1712 Catalpa Dr · Dayton, OH 45406

$84,900

4 bd · 1.0 ba · 2,348 sqft · SingleFamily public records · 48 Days on market

Built 1923 6,530 sqft lot $36/sqft · 59% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Classic 1920s brick two-story in the Dayton View Triangle featuring 4 bedrooms and over 2,300 sq. ft. of above-grade living space. The interior boasts large room sizes, original hardwood floors, and a formal dining room. This home includes a full unfinished basement ideal for storage and a detached 2-car garage. Situated on a 0.15-acre lot, it offers high ceilings and traditional architectural character.

Key facts

• Brick two story
• Formal dining room
• High ceilings

Tags

• BRICK TWO STORY
• ORIGINAL HARDWOOD FLOORS
• FORMAL DINING ROOM
• FULL UNFINISHED BASEMENT
• DETACHED 2 CAR GARAGE
• HIGH CEILINGS

Property features AI

Finance

• Other: Below-grade unfinished area present
• Financial info: Offered for sale

Exterior

• Parking: Detached two-car garage
• Utilities: Public water and sewer
• Home design: Two-story home
• Construction: Aluminum and vinyl siding
• Exterior features: Residential lot approximately 0.15 acres (51 x 128)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Main-level bedroom; Third-level bedroom; Second-level bedrooms (multiple)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement; One fireplace
• Laundry & utility: Basement utility room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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 (+3.0%/yr); 156 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• This rent runs 38% of the median local income ($42k/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 $587 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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: 1.58% ✓
• Cap rate: 13.67%
• Cash-on-cash: 26.34%
• DSCR: 2.17
• GRM: 5.3

CMA / ARV

• ARV (median comp): $208,601
• List price: $84,900
• Delta: -54.51%
• 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
1728 Salem Ave	0.15mi	3/1.5 (-1)	2,191 (-7%)	3mo	$188,000	$86	72
1614 Catalpa Dr	0.11mi	5/2.0 (+1)	2,178 (-7%)	4mo	$113,000	$52	70
1642 Harvard Blvd	0.06mi	3/1.5 (-1)	2,136 (-9%)	9mo	$170,000	$80	67
1215 Cumberland Ave	0.16mi	3/2.5 (-1)	2,108 (-10%)	0mo	$215,000	$102	64
1739 Burroughs Dr	0.33mi	4/2.5	2,548 (+8%)	0mo	$255,000	$100	64
1935 Philadelphia Dr	0.57mi	3/2.0 (-1)	2,378 (+1%)	1mo	$185,000	$78	61
1643 Earlham Dr	0.49mi	4/2.0	2,216 (-6%)	4mo	$180,000	$81	60
1727 Harvard Blvd	0.07mi	4/3.5	2,672 (+14%)	6mo	$275,000	$103	59
1676 Tennyson Ave	0.68mi	4/3.0	2,330 (-1%)	5mo	$250,000	$107	55
104 W Norman Ave	0.69mi	3/2.0 (-1)	2,184 (-7%)	8mo	$53,000	$24	40
414 W Hudson Ave	0.36mi	3/4.0 (-1)	2,700 (+15%)	3mo	$215,000	$80	39
2812 Otterbein Ave	0.59mi	5/2.0 (+1)	2,082 (-11%)	9mo	$250,000	$120	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 · 3.03% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 1.82×
• Total profit: $19,503
• Equity at exit: $12,659

10-year hold

• IRR: 28.4%
• Equity multiple: 3.52×
• Total profit: $59,895
• Equity at exit: $7,341

Cash invested: $23,772 (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 45406

• Rents YoY: 3.0%
• Active inventory: 156
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,339 high
• Mortgage (P&I): −$445
• Tax from tax record: −$55 /mo · $665/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $522

Break-even live

Break-even rent $678

Max offer price $84,900

Occupancy floor 56%

Sensitivity live

Price	-10% $570	-5% $546	+0% $522	+5% $498	+10% $474
Rent	-10% $416	-5% $469	+0% $522	+5% $575	+10% $628
Rate	-1.0pp $565	-0.5pp $543	base $522	+0.5pp $500	+1.0pp $477

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1743 Radcliffe Rd Dayton, OH	3.0	1.5	1729	$1,200	$0.69	44d	1	0.03mi
101 W Norman Ave Unit 101 Dayton, OH	3.0	1.0	1600	$945	$0.59	44d	1	0.69mi
2141 Philadelphia Dr Dayton, OH	3.0	1.0	1736	$1,395	$0.80	44d	1	0.70mi
942 Harvard Blvd Dayton, OH	3.0	2.0	1596	$1,200	$0.75	3d	1	0.82mi
932 Harvard Blvd Dayton, OH	5.0	2.0	1986	$1,500	$0.76	44d	1	0.83mi
1011 N Broadway St Dayton, OH	3.0	1.5	1700	$950	$0.56	44d	1	1.01mi
132 Wroe Ave Unit 132 Dayton, OH	3.0	2.5	1934	$1,297	$0.67	44d	1	1.03mi
1501 Viola Ave Dayton, OH	3.0	1.0	1952	$1,175	$0.60	14d	1	1.06mi
253 E Hillcrest Ave Dayton, OH	3.0	2.5	2569	$1,800	$0.70	3d	1	1.25mi
534 Geyer St Dayton, OH	4.0	1.0	1640	$1,530	$0.93	24d	1	1.41mi

Listing history 28 events

1. 2026-06-18
   price $84,900 Active 48 DOM
2. 2026-06-18
   days on market $94,900 Active 48 DOM
3. 2026-06-17
   days on market $94,900 Active 47 DOM
4. 2026-06-16
   days on market $94,900 Active 46 DOM
5. 2026-06-15
   days on market $94,900 Active 45 DOM
6. 2026-06-14
   days on market $94,900 Active 43 DOM
7. 2026-06-13
   days on market $94,900 Active 42 DOM
8. 2026-06-10
   days on market $94,900 Active 40 DOM
9. 2026-06-09
   days on market $94,900 Active 39 DOM
10. 2026-06-08
    days on market $94,900 Active 38 DOM
11. 2026-06-07
    days on market $94,900 Active 37 DOM
12. 2026-06-05
    days on market $94,900 Active 34 DOM
13. 2026-06-03
    days on market $94,900 Active 33 DOM
14. 2026-06-02
    days on market $94,900 Active 32 DOM
15. 2026-06-01
    days on market $94,900 Active 31 DOM
16. 2026-05-31
    days on market $94,900 Active 30 DOM
17. 2026-05-01
    listed $94,900 Active 407-char remark
18. 2026-03-31
    historical
19. 2026-03-23
    price $99,900
20. 2026-01-27
    price $109,900
21. 2026-01-09
    price $121,500
22. 2025-12-15
    price $124,900
23. 2025-10-18
    price $134,900
24. 2025-09-24
    listed $144,900 Active
25. 2018-11-20
    historical
26. 2018-09-18
    listed $26,900 Active
27. 2004-11-01
    soldstatus $170,000
28. 1997-07-18
    soldstatus $36,000

ⓘ 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: $665 · $55/mo
• Projected year-2 tax: $995 · $83/mo
• Expected delta: +$330/yr (+$27/mo · 49.6%)

ⓘ 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 ≥103°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: $16,067
• − Mortgage interest: −$4,756
• − Property taxes: −$665
• − Insurance: −$424
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$2,470
• Taxable income: $5,182
• Est. tax owed @ 24.0%: −$1,244
• After-tax cash flow: $5,017/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): 19,991
• Household income: $41,796
• Rent vs Own: 52.9% rent · 47.1% own
• Severe rent burden: 1504.0

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 (75%)
• Race & ethnicity: Black 75% White 16% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -113.75%
• Current HPI: 197.1302
• Rent YoY: ▲ 3.03%
• 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

+135.8% since first listed

13 events — show timeline

• 2026-06-18 Price Changed $84,900 Dayton MLS
• 2026-05-01 Listed $94,900 Dayton MLS
• 2026-03-31 Listing Removed — Dayton MLS
• 2026-03-23 Price Changed $99,900 Dayton MLS
• 2026-01-27 Price Changed $109,900 Dayton MLS
• 2026-01-09 Price Changed $121,500 Dayton MLS
• 2025-12-15 Price Changed $124,900 Dayton MLS
• 2025-10-18 Price Changed $134,900 Dayton MLS
• 2025-09-24 Listed $144,900 Dayton MLS
• 2018-11-20 Listing Removed — Dayton MLS
• 2018-09-18 Listed $26,900 Dayton MLS
• 2004-11-01 Sold (Public Records) $170,000 Public Records
• 1997-07-18 Sold (Public Records) $36,000 Public Records

Property tax history

-13.1%/yr

Latest (2025): $665 · -0.2% YoY. Source: county tax records.