108 Willowwood Dr · Dayton, OH 45405

$90,000

3 bd · 1.0 ba · 1,992 sqft · SingleFamily public records · 335 Days on market

Built 1922 6,957 sqft lot $45/sqft · 18% below area Est $110k · 18% 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 +8.3/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special! Unlock the potential this property has to offer with original hardwood flooring and spacious bedrooms. Located just minutes from downtown, this is a perfect rehab candidate for resale or cash-flow rental.

Key facts

• Spacious bedrooms
• 6,957 sq ft lot
• Garage

Tags

• ORIGINAL HARDWOOD FLOORING
• SPACIOUS BEDROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% 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 (+4.3%/yr); 134 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 51% 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 33% of the median local income ($44k/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 $622 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 + 4.3% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 335 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $12k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $90k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 335 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — 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: 1.33% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.22%
• DSCR: 1.72
• GRM: 6.3

CMA / ARV

• ARV (median comp): $110,049
• List price: $90,000
• Delta: -18.22%
• 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
427 Sandalwood Dr	0.34mi	3/1.0	1,958 (-2%)	0mo	$125,000	$64	81
40 E Maplewood Ave	0.34mi	3/1.0	1,934 (-3%)	8mo	$35,970	$19	73
25 Laura Ave	0.09mi	3/1.5	1,710 (-14%)	2mo	$143,000	$84	69
27 E Hudson Ave	0.34mi	4/2.0 (+1)	2,020 (+1%)	7mo	$129,975	$64	67
84 W Norman Ave	0.23mi	3/2.0	1,854 (-7%)	8mo	$69,000	$37	67
35 Woodcrest Ave	0.16mi	3/1.0	1,770 (-11%)	8mo	$56,100	$32	67
104 W Norman Ave	0.23mi	3/2.0	2,184 (+10%)	8mo	$53,000	$24	62
305 W Fairview Ave	0.29mi	3/2.0	1,798 (-10%)	11mo	$16,000	$9	57
74 Fountain Ave	0.60mi	4/1.5 (+1)	1,880 (-6%)	5mo	$40,000	$21	52
66 E Hudson Ave	0.39mi	3/1.0	1,704 (-14%)	9mo	$35,000	$21	50
1728 Salem Ave	0.70mi	3/1.5	2,191 (+10%)	3mo	$188,000	$86	46
527 W Parkwood Dr	0.43mi	4/1.5 (+1)	1,762 (-12%)	9mo	$185,000	$105	46

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: 8.7%
• Equity multiple: 1.35×
• Total profit: $8,758
• Equity at exit: $13,419

10-year hold

• IRR: 19.0%
• Equity multiple: 2.69×
• Total profit: $42,489
• Equity at exit: $7,782

Cash invested: $25,200 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,196 high
• Mortgage (P&I): −$472
• Tax from tax record: −$95 /mo · $1,136/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $341

Break-even live

Break-even rent $765

Max offer price $90,000

Occupancy floor 67%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41 W Fairview Ave Unit 2 Dayton, OH	3.0	1.0	1452	$1,200	$0.83	14d	1	0.15mi
101 W Norman Ave Unit 101 Dayton, OH	3.0	1.0	1600	$945	$0.59	43d	1	0.20mi
26 W Beechwood Ave Dayton, OH	3.0	1.5	1468	$1,050	$0.72	43d	1	0.22mi
181 W Norman Ave Dayton, OH	3.0	2.0	1228	$1,150	$0.94	43d	1	0.26mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	43d	1	0.28mi
167 W Hudson Ave Dayton, OH	3.0	1.5	1344	$1,185	$0.88	43d	1	0.30mi
39 E Maplewood Ave Dayton, OH	4.0	1.5	1560	$1,050	$0.67	3d	1	0.36mi
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	43d	1	0.38mi
42 Pointview Ave Unit 42 Dayton, OH	3.0	2.0	1240	$1,200	$0.97	3d	1	0.40mi
234 Santa Clara Ave Dayton, OH	3.0	1.0	1368	$1,125	$0.82	43d	1	0.44mi
253 E Hillcrest Ave Dayton, OH	3.0	2.5	2569	$1,800	$0.70	2d	1	0.45mi
52 Fernwood Ave Dayton, OH	2.0	1.0	1926	$925	$0.48	43d	1	0.46mi
317 Fernwood Ave Dayton, OH	3.0	1.0	1320	$1,100	$0.83	11d	1	0.57mi
202 E Bruce Ave Apt 2 Dayton, OH	2.0	1.0	1250	$800	$0.64	23d	1	0.59mi
101 E Bruce Ave Dayton, OH	3.0	1.0	1455	$1,150	$0.79	2d	1	0.59mi
518 Delaware Ave Dayton, OH	2.0	1.0	1500	$750	$0.50	43d	1	0.71mi
1743 Radcliffe Rd Dayton, OH	3.0	1.5	1729	$1,200	$0.69	43d	1	0.78mi
244 E Siebenthaler Ave Dayton, OH	2.0	1.5	1273	$1,175	$0.92	2d	1	0.79mi
1501 Viola Ave Dayton, OH	3.0	1.0	1952	$1,175	$0.60	14d	1	0.79mi
338 Kenwood Ave Dayton, OH	3.0	1.5	1512	$1,195	$0.79	43d	1	0.84mi
2232 Salem Ave Dayton, OH	3.0	1.0	1250	$1,200	$0.96	3d	1	0.85mi
2247 Salem Ave Unit 2249 Dayton, OH	3.0	1.5	1300	$1,400	$1.08	43d	1	0.85mi
2247 Salem Ave Unit 2247 Dayton, OH	3.0	1.5	1300	$1,350	$1.04	3d	1	0.85mi
1225 Amherst Pl Dayton, OH	3.0	1.0	1548	$1,300	$0.84	14d	1	0.92mi
942 Harvard Blvd Dayton, OH	3.0	2.0	1596	$1,200	$0.75	3d	1	1.00mi
1927 Burroughs Dr Dayton, OH	3.0	2.0	1409	$1,245	$0.88	14d	1	1.04mi
132 Wroe Ave Unit 132 Dayton, OH	3.0	2.5	1934	$1,297	$0.67	43d	1	1.07mi
1378 Cory Dr Dayton, OH	2.0	1.0	1300	$975	$0.75	43d	1	1.07mi
138 Rockwood Ave Dayton, OH	3.0	1.5	1439	$1,200	$0.83	23d	1	1.10mi
136 Rockwood Ave Dayton, OH	3.0	1.5	1439	$1,200	$0.83	43d	1	1.11mi
2141 Philadelphia Dr Dayton, OH	3.0	1.0	1736	$1,395	$0.80	43d	1	1.18mi
534 Geyer St Dayton, OH	4.0	1.0	1640	$1,530	$0.93	23d	1	1.18mi
1011 N Broadway St Dayton, OH	3.0	1.5	1700	$950	$0.56	43d	1	1.36mi
424 Lexington Ave Dayton, OH	3.0	2.0	1536	$1,025	$0.67	43d	1	1.39mi
1108 Rydale Rd Dayton, OH	3.0	1.0	1281	$1,245	$0.97	18d	1	1.47mi

Listing history 30 events

1. 2026-06-18
   days on market $90,000 Active 335 DOM
2. 2026-06-17
   days on market $90,000 Active 334 DOM
3. 2026-06-16
   days on market $90,000 Active 333 DOM
4. 2026-06-15
   days on market $90,000 Active 332 DOM
5. 2026-06-14
   days on market $90,000 Active 330 DOM
6. 2026-06-13
   days on market $90,000 Active 329 DOM
7. 2026-06-10
   days on market $90,000 Active 327 DOM
8. 2026-06-09
   days on market $90,000 Active 326 DOM
9. 2026-06-08
   days on market $90,000 Active 325 DOM
10. 2026-06-07
    days on market $90,000 Active 324 DOM
11. 2026-06-05
    days on market $90,000 Active 321 DOM
12. 2026-06-03
    days on market $90,000 Active 320 DOM
13. 2026-06-02
    days on market $90,000 Active 319 DOM
14. 2026-06-01
    days on market $90,000 Active 318 DOM
15. 2026-05-31
    days on market $90,000 Active 317 DOM
16. 2026-03-11
    status Active 222-char remark

    Show marketing remark (222 chars)

    Investor Special! Unlock the potential this property has to offer with original hardwood flooring and spacious bedrooms. Located just minutes from downtown, this is a perfect rehab candidate for resale or cash-flow rental.

17. 2026-03-11
    price $90,000 222-char remark

    Show marketing remark (222 chars)

    Investor Special! Unlock the potential this property has to offer with original hardwood flooring and spacious bedrooms. Located just minutes from downtown, this is a perfect rehab candidate for resale or cash-flow rental.

18. 2025-09-13
    historical ActiveUnderContract 222-char remark

    Show marketing remark (222 chars)

    Investor Special! Unlock the potential this property has to offer with original hardwood flooring and spacious bedrooms. Located just minutes from downtown, this is a perfect rehab candidate for resale or cash-flow rental.

19. 2025-08-10
    price $98,000 222-char remark

    Show marketing remark (222 chars)

    Investor Special! Unlock the potential this property has to offer with original hardwood flooring and spacious bedrooms. Located just minutes from downtown, this is a perfect rehab candidate for resale or cash-flow rental.

20. 2025-07-18
    listed $102,000 Active 222-char remark

    Show marketing remark (222 chars)

    Investor Special! Unlock the potential this property has to offer with original hardwood flooring and spacious bedrooms. Located just minutes from downtown, this is a perfect rehab candidate for resale or cash-flow rental.

21. 2025-04-14
    soldstatus $60,000
22. 2024-06-07
    soldstatus $53,000 Closed 79-char remark

    Show marketing remark (79 chars)

    Great square footage on this 2 story home, large and generous rooms throughout!

23. 2024-06-07
    soldstatus $53,000 Sold 79-char remark

    Show marketing remark (79 chars)

    Great square footage on this 2 story home, large and generous rooms throughout!

24. 2024-05-06
    status Pending 79-char remark

    Show marketing remark (79 chars)

    Great square footage on this 2 story home, large and generous rooms throughout!

25. 2024-04-19
    listed $55,900 Active 79-char remark

    Show marketing remark (79 chars)

    Great square footage on this 2 story home, large and generous rooms throughout!

26. 2007-08-01
    soldstatus $76,000
27. 1995-12-20
    soldstatus $79,000
28. 1991-08-13
    soldstatus $35,900
29. 1991-01-02
    soldstatus $40,000
30. 1983-09-01
    soldstatus $40,750

ⓘ 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: $1,136 · $95/mo
• Projected year-2 tax: $1,270 · $106/mo
• Expected delta: +$134/yr (+$11/mo · 11.8%)

ⓘ 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 · 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: $14,353
• − Mortgage interest: −$5,041
• − Property taxes: −$1,136
• − Insurance: −$450
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$2,618
• Taxable income: $2,810
• Est. tax owed @ 24.0%: −$674
• After-tax cash flow: $3,414/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): 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

+120.9% since first listed

15 events — show timeline

• 2026-03-11 Relisted — Dayton MLS
• 2026-03-11 Price Changed $90,000 Dayton MLS
• 2025-09-13 Contingent — Dayton MLS
• 2025-08-10 Price Changed $98,000 Dayton MLS
• 2025-07-18 Listed $102,000 Dayton MLS
• 2025-04-14 Sold (Public Records) $60,000 Public Records
• 2024-06-07 Sold (MLS) $53,000 Dayton MLS
• 2024-06-07 Sold (MLS) $53,000 Dayton MLS
• 2024-05-06 Pending — Dayton MLS
• 2024-04-19 Listed $55,900 Dayton MLS
• 2007-08-01 Sold (Public Records) $76,000 Public Records
• 1995-12-20 Sold (Public Records) $79,000 Public Records
• 1991-08-13 Sold (Public Records) $35,900 Public Records
• 1991-01-02 Sold (Public Records) $40,000 Public Records
• 1983-09-01 Sold (Public Records) $40,750 Public Records

Property tax history

-5.0%/yr

Latest (2025): $1,136 · -0.2% YoY. Source: county tax records.