104 N Halloway St · Dayton, OH 45417

$99,900

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 11 Days on market

Built 1950 5,798 sqft lot Est $98k · at est.

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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 +22.5/30.0
• DSCR +7.2/10.0
• ARV discount +6.8/15.0
• 1% rule +4.7/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property has been solely utilized as a rental thru GDPM. The rental rate thru them was $700 per month and is scheduled to move to $750.00 per month. Turnkey for you or a tenant to take possession. All appliances stay with the property. Property will be sold as is.

Key facts

• Turn-key property
• Steady rental income
• New roof

Tags

• NEW ROOF
• ATTIC WORK
• TURN-KEY PROPERTY
• STEADY RENTAL INCOME

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached one-car garage
• Utilities: Has heating and cooling
• Home design: Single-story home; Residential zoning
• Construction: Frame construction with shingle and wood siding; Slab foundation
• Exterior features: Residential lot (approx. 40 x 145)

Interior

• Kitchen: Main-level kitchen (approx. 11 x 8)
• Bedrooms: Two main-level bedrooms (approx. 12 x 10 and 11 x 10)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Window AC unit(s)
• Interior features: Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (2.6% below list).
• Recommended offer: $97k (2.6% below list) — sets the bar for 1% rule.

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 (+4.1%/yr); 137 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); 50% 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 32% of the median local income ($37k/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 $691 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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 12y 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 $57k; list at $100k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $97,257 (2.6% below list)

Questions for the listing agent

1. Built in 1950 — 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: 0.97% ✗
• Cap rate: 8.32%
• Cash-on-cash: 7.24%
• DSCR: 1.32
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $98,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 Huron Ave	0.35mi	2/1.0	840 (0%)	8mo	$52,000	$62	77
308 Brooklyn Ave	0.41mi	2/1.0	888 (+6%)	5mo	$130,000	$146	67
548 Huron Ave	0.60mi	2/1.0	830 (-1%)	8mo	$75,000	$90	64
848 N Upland Ave	0.73mi	2/1.0	846 (+1%)	3mo	$52,000	$61	62
50 Gramont Ave	0.41mi	1/2.0 (-1)	804 (-4%)	3mo	$115,000	$143	62
550 Brooklyn Ave	0.65mi	2/1.0	864 (+3%)	4mo	$80,000	$93	62
524 Crestmore Ave	0.46mi	2/1.0	786 (-6%)	8mo	$75,000	$95	62
361 Roxbury Rd	0.70mi	2/1.0	864 (+3%)	7mo	$120,000	$139	57
56 Lorenz Ave	0.55mi	3/2.0 (+1)	792 (-6%)	3mo	$142,000	$179	54
712 N Gettysburg Ave	0.50mi	3/1.0 (+1)	896 (+7%)	8mo	$104,900	$117	54
528 Crestmore Ave	0.47mi	3/1.0 (+1)	930 (+11%)	3mo	$110,200	$118	52
400 Walton Ave	0.29mi	3/1.0 (+1)	960 (+14%)	8mo	$67,500	$70	51

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 · 4.06% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-4,426
• Equity at exit: $14,895

10-year hold

• IRR: 6.5%
• Equity multiple: 1.51×
• Total profit: $14,223
• Equity at exit: $8,638

Cash invested: $27,972 (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 45417

• Home prices YoY: -32.3%
• Rents YoY: 4.1%
• Active inventory: 137
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $973 high
• Mortgage (P&I): −$524
• Tax from tax record: −$34 /mo · $407/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $169

Break-even live

Break-even rent $759

Max offer price $99,900

Occupancy floor 78%

Sensitivity live

Price	-10% $225	-5% $197	+0% $169	+5% $141	+10% $112
Rent	-10% $92	-5% $130	+0% $169	+5% $207	+10% $246
Rate	-1.0pp $219	-0.5pp $194	base $169	+0.5pp $143	+1.0pp $117

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
137 Westwood Ave Dayton, OH	2.0	1.0	784	$900	$1.15	4d	1	0.22mi
3627 Delphos Ave Dayton, OH	1.0	1.0	525	$625	$1.19	15d	1	0.39mi
70 Gramont Ave Dayton, OH	3.0	1.5	966	$1,300	$1.35	3d	1	0.41mi
4109 Midway Ave Dayton, OH	3.0	1.0	971	$1,000	$1.03	4d	1	0.57mi
41 N Marion St Dayton, OH	2.0	1.0	652	$925	$1.42	4d	1	0.65mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$750	$0.94	3d	1	0.65mi
342 Lookout Ave Dayton, OH	2.0	1.0	800	$775	$0.97	44d	1	0.65mi
500 Bowie Dr Unit 122 Dayton, OH	2.0	1.0	850	$910	$1.07	44d	1	0.70mi
322 Lorenz Ave Dayton, OH	1.0	1.0	634	$850	$1.34	44d	1	0.73mi
3925 Hoover Ave Dayton, OH	2.0	1.0	936	$1,100	$1.18	3d	1	0.74mi
863 N Upland Ave Dayton, OH	3.0	1.0	1042	$1,200	$1.15	44d	1	0.79mi
828 Walton Ave Unit 832 Walton Dayton, OH	2.0	1.0	750	$795	$1.06	24d	1	0.80mi
2525 Lakeview Ave Unit 2 Dayton, OH	1.0	1.0	750	$750	$1.00	44d	1	0.85mi
2525 Lakeview Ave Unit 9 Dayton, OH	1.0	1.0	920	$700	$0.76	44d	1	0.85mi
2525 Lakeview Ave Unit 5 Dayton, OH	1.0	1.0	750	$750	$1.00	4d	1	0.86mi
2525 Germantown St Unit C Dayton, OH	1.0	1.0	750	$750	$1.00	44d	1	0.93mi
2525 Germantown St Unit A Dayton, OH	1.0	1.0	650	$700	$1.08	44d	1	0.93mi
652 Dennison Ave Dayton, OH	2.0	2.0	988	$1,095	$1.11	22d	1	0.93mi
725 Maplehurst Ave Dayton, OH	2.0	1.0	1104	$895	$0.81	44d	1	0.94mi
729 Cleverly Rd Dayton, OH	2.0	1.0	626	$950	$1.52	44d	1	0.95mi
2240 Lakeview Ave Dayton, OH	3.0	1.0	1056	$1,025	$0.97	44d	1	0.96mi
673 Randolph St Dayton, OH	2.0	1.0	792	$950	$1.20	44d	1	0.98mi
920 Huron Ave Dayton, OH	2.0	1.0	950	$995	$1.05	4d	1	0.98mi
635 Anna St Dayton, OH	3.0	1.0	960	$1,300	$1.35	15d	1	0.99mi
1816 N James H McGee Blvd Unit C Dayton, OH	3.0	1.0	950	$1,150	$1.21	3d	1	1.15mi
1816 N James H McGee Blvd Apt B Dayton, OH	3.0	1.0	950	$1,150	$1.21	44d	1	1.15mi
1816 N James H McGee Blvd Apt A Dayton, OH	3.0	1.0	950	$1,200	$1.26	3d	1	1.15mi
3222 Athens Ave Unit C Dayton, OH	2.0	1.0	700	$700	$1.00	44d	1	1.28mi
1272 Clement Ave Dayton, OH	3.0	1.0	1025	$1,350	$1.32	3d	1	1.37mi
1903 W Grand Ave Unit 4 Dayton, OH	2.0	1.0	600	$850	$1.42	44d	1	1.38mi
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	44d	1	1.43mi
3939 Nicholas Rd Dayton, OH	3.0	1.0	912	$1,200	$1.32	44d	1	1.45mi
4625 Gardendale Ave Dayton, OH	3.0	1.0	864	$1,150	$1.33	3d	1	1.47mi
1515 W Stewart St Dayton, OH	2.0	1.0	925	$1,000	$1.08	44d	1	1.47mi
126 Bluecrest Ave Dayton, OH	2.0	1.0	840	$1,000	$1.19	15d	1	1.48mi
3964 Nicholas Rd Dayton, OH	3.0	1.0	912	$1,000	$1.10	4d	1	1.49mi

Listing history 10 events

1. 2026-06-18
   days on market $99,900 Active 11 DOM
2. 2026-06-17
   days on market $99,900 Active 10 DOM
3. 2026-06-16
   days on market $99,900 Active 9 DOM
4. 2026-06-15
   days on market $99,900 Active 8 DOM
5. 2026-06-14
   days on market $99,900 Active 6 DOM
6. 2026-06-13
   days on market $99,900 Active 5 DOM
7. 2026-06-10
   days on market $99,900 Active 3 DOM
8. 2026-06-09
   days on market $99,900 Active 2 DOM
9. 2026-06-08
   remarks 633-char remark
10. 2026-06-08
    listed $99,900 Active 1 DOM

ⓘ 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: $407 · $34/mo
• Projected year-2 tax: $983 · $82/mo
• Expected delta: +$576/yr (+$48/mo · 141.3%)

ⓘ 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 ≥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: $11,671
• − Mortgage interest: −$5,596
• − Property taxes: −$407
• − Insurance: −$500
• − Repairs & maintenance: −$934
• − Management: −$934
• − Depreciation: −$2,906
• Taxable income: $394
• Est. tax owed @ 24.0%: −$95
• After-tax cash flow: $1,932/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): 28,186
• Household income: $36,945
• Rent vs Own: 52.1% rent · 47.9% own
• Severe rent burden: 1822.0

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 (71%)
• Race & ethnicity: Black 71% White 20% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Romanian 0%
• Foreign-born: 3% · Canada
• Languages at home: 96% 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: ▼ -92.43%
• Current HPI: 193.4175
• Rent YoY: ▲ 4.06%
• 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

+399.5% since first listed

14 events — show timeline

• 2026-06-07 Listed $99,900 Dayton MLS
• 2024-03-16 Rental Removed $900 BUILDIUM
• 2024-03-12 Listed for Rent $900 BUILDIUM
• 2024-01-11 Rental Removed $900 BUILDIUM
• 2023-12-13 Listed for Rent $900 BUILDIUM
• 2023-12-08 Sold (Public Records) $57,000 Public Records
• 2023-11-22 Sold (MLS) $57,000 Dayton MLS
• 2023-11-22 Sold (MLS) $57,000 Dayton MLS
• 2023-10-24 Pending — Dayton MLS
• 2023-10-17 Price Changed $52,900 Dayton MLS
• 2023-10-02 Listed $60,000 Dayton MLS
• 2015-04-14 Listing Removed — Dayton MLS
• 2014-09-12 Listed $35,000 Dayton MLS
• 1996-10-04 Sold (Public Records) $20,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $407 · -0.2% YoY. Source: county tax records.