53 E Siebenthaler Ave · Dayton, OH 45405

$115,000

3 bd · 1.0 ba · 1,312 sqft · SingleFamily public records · 113 Days on market

Built 1928 6,482 sqft lot $88/sqft · 33% above area Est $87k · 33% over

---

Why this score? — see what drove the D 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 +19.7/30.0
• DSCR +6.2/10.0
• 1% rule +4.6/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Income-Producing Home with Character & Space! Welcome to 53 E. Siebenthaler — a classic two-story home already occupied with a tenant in place, offering immediate income potential for investors or a future opportunity for owner-occupancy. Inside, you’ll find beautiful hardwood flooring and LVP throughout, complemented by plenty of windows that fill the home with natural light. The spacious kitchen features abundant cabinet space, making it both functional and inviting. The traditional layout offers comfortable living areas and generous room sizes. Additional features include a full basement for storage or expansion potential, a detached garage, and a fully fenced backyard — perfect for added privacy and convenience. Whether you’re looking to expand your portfolio or secure a property with long-term potential, this Dayton home offers solid fundamentals and steady opportunity.

Key facts

• Hardwood flooring
• Full basement
• Lvp throughout

Tags

• HARDWOOD FLOORING
• LVP THROUGHOUT
• ABUNDANT CABINET SPACE
• FULL BASEMENT
• DETACHED GARAGE
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $135 ($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 $111k (3.7% below list).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 30% 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 $795 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

• It's been on market 113 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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 $79k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.03%
• DSCR: 1.22
• GRM: 8.7

CMA / ARV

• ARV (median comp): $86,554
• List price: $115,000
• Delta: 32.86%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
445 Sandhurst Dr	0.40mi	3/1.0	1,338 (+2%)	2mo	$48,950	$37	77
61 Redder Ave	0.33mi	3/1.0	1,210 (-8%)	1mo	$115,000	$95	70
121 E Hillcrest Ave	0.59mi	3/1.0	1,402 (+7%)	1mo	$75,000	$53	60
69 E Beechwood Ave	0.62mi	3/1.0	1,400 (+7%)	1mo	$173,000	$124	59
4261 Briar Pl	0.75mi	3/2.0	1,334 (+2%)	2mo	$180,000	$135	57
165 Basswood Ave	0.74mi	3/1.0	1,253 (-4%)	2mo	$107,500	$86	56
2401 Rugby Rd	0.71mi	3/1.5	1,368 (+4%)	2mo	$89,000	$65	56
423 Sandalwood Dr	0.57mi	3/1.5	1,444 (+10%)	0mo	$62,000	$43	54
4103 Halworth Rd	0.60mi	3/1.0	1,165 (-11%)	2mo	$125,000	$107	51
4060 Halworth Rd	0.57mi	3/1.5	1,165 (-11%)	2mo	$100,000	$86	51
53 E Beechwood Ave	0.61mi	3/2.0	1,442 (+10%)	2mo	$163,000	$113	50
212 E Hillcrest Ave	0.69mi	3/1.0	1,144 (-13%)	2mo	$90,000	$79	45

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: -7.1%
• Equity multiple: 0.73×
• Total profit: $-8,546
• Equity at exit: $17,147

10-year hold

• IRR: 4.0%
• Equity multiple: 1.31×
• Total profit: $9,937
• Equity at exit: $9,943

Cash invested: $32,200 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,108 high
• Mortgage (P&I): −$603
• Tax from tax record: −$89 /mo · $1,071/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $135

Break-even live

Break-even rent $937

Max offer price $115,000

Occupancy floor 83%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 E Siebenthaler Ave Dayton, OH	2.0	1.0	934	$1,200	$1.28	44d	1	0.16mi
244 E Siebenthaler Ave Dayton, OH	2.0	1.5	1273	$1,175	$0.92	2d	1	0.19mi
101 E Bruce Ave Dayton, OH	3.0	1.0	1455	$1,150	$0.79	2d	1	0.26mi
202 E Bruce Ave Apt 2 Dayton, OH	2.0	1.0	1250	$800	$0.64	23d	1	0.33mi
419 Sandhurst Dr Dayton, OH	2.0	1.0	950	$975	$1.03	23d	1	0.34mi
69 Waverly Ave Dayton, OH	2.0	1.0	900	$850	$0.94	3d	1	0.38mi
337 Ryburn Ave Unit 2 Dayton, OH	2.0	1.0	900	$800	$0.89	44d	1	0.40mi
240 Castlewood Ave Dayton, OH	2.0	1.0	912	$995	$1.09	21d	1	0.41mi
38 Pointview Ave Dayton, OH	2.0	1.0	1140	$900	$0.79	14d	1	0.45mi
42 Pointview Ave Unit 42 Dayton, OH	3.0	2.0	1240	$1,200	$0.97	3d	1	0.45mi
39 E Maplewood Ave Dayton, OH	4.0	1.5	1560	$1,050	$0.67	3d	1	0.49mi
220 Fernwood Ave Dayton, OH	2.0	1.0	884	$900	$1.02	3d	1	0.50mi
519 Heather Dr Unit 1C Dayton, OH	2.0	2.0	1100	$1,095	$1.00	3d	1	0.50mi
65 E Maplewood Ave Dayton, OH	2.0	1.0	1064	$723	$0.68	44d	1	0.51mi
110 Cromwell Pl Unit 2 Dayton, OH	2.0	1.0	1000	$995	$0.99	21d	1	0.53mi
110 Cromwell Pl Unit 5 Dayton, OH	2.0	1.0	1000	$1,099	$1.10	19d	1	0.53mi
110 Cromwell Pl Dayton, OH	2.0	1.0	1050	$1,100	$1.05	2d	1	0.53mi
317 Fernwood Ave Dayton, OH	3.0	1.0	1320	$1,100	$0.83	11d	1	0.55mi
26 W Beechwood Ave Dayton, OH	3.0	1.5	1468	$1,050	$0.72	44d	1	0.63mi
1108 Rydale Rd Dayton, OH	3.0	1.0	1281	$1,245	$0.97	19d	1	0.64mi
2333 Rustic Rd Unit 4 Dayton, OH	2.0	1.0	1000	$840	$0.84	2d	1	0.74mi
2333 Rustic Rd Dayton, OH	2.0	1.0	1000	$840	$0.84	44d	1	0.74mi
4339 Riverside Dr Dayton, OH	1.0–3.0	1.0–2.0	936	$1,399	$1.49	2d	12	0.77mi
147 Laura Ave Dayton, OH	2.0	1.0	1096	$975	$0.89	23d	1	0.78mi
152 Laura Ave Dayton, OH	2.0	1.0	990	$895	$0.90	44d	1	0.80mi
1019 Cherry Dr Dayton, OH	4.0	1.0	1057	$1,125	$1.06	44d	1	0.90mi
412 W Parkwood Dr Unit 1 Dayton, OH	2.0	1.0	900	$875	$0.97	23d	1	0.90mi
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	44d	1	0.94mi
2327 N Main St Unit 2 Dayton, OH	2.0	1.0	900	$1,200	$1.33	23d	1	0.97mi
41 W Fairview Ave Unit 2 Dayton, OH	3.0	1.0	1452	$1,200	$0.83	14d	1	0.99mi
1004 W Fairview Ave Dayton, OH	2.0	1.0	1053	$950	$0.90	23d	1	1.01mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	44d	1	1.03mi
181 W Norman Ave Dayton, OH	3.0	2.0	1228	$1,150	$0.94	44d	1	1.03mi
101 W Norman Ave Unit 101 Dayton, OH	3.0	1.0	1600	$945	$0.59	44d	1	1.04mi
31 E Norman Ave Dayton, OH	3.0	1.0	1100	$1,150	$1.05	23d	1	1.05mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	44d	1	1.07mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	3d	1	1.07mi
167 W Hudson Ave Dayton, OH	3.0	1.5	1344	$1,185	$0.88	44d	1	1.10mi
3031 Garvin Rd Unit C Dayton, OH	2.0	2.0	1269	$1,150	$0.91	44d	1	1.10mi
628 W Norman Ave Unit 628 Dayton, OH	2.0	1.0	918	$795	$0.87	44d	1	1.12mi

Listing history 28 events

1. 2026-06-18
   days on market $115,000 Active 113 DOM
2. 2026-06-17
   days on market $115,000 Active 112 DOM
3. 2026-06-16
   days on market $115,000 Active 111 DOM
4. 2026-06-15
   days on market $115,000 Active 110 DOM
5. 2026-06-14
   days on market $115,000 Active 108 DOM
6. 2026-06-13
   days on market $115,000 Active 107 DOM
7. 2026-06-10
   days on market $115,000 Active 105 DOM
8. 2026-06-09
   days on market $115,000 Active 104 DOM
9. 2026-06-08
   days on market $115,000 Active 103 DOM
10. 2026-06-07
    days on market $115,000 Active 102 DOM
11. 2026-06-05
    days on market $115,000 Active 99 DOM
12. 2026-06-03
    days on market $115,000 Active 98 DOM
13. 2026-06-02
    days on market $115,000 Active 97 DOM
14. 2026-06-01
    days on market $115,000 Active 96 DOM
15. 2026-05-31
    days on market $115,000 Active 95 DOM
16. 2026-02-25
    listed $115,000 Active 927-char remark

    Show marketing remark (927 chars)

    Charming Income-Producing Home with Character & Space! Welcome to 53 E. Siebenthaler — a classic two-story home already occupied with a tenant in place, offering immediate income potential for investors or a future opportunity for owner-occupancy. Inside, you’ll find beautiful hardwood flooring and LVP throughout, complemented by plenty of windows that fill the home with natural light. The spacious kitchen features abundant cabinet space, making it both functional and inviting. The traditional layout offers comfortable living areas and generous room sizes. Additional features include a full basement for storage or expansion potential, a detached garage, and a fully fenced backyard — perfect for added privacy and convenience. Whether you’re looking to expand your portfolio or secure a property with long-term potential, this Dayton home offers solid fundamentals and steady opportunity.

17. 2025-10-16
    historical $1,200
18. 2025-09-24
    listed $1,200
19. 2024-12-08
    historical $1,200
20. 2024-11-27
    listed $1,200
21. 2024-10-11
    historical $1,200
22. 2024-10-02
    listed $1,200
23. 2022-02-03
    price $1,000
24. 2021-10-26
    historical
25. 2021-07-22
    listed $115,000 Active
26. 1998-11-03
    soldstatus $79,400
27. 1995-06-02
    soldstatus $55,500
28. 1992-02-18
    soldstatus $47,500

ⓘ 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: $1,071 · $89/mo
• Projected year-2 tax: $1,432 · $119/mo
• Expected delta: +$362/yr (+$30/mo · 33.8%)

ⓘ 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: $13,293
• − Mortgage interest: −$6,442
• − Property taxes: −$1,071
• − Insurance: −$575
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$3,345
• Taxable loss: −$267
• Est. tax savings @ 24.0%: +$64
• After-tax cash flow: $1,683/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

+142.1% since first listed

13 events — show timeline

• 2026-02-25 Listed $115,000 Dayton MLS
• 2025-10-16 Rental Removed $1,200 BUILDIUM
• 2025-09-24 Listed for Rent $1,200 BUILDIUM
• 2024-12-08 Rental Removed $1,200 BUILDIUM
• 2024-11-27 Listed for Rent $1,200 BUILDIUM
• 2024-10-11 Rental Removed $1,200 BUILDIUM
• 2024-10-02 Listed for Rent $1,200 BUILDIUM
• 2022-02-03 Price Changed $1,000 BUILDIUM
• 2021-10-26 Listing Removed — Dayton MLS
• 2021-07-22 Listed $115,000 Dayton MLS
• 1998-11-03 Sold (Public Records) $79,400 Public Records
• 1995-06-02 Sold (Public Records) $55,500 Public Records
• 1992-02-18 Sold (Public Records) $47,500 Public Records

Property tax history

-0.8%/yr

Latest (2025): $1,071 · -0.2% YoY. Source: county tax records.