1249 Everett Dr · Dayton, OH 45402

$116,999

4 bd · 1.0 ba · 1,656 sqft · SingleFamily public records · 105 Days on market

Built 1915 $71/sqft · 26% above area Est $93k · 26% over

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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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity in Old North Dayton! Ready for tenant placement or light updates to maximize returns in a high-demand rental area. Short distance from public transportation. Near downtown and highways.

Key facts

• Near downtown
• Near highways
• Built 1915

Tags

• HIGH DEMAND RENTAL AREA
• PUBLIC TRANSPORTATION
• NEAR DOWNTOWN
• NEAR HIGHWAYS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $117k).
• Recommended offer: $106k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 7.3% 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 (+4.0%/yr); 83 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 34% of the median local income ($48k/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 $809 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 + 4.0% rent growth), your $33k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $13k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,469 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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: 1.17% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.06%
• DSCR: 1.63
• GRM: 7.1

CMA / ARV

• ARV (median comp): $92,761
• List price: $116,999
• Delta: 26.13%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1133 Vernon Dr	0.15mi	4/1.5	1,680 (+1%)	1mo	$125,000	$74	88
1725 W Grand Ave	0.38mi	3/1.5 (-1)	1,629 (-2%)	2mo	$144,900	$89	71
1135 Windsor Ave	0.18mi	3/1.0 (-1)	1,484 (-10%)	4mo	$45,000	$30	66
1439 Kumler Ave	0.45mi	3/1.5 (-1)	1,768 (+7%)	5mo	$165,000	$93	56
1029 Shakespeare Ave	0.32mi	3/1.0 (-1)	1,436 (-13%)	4mo	$71,000	$49	54
415 Alameda Pl	0.67mi	5/1.0 (+1)	1,745 (+5%)	1mo	$68,860	$39	54
1516 Kumler Ave	0.53mi	3/1.5 (-1)	1,516 (-8%)	1mo	$100,000	$66	54
2515 Hoover Ave	0.65mi	3/2.5 (-1)	1,608 (-3%)	1mo	$120,000	$75	53
520 Alameda Pl	0.64mi	4/1.0	1,816 (+10%)	3mo	$95,000	$52	52
1556 N Euclid Ave	0.61mi	3/1.0 (-1)	1,792 (+8%)	2mo	$120,000	$67	51
3100 Princeton Dr	0.47mi	3/1.0 (-1)	1,448 (-13%)	6mo	$65,000	$45	47
1628 Philadelphia Dr	0.55mi	4/3.5	1,888 (+14%)	1mo	$270,000	$143	40

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 · 3.98% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.21×
• Total profit: $6,811
• Equity at exit: $17,445

10-year hold

• IRR: 15.5%
• Equity multiple: 2.31×
• Total profit: $42,949
• Equity at exit: $10,116

Cash invested: $32,760 (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 45402

• Rents YoY: 4.0%
• Active inventory: 83
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,373 high
• Mortgage (P&I): −$614
• Tax from tax record: −$38 /mo · $462/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $384

Break-even live

Break-even rent $887

Max offer price $116,999

Occupancy floor 67%

Sensitivity live

Price	-10% $450	-5% $417	+0% $384	+5% $351	+10% $318
Rent	-10% $275	-5% $330	+0% $384	+5% $438	+10% $492
Rate	-1.0pp $443	-0.5pp $414	base $384	+0.5pp $354	+1.0pp $323

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1045 Shakespeare Ave Dayton, OH	3.0	1.0	1435	$1,275	$0.89	45d	1	0.31mi
660 Gramont Ave Dayton, OH	3.0	1.0	1142	$1,050	$0.92	4d	1	0.51mi
424 Lexington Ave Dayton, OH	3.0	2.0	1536	$1,025	$0.67	45d	1	0.60mi
1119 Superior Ave Unit 1119 Dayton, OH	3.0	1.0	1435	$1,350	$0.94	4d	1	0.65mi
3207 Cornell Dr Dayton, OH	3.0	1.0	1168	$1,000	$0.86	4d	1	0.65mi
1743 Radcliffe Rd Dayton, OH	3.0	1.5	1729	$1,200	$0.69	45d	1	0.72mi
1225 Amherst Pl Dayton, OH	3.0	1.0	1548	$1,300	$0.84	15d	1	0.73mi
437 Lorenz Ave Dayton, OH	3.0	1.0	1322	$1,200	$0.91	24d	1	0.75mi
1927 Burroughs Dr Dayton, OH	3.0	2.0	1409	$1,245	$0.88	15d	1	0.82mi
617 Westwood Ave Dayton, OH	3.0	1.0	1304	$1,050	$0.81	45d	1	0.83mi
1011 N Broadway St Dayton, OH	3.0	1.5	1700	$950	$0.56	45d	1	0.86mi
2232 Salem Ave Dayton, OH	3.0	1.0	1250	$1,200	$0.96	4d	1	0.91mi
2247 Salem Ave Unit 2249 Dayton, OH	3.0	1.5	1300	$1,400	$1.08	45d	1	0.95mi
2247 Salem Ave Unit 2247 Dayton, OH	3.0	1.5	1300	$1,350	$1.04	4d	1	0.95mi
942 Harvard Blvd Dayton, OH	3.0	2.0	1596	$1,200	$0.75	4d	1	0.95mi
932 Harvard Blvd Dayton, OH	5.0	2.0	1986	$1,500	$0.76	45d	1	0.97mi
216 N Ardmore Ave Dayton, OH	3.0	1.0	1500	$1,100	$0.73	4d	1	0.98mi
265 Victor Ave Dayton, OH	3.0	1.0	1204	$900	$0.75	45d	1	1.00mi
905 Neal Ave Dayton, OH	3.0	1.0	1100	$850	$0.77	45d	1	1.01mi
2141 Philadelphia Dr Dayton, OH	3.0	1.0	1736	$1,395	$0.80	45d	1	1.08mi
234 Santa Clara Ave Dayton, OH	3.0	1.0	1368	$1,125	$0.82	45d	1	1.11mi
167 W Hudson Ave Dayton, OH	3.0	1.5	1344	$1,185	$0.88	45d	1	1.17mi
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	45d	1	1.17mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	45d	1	1.18mi
132 Wroe Ave Unit 132 Dayton, OH	3.0	2.5	1934	$1,297	$0.67	45d	1	1.19mi
181 W Norman Ave Dayton, OH	3.0	2.0	1228	$1,150	$0.94	45d	1	1.20mi
338 Kenwood Ave Dayton, OH	3.0	1.5	1512	$1,195	$0.79	45d	1	1.21mi
1019 Cherry Dr Dayton, OH	4.0	1.0	1057	$1,125	$1.06	45d	1	1.25mi
40 S Mathison St Dayton, OH	3.0	1.0	1300	$1,200	$0.92	15d	1	1.29mi
42 S Mathison St Dayton, OH	3.0	1.0	1300	$1,220	$0.94	4d	1	1.29mi
101 W Norman Ave Unit 101 Dayton, OH	3.0	1.0	1600	$945	$0.59	45d	1	1.31mi
136 Rockwood Ave Dayton, OH	3.0	1.5	1439	$1,200	$0.83	45d	1	1.35mi
138 Rockwood Ave Dayton, OH	3.0	1.5	1439	$1,200	$0.83	24d	1	1.35mi
41 W Fairview Ave Unit 2 Dayton, OH	3.0	1.0	1452	$1,200	$0.83	15d	1	1.40mi
1501 Viola Ave Dayton, OH	3.0	1.0	1952	$1,175	$0.60	15d	1	1.43mi
18 Holt St Unit 24 Dayton, OH	3.0	2.5	1350	$1,450	$1.07	15d	1	1.45mi

Listing history 30 events

1. 2026-06-18
   days on market $116,999 Active 105 DOM
2. 2026-06-17
   days on market $116,999 Active 104 DOM
3. 2026-06-16
   days on market $116,999 Active 103 DOM
4. 2026-06-15
   days on market $116,999 Active 102 DOM
5. 2026-06-14
   days on market $116,999 Active 100 DOM
6. 2026-06-13
   days on market $116,999 Active 99 DOM
7. 2026-06-10
   days on market $116,999 Active 97 DOM
8. 2026-06-09
   days on market $116,999 Active 96 DOM
9. 2026-06-08
   days on market $116,999 Active 95 DOM
10. 2026-06-07
    days on market $116,999 Active 94 DOM
11. 2026-06-05
    days on market $116,999 Active 91 DOM
12. 2026-06-03
    days on market $116,999 Active 90 DOM
13. 2026-06-02
    days on market $116,999 Active 89 DOM
14. 2026-06-01
    pricedays on market $116,999 Active 88 DOM
15. 2026-05-31
    days on market $122,000 Active 87 DOM
16. 2026-03-25
    price $122,000 206-char remark

    Show marketing remark (206 chars)

    Investor opportunity in Old North Dayton! Ready for tenant placement or light updates to maximize returns in a high-demand rental area. Short distance from public transportation. Near downtown and highways.

17. 2026-03-03
    listed $129,900 Active 206-char remark

    Show marketing remark (206 chars)

    Investor opportunity in Old North Dayton! Ready for tenant placement or light updates to maximize returns in a high-demand rental area. Short distance from public transportation. Near downtown and highways.

18. 2026-01-29
    historical $1,000
19. 2026-01-22
    price $1,000
20. 2026-01-09
    price $1,050
21. 2025-12-23
    price $1,100
22. 2025-12-16
    listed $1,200
23. 2022-07-26
    soldstatus $114,900 Closed 326-char remark

    Show marketing remark (326 chars)

    Great investment opportunity for a local landlord, or utilize our expert property management. More renovated, turnkey rental properties available each week. Go to this link bit.ly/fregturnkeyproperties to be added to our waiting list for local investment properties. Owner is a licensed real estate agent in the state of Ohio.

24. 2022-07-26
    soldstatus $114,900 Sold 326-char remark

    Show marketing remark (326 chars)

    Great investment opportunity for a local landlord, or utilize our expert property management. More renovated, turnkey rental properties available each week. Go to this link bit.ly/fregturnkeyproperties to be added to our waiting list for local investment properties. Owner is a licensed real estate agent in the state of Ohio.

25. 2022-06-05
    price $999
26. 2022-04-15
    status Pending 326-char remark

    Show marketing remark (326 chars)

    Great investment opportunity for a local landlord, or utilize our expert property management. More renovated, turnkey rental properties available each week. Go to this link bit.ly/fregturnkeyproperties to be added to our waiting list for local investment properties. Owner is a licensed real estate agent in the state of Ohio.

27. 2022-04-08
    status Active 326-char remark

    Show marketing remark (326 chars)

    Great investment opportunity for a local landlord, or utilize our expert property management. More renovated, turnkey rental properties available each week. Go to this link bit.ly/fregturnkeyproperties to be added to our waiting list for local investment properties. Owner is a licensed real estate agent in the state of Ohio.

28. 2022-04-01
    historical Active/Pending 326-char remark

    Show marketing remark (326 chars)

    Great investment opportunity for a local landlord, or utilize our expert property management. More renovated, turnkey rental properties available each week. Go to this link bit.ly/fregturnkeyproperties to be added to our waiting list for local investment properties. Owner is a licensed real estate agent in the state of Ohio.

29. 2022-04-01
    status Pending 326-char remark

    Show marketing remark (326 chars)

    Great investment opportunity for a local landlord, or utilize our expert property management. More renovated, turnkey rental properties available each week. Go to this link bit.ly/fregturnkeyproperties to be added to our waiting list for local investment properties. Owner is a licensed real estate agent in the state of Ohio.

30. 2022-03-28
    listed $114,900 Active 326-char remark

    Show marketing remark (326 chars)

    Great investment opportunity for a local landlord, or utilize our expert property management. More renovated, turnkey rental properties available each week. Go to this link bit.ly/fregturnkeyproperties to be added to our waiting list for local investment properties. Owner is a licensed real estate agent in the state of Ohio.

ⓘ 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: $462 · $38/mo
• Projected year-2 tax: $1,143 · $95/mo
• Expected delta: +$682/yr (+$57/mo · 147.7%)

ⓘ 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,476
• − Mortgage interest: −$6,554
• − Property taxes: −$462
• − Insurance: −$585
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$3,404
• Taxable income: $2,835
• Est. tax owed @ 24.0%: −$680
• After-tax cash flow: $3,926/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): 9,407
• Household income: $48,401
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 404.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 57% White 32% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Italian 2% Serbian 2% Slovak 1%
• Foreign-born: 5% · Canada, Vietnam, Jamaica
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1% Arabic 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: ▼ -81.89%
• Current HPI: 149.7909
• Rent YoY: ▲ 3.98%
• 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

+6.2% since first listed

15 events — show timeline

• 2026-03-25 Price Changed $122,000 Cincy MLS
• 2026-03-03 Listed $129,900 Cincy MLS
• 2026-01-29 Rental Removed $1,000 BUILDIUM
• 2026-01-22 Price Changed $1,000 BUILDIUM
• 2026-01-09 Price Changed $1,050 BUILDIUM
• 2025-12-23 Price Changed $1,100 BUILDIUM
• 2025-12-16 Listed for Rent $1,200 BUILDIUM
• 2022-07-26 Sold (MLS) $114,900 Dayton MLS
• 2022-07-26 Sold (MLS) $114,900 Dayton MLS
• 2022-06-05 Price Changed $999 RENT.
• 2022-04-15 Pending — Dayton MLS
• 2022-04-08 Relisted — Dayton MLS
• 2022-04-01 Contingent — Dayton MLS
• 2022-04-01 Pending — Dayton MLS
• 2022-03-28 Listed $114,900 Dayton MLS

Property tax history

-5.9%/yr

Latest (2025): $462 · -0.2% YoY. Source: county tax records.