1138 Demphle Ave · Dayton, OH 45410

$109,900

4 bd · 2.0 ba · 1,750 sqft · SingleFamily public records · 27 Days on market

Built 1905 3,851 sqft lot Est $142k · 22% under

---

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 +8.7/10.0
• Rent growth +5.0/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three Story house with large rooms. 4 bedrooms, 1.5 baths, vinyl siding with wood trim, 1st floor laundry, paddle fans in 3 bedrooms and 2 car garage.

Key facts

• 3,851 sq ft lot
• 2 garage spots
• Built 1905

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached two-car garage
• Utilities: Natural gas available; Central air conditioning
• Home design: Two-story home; Aluminum siding
• Construction: Aluminum siding construction
• Exterior features: Residential lot approximately 0.884 acres (110 x 35)

Interior

• Kitchen: Kitchen on main level (approx. 13 x 10)
• Bedrooms: Total rooms: 8
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.7% 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 fast (+11.4%/yr); 92 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 39% of the median local income ($47k/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 $760 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 + 8.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago 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.
• Current owner paid $37k; list at $110k implies a 197% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,251 (1.5% below list)

Questions for the listing agent

1. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.37% ✓
• Cap rate: 11.67%
• Cash-on-cash: 19.21%
• DSCR: 1.85
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $141,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
55 Virginia Ave	0.22mi	4/2.5	1,757 (+0%)	2mo	$215,000	$122	85
307 Gunckel Ave	0.29mi	4/1.5	1,803 (+3%)	2mo	$170,000	$94	78
1031 Highland Ave	0.26mi	3/2.0 (-1)	1,828 (+4%)	0mo	$148,000	$81	75
112 Missouri Ave	0.20mi	4/1.0	1,581 (-10%)	3mo	$150,500	$95	68
700 Bowen St	0.53mi	4/1.5	1,664 (-5%)	3mo	$240,000	$144	63
1027 Highland Ave	0.26mi	4/1.5	1,520 (-13%)	3mo	$117,500	$77	61
2127 Wayne Ave	0.48mi	3/2.0 (-1)	1,648 (-6%)	2mo	$125,164	$76	61
136 Dover St	0.19mi	3/1.5 (-1)	1,512 (-14%)	2mo	$92,000	$61	60
133 Samuel St	0.66mi	3/2.5 (-1)	1,764 (+1%)	2mo	$230,000	$130	59
2222 Wayne Ave	0.50mi	3/2.0 (-1)	1,878 (+7%)	1mo	$59,500	$32	59
329 Quitman St	0.55mi	3/2.0 (-1)	1,855 (+6%)	2mo	$61,500	$33	58
1014 Arbor Ave	0.68mi	3/1.5 (-1)	1,488 (-15%)	2mo	$99,900	$67	34

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: 16.4%
• Equity multiple: 1.70×
• Total profit: $21,532
• Equity at exit: $16,386

10-year hold

• IRR: 28.3%
• Equity multiple: 4.10×
• Total profit: $95,409
• Equity at exit: $9,502

Cash invested: $30,772 (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 45410

• Home prices YoY: -21.4%
• Rents YoY: 11.4%
• Active inventory: 92
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,510 high
• Mortgage (P&I): −$576
• Tax from tax record: −$78 /mo · $936/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $493

Break-even live

Break-even rent $886

Max offer price $109,900

Occupancy floor 62%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1411 Wyoming St Dayton, OH	3.0	1.0	1256	$1,095	$0.87	3d	1	0.18mi
1038 Walnut Hill Pl Dayton, OH	3.0	1.0	1232	$1,095	$0.89	44d	1	0.23mi
20 Lucerne Ave Dayton, OH	3.0	1.0	1378	$1,200	$0.87	44d	1	0.25mi
1515 Wyoming St Dayton, OH	3.0	1.0	1400	$1,000	$0.71	44d	1	0.26mi
32 Gebhart St Dayton, OH	4.0	1.0	1800	$1,400	$0.78	14d	1	0.31mi
511 Parrot St Dayton, OH	3.0	1.5	1618	$1,100	$0.68	14d	1	0.32mi
438 Clover St Dayton, OH	3.0	2.0	2156	$1,025	$0.48	44d	1	0.36mi
1603 Manette Pl Dayton, OH	4.0	2.0	2000	$1,695	$0.85	14d	1	0.43mi
2114 Wayne Ave Dayton, OH	4.0	2.0	1723	$1,595	$0.93	44d	1	0.46mi
1101 Phillips Ave Unit 1101 Dayton, OH	3.0	1.5	1300	$1,450	$1.12	44d	1	0.47mi
2132 Wayne Ave Dayton, OH	3.0	2.0	1484	$1,350	$0.91	3d	1	0.48mi
244 Quitman St Unit A Dayton, OH	3.0	1.0	1987	$1,325	$0.67	23d	1	0.59mi
920 E Stewart St Dayton, OH	4.0	1.0	1322	$1,425	$1.08	44d	1	0.59mi
519 Wyoming St Dayton, OH	3.0	1.5	1240	$1,600	$1.29	44d	1	0.59mi
320 Park Dr Dayton, OH	4.0	3.0	2100	$2,400	$1.14	14d	1	0.60mi
534 Beckman St Dayton, OH	3.0	2.0	1452	$1,400	$0.96	3d	1	0.65mi
2600 Wayne Ave Dayton, OH	4.0	1.5	1328	$1,500	$1.13	23d	1	0.73mi
229 James St Unit 228 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	23d	1	0.75mi
227 James St Unit 1 Dayton, OH	3.0	1.0	1700	$1,200	$0.71	3d	1	0.75mi
228 James St Dayton, OH	3.0	1.0	1700	$1,200	$0.71	44d	1	0.75mi
836 Wellmeier Ave Dayton, OH	4.0	1.0	2148	$1,500	$0.70	3d	1	0.78mi
319 Wyoming St Dayton, OH	4.0	2.5	2064	$2,000	$0.97	3d	1	0.85mi
243 Oak St Dayton, OH	3.0	1.5	1316	$1,600	$1.22	3d	1	0.95mi
115 Livingston Ave Dayton, OH	3.0	1.0	1624	$1,450	$0.89	44d	1	0.99mi
314 Sheridan Ave Dayton, OH	3.0	1.0	1258	$1,150	$0.91	3d	1	1.09mi
1112 Irving Ave Dayton, OH	3.0	4.0	2041	$4,500	$2.20	3d	1	1.10mi
218 Brown St Dayton, OH	3.0	2.5	1800	$3,200	$1.78	44d	1	1.18mi
218 Brown St Unit 218 Dayton, OH	3.0	2.5	1789	$2,200	$1.23	44d	1	1.18mi
216 Brown St Dayton, OH	3.0	1.5	1563	$2,500	$1.60	44d	1	1.19mi
23 Jasper St Dayton, OH	4.0	4.0	1490	$3,600	$2.42	3d	1	1.25mi
1520 S Smithville Rd Dayton, OH	3.0	2.0	1481	$1,345	$0.91	3d	1	1.32mi
121 E Schantz Ave #3 Dayton, OH	3.0	2.0	2200	$3,500	$1.59	3d	1	1.42mi
2212 Fauver Ave Dayton, OH	3.0	1.0	1300	$1,795	$1.38	44d	1	1.48mi

Listing history 27 events

1. 2026-06-18
   days on market $109,900 Active 27 DOM
2. 2026-06-17
   days on market $109,900 Active 26 DOM
3. 2026-06-16
   days on market $109,900 Active 25 DOM
4. 2026-06-15
   days on market $109,900 Active 24 DOM
5. 2026-06-14
   days on market $109,900 Active 22 DOM
6. 2026-06-13
   days on market $109,900 Active 21 DOM
7. 2026-06-10
   days on market $109,900 Active 19 DOM
8. 2026-06-09
   days on market $109,900 Active 18 DOM
9. 2026-06-08
   days on market $109,900 Active 17 DOM
10. 2026-06-07
    days on market $109,900 Active 16 DOM
11. 2026-06-05
    days on market $109,900 Active 13 DOM
12. 2026-06-03
    days on market $109,900 Active 12 DOM
13. 2026-06-02
    days on market $109,900 Active 11 DOM
14. 2026-06-01
    days on market $109,900 Active 10 DOM
15. 2026-05-31
    days on market $109,900 Active 9 DOM
16. 2026-05-22
    listed $109,900 Active
17. 2017-11-13
    soldstatus $36,950 Closed 150-char remark

    Show marketing remark (150 chars)

    Three Story house with large rooms. 4 bedrooms, 1.5 baths, vinyl siding with wood trim, 1st floor laundry, paddle fans in 3 bedrooms and 2 car garage.

18. 2017-11-13
    soldstatus $36,950 Sold 150-char remark

    Show marketing remark (150 chars)

    Three Story house with large rooms. 4 bedrooms, 1.5 baths, vinyl siding with wood trim, 1st floor laundry, paddle fans in 3 bedrooms and 2 car garage.

19. 2017-10-09
    price $44,900 150-char remark

    Show marketing remark (150 chars)

    Three Story house with large rooms. 4 bedrooms, 1.5 baths, vinyl siding with wood trim, 1st floor laundry, paddle fans in 3 bedrooms and 2 car garage.

20. 2017-08-30
    listed $49,900 Active 150-char remark

    Show marketing remark (150 chars)

    Three Story house with large rooms. 4 bedrooms, 1.5 baths, vinyl siding with wood trim, 1st floor laundry, paddle fans in 3 bedrooms and 2 car garage.

21. 2015-03-10
    soldstatus $12,000 244-char remark

    Show marketing remark (244 chars)

    This 2 story home offers an large covered front porch, street parking, formal dining room, and enclosed rear porch. There is also a wood deck in the fenced backyard, detached garage and full basement. There is a lot of potential with this home!

22. 2015-02-06
    listed $12,300 244-char remark

    Show marketing remark (244 chars)

    This 2 story home offers an large covered front porch, street parking, formal dining room, and enclosed rear porch. There is also a wood deck in the fenced backyard, detached garage and full basement. There is a lot of potential with this home!

23. 2003-10-01
    soldstatus $66,600
24. 2002-07-01
    soldstatus $62,000
25. 1995-04-07
    soldstatus $53,500
26. 1994-08-02
    soldstatus $48,000
27. 1988-09-20
    soldstatus $21,000

ⓘ 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: $936 · $78/mo
• Projected year-2 tax: $1,325 · $110/mo
• Expected delta: +$389/yr (+$32/mo · 41.6%)

ⓘ 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 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,117
• − Mortgage interest: −$6,156
• − Property taxes: −$936
• − Insurance: −$550
• − Repairs & maintenance: −$1,449
• − Management: −$1,449
• − Depreciation: −$3,197
• Taxable income: $4,380
• Est. tax owed @ 24.0%: −$1,051
• After-tax cash flow: $4,860/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): 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

+423.3% since first listed

12 events — show timeline

• 2026-05-22 Listed $109,900 Dayton MLS
• 2017-11-13 Sold (MLS) $36,950 Dayton MLS
• 2017-11-13 Sold (MLS) $36,950 Dayton MLS
• 2017-10-09 Price Changed $44,900 Dayton MLS
• 2017-08-30 Listed $49,900 Dayton MLS
• 2015-03-10 Sold (MLS) $12,000 WRIST
• 2015-02-06 Listed $12,300 WRIST
• 2003-10-01 Sold (Public Records) $66,600 Public Records
• 2002-07-01 Sold (Public Records) $62,000 Public Records
• 1995-04-07 Sold (Public Records) $53,500 Public Records
• 1994-08-02 Sold (Public Records) $48,000 Public Records
• 1988-09-20 Sold (Public Records) $21,000 Public Records

Property tax history

-3.2%/yr

Latest (2025): $936 · -0.2% YoY. Source: county tax records.