd Apt B Dayton, OH	3.0	1.0	950	$1,150	$1.21	44d	1	1.34mi
216 N Ardmore Ave Dayton, OH	3.0	1.0	1500	$1,100	$0.73	4d	1	1.36mi
437 Lorenz Ave Dayton, OH	3.0	1.0	1322	$1,200	$0.91	24d	1	1.37mi
2525 Lakeview Ave Unit 9 Dayton, OH	1.0	1.0	920	$700	$0.76	44d	1	1.42mi
2525 Lakeview Ave Unit 2 Dayton, OH	1.0	1.0	750	$750	$1.00	44d	1	1.42mi
2525 Lakeview Ave Unit 5 Dayton, OH	1.0	1.0	750	$750	$1.00	4d	1	1.42mi
660 Gramont Ave Dayton, OH	3.0	1.0	1142	$1,050	$0.92	4d	1	1.44mi
635 Anna St Dayton, OH	3.0	1.0	960	$1,300	$1.35	15d	1	1.44mi
623 Clifton Dr Apt A Dayton, OH	2.0	1.0	1200	$1,200	$1.00	3d	1	1.48mi
623 Clifton Dr Apt B Dayton, OH	2.0	1.0	1200	$1,174	$0.98	4d	1	1.48mi
2525 Germantown St Unit C Dayton, OH	1.0	1.0	750	$750	$1.00	44d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $80,000 Active 51 DOM
2. 2026-06-17
   days on market $80,000 Active 50 DOM
3. 2026-06-16
   days on market $80,000 Active 49 DOM
4. 2026-06-15
   days on market $80,000 Active 48 DOM
5. 2026-06-14
   days on market $80,000 Active 46 DOM
6. 2026-06-13
   days on market $80,000 Active 45 DOM
7. 2026-06-10
   days on market $80,000 Active 43 DOM
8. 2026-06-09
   days on market $80,000 Active 42 DOM
9. 2026-06-08
   days on market $80,000 Active 41 DOM
10. 2026-06-07
    days on market $80,000 Active 40 DOM
11. 2026-06-05
    days on market $80,000 Active 37 DOM
12. 2026-06-03
    days on market $80,000 Active 36 DOM
13. 2026-06-02
    pricedays on market $80,000 Active 35 DOM
14. 2026-06-01
    days on market $90,000 Active 34 DOM
15. 2026-05-31
    days on market $90,000 Active 33 DOM
16. 2026-04-28
    listed $90,000 Active 357-char remark
17. 1989-08-29
    soldstatus $38,000

ⓘ 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: $733 · $61/mo
• Projected year-2 tax: $990 · $83/mo
• Expected delta: +$258/yr (+$21/mo · 35.2%)

ⓘ 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 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: $12,397
• − Mortgage interest: −$4,481
• − Property taxes: −$733
• − Insurance: −$400
• − Repairs & maintenance: −$992
• − Management: −$992
• − Depreciation: −$2,327
• Taxable income: $2,472
• Est. tax owed @ 24.0%: −$593
• After-tax cash flow: $3,033/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

+110.5% since first listed

3 events — show timeline

• 2026-06-02 Price Changed $80,000 Dayton MLS
• 2026-04-28 Listed $90,000 Dayton MLS
• 1989-08-29 Sold (Public Records) $38,000 Public Records

Property tax history

-1.8%/yr

Latest (2025): $733 · -0.2% YoY. Source: county tax records.