6967 Sennett · Vandalia, OH 45414

$102,000

3 bd · 1.0 ba · 979 sqft · SingleFamily public records · 51 Days on market

Built 1950 Est $128k · 20% 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 +9.3/10.0
• Schools +5.0/10.0
• Rent growth +4.4/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here's the one you have been waiting for! This 2 bedroom freshly remodeled home is the perfect starter home or investment opportunity for a rental. As a rental, this home previously rented for $800.00 a month. This home is full of new updates: new flooring throughout the entire home, updated kitchen, updated bathroom, fresh paint, new water heater, roof installed around 2016, and the furnace was installed in 2019. The large bonus room could easily be used as a 3rd bedroom. Schedule your time to see this one today, as it will not be on the market long. Home is being sold "as-is".

Key facts

• Recent updates
• Ample parking
• Private backyard

Tags

• SINGLE-STORY HOME
• CONVERTED GARAGE
• UPDATED EAT-IN KITCHEN
• AMPLE PARKING
• PRIVATE BACKYARD
• RECENT UPDATES

Property features AI

Finance

• Financial info: Offered for sale
• HOA & community: Associated with RE/MAX Alliance

Exterior

• Parking: No garage
• Home design: Single-story home
• Construction: Aluminum siding; Slab foundation
• Exterior features: Residential zoning

Interior

• Kitchen: Eat-in kitchen (main level)
• Bedrooms: Two main-level bedrooms (approximately 10 x 10 and 11 x 10)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating
• Interior features: Eat-in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $102k).
• Recommended offer: $99k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 2.8% in Vandalia — 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 70/100 on livability (#463 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: amenities F, commute F, health & safety F.
• Market conditions: Rents rising fast (+7.4%/yr); 53 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 32% of the median local income ($54k/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 $705 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 + 7.4% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $13k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,940 (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 1950 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.43% ✓
• Cap rate: 11.75%
• Cash-on-cash: 19.48%
• DSCR: 1.87
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $128,249
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2203 Arthur Ave	0.16mi	3/1.0	957 (-2%)	7mo	$130,000	$136	83
2211 Martin Ave	0.33mi	3/1.0	988 (+1%)	2mo	$131,400	$133	82
2213 Martin Ave	0.33mi	3/1.0	988 (+1%)	3mo	$127,000	$129	80
2020 Wilding Ave	0.14mi	3/1.0	872 (-11%)	0mo	$41,910	$48	75
2217 Harding Ave	0.08mi	3/1.0	1,080 (+10%)	7mo	$55,000	$51	73
5741 Lily Ln	0.25mi	3/1.5	1,073 (+10%)	6mo	$180,000	$168	65
2108 Gipsy Dr	0.43mi	3/1.0	1,053 (+8%)	4mo	$54,670	$52	64
2017 Kildare Ave	0.08mi	3/1.0	832 (-15%)	11mo	$155,000	$186	62
2234 Gipsy Dr	0.47mi	3/1.0	910 (-7%)	8mo	$119,000	$131	59
6865 Keats Dr	0.34mi	2/1.0 (-1)	1,080 (+10%)	4mo	$123,000	$114	59
5586 Wadsworth Rd	0.56mi	4/1.0 (+1)	936 (-4%)	7mo	$38,610	$41	56
2203 Cardinal Ave	0.48mi	3/1.5	1,064 (+9%)	6mo	$152,000	$143	56

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 · 7.41% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 1.69×
• Total profit: $19,767
• Equity at exit: $15,209

10-year hold

• IRR: 27.9%
• Equity multiple: 4.00×
• Total profit: $85,638
• Equity at exit: $8,819

Cash invested: $28,560 (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 45414

• Rents YoY: 7.4%
• Active inventory: 53
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,457 high
• Mortgage (P&I): −$535
• Tax from tax record: −$110 /mo · $1,320/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $464

Break-even live

Break-even rent $870

Max offer price $102,000

Occupancy floor 63%

Sensitivity live

Price	-10% $521	-5% $493	+0% $464	+5% $435	+10% $406
Rent	-10% $349	-5% $406	+0% $464	+5% $521	+10% $579
Rate	-1.0pp $515	-0.5pp $490	base $464	+0.5pp $437	+1.0pp $410

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: $25,500
• Closing costs: $3,060
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2109 Harding Ave Dayton, OH	2.0	1.0	750	$950	$1.27	3d	1	0.05mi
2022 Arthur Ave Unit NA Dayton, OH	3.0	1.0	1040	$1,500	$1.44	12d	1	0.05mi
5900 Erica Ct Dayton, OH	2.0	1.0	800	$975	$1.22	3d	1	0.33mi
2991 Benchwood Rd Unit 2993 Dayton, OH	2.0	1.5	1063	$1,295	$1.22	3d	1	0.99mi
3097 Silver Rock Ave Unit 3103 Dayton, OH	2.0	1.5	1035	$1,295	$1.25	15d	1	1.05mi
4911 Northcutt Pl Dayton, OH	2.0	1.0	850	$825	$0.97	3d	1	1.14mi

Listing history 28 events

1. 2026-06-18
   days on market $102,000 Active 51 DOM
2. 2026-06-17
   days on market $102,000 Active 50 DOM
3. 2026-06-16
   days on market $102,000 Active 49 DOM
4. 2026-06-15
   days on market $102,000 Active 48 DOM
5. 2026-06-14
   days on market $102,000 Active 46 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   pricedays on market $102,000 Active 45 DOM
8. 2026-06-10
   days on market $109,500 Active 43 DOM
9. 2026-06-09
   days on market $109,500 Active 42 DOM
10. 2026-06-08
    days on market $109,500 Active 41 DOM
11. 2026-06-07
    days on market $109,500 Active 40 DOM
12. 2026-06-03
    days on market $109,500 Active 36 DOM
13. 2026-06-02
    days on market $109,500 Active 35 DOM
14. 2026-06-01
    days on market $109,500 Active 34 DOM
15. 2026-05-31
    days on market $109,500 Active 33 DOM
16. 2026-04-28
    listed $115,000 Active
17. 2022-07-15
    soldstatus $79,900
18. 2022-06-24
    soldstatus $79,900 Closed 596-char remark

    Show marketing remark (596 chars)

    Here's the one you have been waiting for! This 2 bedroom freshly remodeled home is the perfect starter home or investment opportunity for a rental. As a rental, this home previously rented for $800.00 a month. This home is full of new updates: new flooring throughout the entire home, updated kitchen, updated bathroom, fresh paint, new water heater, roof installed around 2016, and the furnace was installed in 2019. The large bonus room could easily be used as a 3rd bedroom. Schedule your time to see this one today, as it will not be on the market long. Home is being sold "as-is".

19. 2022-06-24
    soldstatus $79,900 Sold 596-char remark

    Show marketing remark (596 chars)

    Here's the one you have been waiting for! This 2 bedroom freshly remodeled home is the perfect starter home or investment opportunity for a rental. As a rental, this home previously rented for $800.00 a month. This home is full of new updates: new flooring throughout the entire home, updated kitchen, updated bathroom, fresh paint, new water heater, roof installed around 2016, and the furnace was installed in 2019. The large bonus room could easily be used as a 3rd bedroom. Schedule your time to see this one today, as it will not be on the market long. Home is being sold "as-is".

20. 2022-05-12
    status Pending 596-char remark

    Show marketing remark (596 chars)

    Here's the one you have been waiting for! This 2 bedroom freshly remodeled home is the perfect starter home or investment opportunity for a rental. As a rental, this home previously rented for $800.00 a month. This home is full of new updates: new flooring throughout the entire home, updated kitchen, updated bathroom, fresh paint, new water heater, roof installed around 2016, and the furnace was installed in 2019. The large bonus room could easily be used as a 3rd bedroom. Schedule your time to see this one today, as it will not be on the market long. Home is being sold "as-is".

21. 2022-04-18
    status Active 596-char remark

    Show marketing remark (596 chars)

    Here's the one you have been waiting for! This 2 bedroom freshly remodeled home is the perfect starter home or investment opportunity for a rental. As a rental, this home previously rented for $800.00 a month. This home is full of new updates: new flooring throughout the entire home, updated kitchen, updated bathroom, fresh paint, new water heater, roof installed around 2016, and the furnace was installed in 2019. The large bonus room could easily be used as a 3rd bedroom. Schedule your time to see this one today, as it will not be on the market long. Home is being sold "as-is".

22. 2022-03-31
    status Pending 596-char remark

    Show marketing remark (596 chars)

    Here's the one you have been waiting for! This 2 bedroom freshly remodeled home is the perfect starter home or investment opportunity for a rental. As a rental, this home previously rented for $800.00 a month. This home is full of new updates: new flooring throughout the entire home, updated kitchen, updated bathroom, fresh paint, new water heater, roof installed around 2016, and the furnace was installed in 2019. The large bonus room could easily be used as a 3rd bedroom. Schedule your time to see this one today, as it will not be on the market long. Home is being sold "as-is".

23. 2022-03-25
    listed $79,900 Active 596-char remark

    Show marketing remark (596 chars)

    Here's the one you have been waiting for! This 2 bedroom freshly remodeled home is the perfect starter home or investment opportunity for a rental. As a rental, this home previously rented for $800.00 a month. This home is full of new updates: new flooring throughout the entire home, updated kitchen, updated bathroom, fresh paint, new water heater, roof installed around 2016, and the furnace was installed in 2019. The large bonus room could easily be used as a 3rd bedroom. Schedule your time to see this one today, as it will not be on the market long. Home is being sold "as-is".

24. 2017-10-16
    soldstatus $26,000 Closed 85-char remark

    Show marketing remark (85 chars)

    This is the one you have been waiting for! Great investment property or starter home!

25. 2017-10-16
    soldstatus $26,000 Sold 85-char remark

    Show marketing remark (85 chars)

    This is the one you have been waiting for! Great investment property or starter home!

26. 2017-10-13
    historical 85-char remark

    Show marketing remark (85 chars)

    This is the one you have been waiting for! Great investment property or starter home!

27. 2017-10-13
    listed $26,000 85-char remark

    Show marketing remark (85 chars)

    This is the one you have been waiting for! Great investment property or starter home!

28. 2005-06-07
    soldstatus $47,900

ⓘ 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: $1,320 · $110/mo
• Projected year-2 tax: $1,456 · $121/mo
• Expected delta: +$136/yr (+$11/mo · 10.3%)

ⓘ 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: $17,485
• − Mortgage interest: −$5,714
• − Property taxes: −$1,320
• − Insurance: −$510
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$2,967
• Taxable income: $4,176
• Est. tax owed @ 24.0%: −$1,002
• After-tax cash flow: $4,562/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)

No district data.

Livability — Vandalia

• Score: 70/100
• State rank: #463
• US rank: #7669

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment B Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 459,541 people
• City population: 14,888
• Metro: Dayton-Kettering, OH
• Population (ZIP): 21,167
• Household income: $54,485
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 801.0

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 (75%)
• Race & ethnicity: White 75% Black 15% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 2% Romanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% Arabic 1% Tagalog/Filipino 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: ▼ -142.46%
• Current HPI: 183.1124
• Rent YoY: ▲ 7.41%
• 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

+140.1% since first listed

13 events — show timeline

• 2026-04-28 Listed $115,000 Dayton MLS
• 2022-07-15 Sold (Public Records) $79,900 Public Records
• 2022-06-24 Sold (MLS) $79,900 Dayton MLS
• 2022-06-24 Sold (MLS) $79,900 Dayton MLS
• 2022-05-12 Pending — Dayton MLS
• 2022-04-18 Relisted — Dayton MLS
• 2022-03-31 Pending — Dayton MLS
• 2022-03-25 Listed $79,900 Dayton MLS
• 2017-10-16 Sold (MLS) $26,000 Dayton MLS
• 2017-10-16 Sold (MLS) $26,000 Dayton MLS
• 2017-10-13 Listing Removed — Dayton MLS
• 2017-10-13 Listed $26,000 Dayton MLS
• 2005-06-07 Sold (Public Records) $47,900 Public Records

Property tax history

+15.5%/yr

Latest (2025): $1,320 · -2.3% YoY. Source: county tax records.