510 W Fairview Ave · Dayton, OH 45405

$95,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 55 Days on market

Built 1924 6,159 sqft lot $94/sqft · at area comps Est $96k · 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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +8.0/15.0
• 1% rule +6.3/10.0
• 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

Back on market. Recently rehabbed with new windows, new kithcen, updated electric. Aluminum siding, full unfinished basement. Owner financing possible and negotiable.

Key facts

• 6,159 sq ft lot
• Built 1924
• Listed 55 days

Property features AI

Finance

• Financial info: Property is offered for sale

Exterior

• Parking: No garage
• Utilities: Natural gas available; Public water; Sewer available
• Home design: Two-story home; Residential zoning
• Construction: Aluminum siding and frame construction
• Exterior features: Front porch

Interior

• Kitchen: Range; Refrigerator; Kitchen on main level (9 x 11)
• Bedrooms: Second-level bedroom (11 x 12); Second-level bedroom (10 x 11); Second-level bedroom (7 x 9)
• Bathrooms: Two full bathrooms total; One main-level bathroom
• Heating & cooling: Forced air heating (natural gas)
• Interior features: Vinyl windows; Full unfinished basement; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 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 $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 17y 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 $16k; list at $95k implies a 513% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1924 — 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. 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?
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: 1.13% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.75%
• DSCR: 1.52
• GRM: 7.4

CMA / ARV

• ARV (median comp): $95,980
• List price: $95,000
• Delta: -1.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2302 Rustic Rd	0.21mi	3/1.5	990 (-2%)	0mo	$142,000	$143	85
427 W Fairview Ave	0.06mi	2/1.0 (-1)	909 (-10%)	2mo	$33,000	$36	74
2362 Alpine Way	0.33mi	3/1.0	990 (-2%)	10mo	$130,000	$131	73
1915 Malvern Ave	0.50mi	3/1.0	984 (-2%)	10mo	$80,000	$81	64
144 Victor Ave	0.65mi	2/1.0 (-1)	1,000 (-1%)	7mo	$92,900	$93	57
136 Niagara Ave	0.62mi	3/1.0	1,081 (+7%)	4mo	$94,000	$87	56
2311 Alpine Way	0.21mi	3/2.0	1,155 (+15%)	10mo	$84,000	$73	53
2421 Rugby Rd	0.48mi	2/1.0 (-1)	925 (-8%)	7mo	$57,000	$62	52
82 Pointview Ave	0.67mi	2/2.0 (-1)	981 (-3%)	8mo	$80,000	$82	49
65 E Maplewood Ave	0.63mi	2/1.0 (-1)	1,064 (+6%)	11mo	$35,000	$33	47
2129 Malvern Ave	0.46mi	2/1.5 (-1)	892 (-12%)	9mo	$86,900	$97	45
103 Odlin Ave	0.48mi	3/1.5	1,150 (+14%)	11mo	$143,700	$125	43

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $2,644
• Equity at exit: $14,165

10-year hold

• IRR: 13.3%
• Equity multiple: 2.12×
• Total profit: $29,765
• Equity at exit: $8,214

Cash invested: $26,600 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,076 high
• Mortgage (P&I): −$498
• Tax from tax record: −$51 /mo · $617/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $261

Break-even live

Break-even rent $746

Max offer price $95,000

Occupancy floor 71%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
439 W Fairview Ave Dayton, OH	3.0	1.0	1500	$1,200	$0.80	43d	1	0.05mi
412 W Parkwood Dr Unit 1 Dayton, OH	2.0	1.0	900	$875	$0.97	23d	1	0.09mi
628 W Norman Ave Unit 628 Dayton, OH	2.0	1.0	918	$795	$0.87	43d	1	0.19mi
2333 Rustic Rd Unit 4 Dayton, OH	2.0	1.0	1000	$840	$0.84	2d	1	0.25mi
2333 Rustic Rd Dayton, OH	2.0	1.0	1000	$840	$0.84	43d	1	0.25mi
201 W Norman Ave Dayton, OH	3.0	1.0	1424	$1,200	$0.84	43d	1	0.27mi
181 W Norman Ave Dayton, OH	3.0	2.0	1228	$1,150	$0.94	43d	1	0.29mi
1004 W Fairview Ave Dayton, OH	2.0	1.0	1053	$950	$0.90	23d	1	0.34mi
1019 Cherry Dr Dayton, OH	4.0	1.0	1057	$1,125	$1.06	43d	1	0.35mi
167 W Hudson Ave Dayton, OH	3.0	1.5	1344	$1,185	$0.88	43d	1	0.35mi
2247 Salem Ave Unit 2249 Dayton, OH	3.0	1.5	1300	$1,400	$1.08	43d	1	0.42mi
2247 Salem Ave Unit 2247 Dayton, OH	3.0	1.5	1300	$1,350	$1.04	3d	1	0.42mi
2232 Salem Ave Dayton, OH	3.0	1.0	1250	$1,200	$0.96	3d	1	0.42mi
26 W Beechwood Ave Dayton, OH	3.0	1.5	1468	$1,050	$0.72	43d	1	0.43mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	43d	1	0.47mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	3d	1	0.47mi
41 W Fairview Ave Unit 2 Dayton, OH	3.0	1.0	1452	$1,200	$0.83	14d	1	0.49mi
234 Santa Clara Ave Dayton, OH	3.0	1.0	1368	$1,125	$0.82	43d	1	0.50mi
829 Uhrig Ave Unit 3 Dayton, OH	2.0	1.0	760	$875	$1.15	14d	1	0.51mi
2327 N Main St Unit 2 Dayton, OH	2.0	1.0	900	$1,200	$1.33	23d	1	0.53mi
265 Victor Ave Dayton, OH	3.0	1.0	1204	$900	$0.75	43d	1	0.56mi
38 Pointview Ave Dayton, OH	2.0	1.0	1140	$900	$0.79	14d	1	0.61mi
42 Pointview Ave Unit 42 Dayton, OH	3.0	2.0	1240	$1,200	$0.97	3d	1	0.61mi
1927 Burroughs Dr Dayton, OH	3.0	2.0	1409	$1,245	$0.88	14d	1	0.62mi
65 E Maplewood Ave Dayton, OH	2.0	1.0	1064	$723	$0.68	43d	1	0.63mi
31 E Norman Ave Dayton, OH	3.0	1.0	1100	$1,150	$1.05	23d	1	0.65mi
147 Laura Ave Dayton, OH	2.0	1.0	1096	$975	$0.89	23d	1	0.67mi
152 Laura Ave Dayton, OH	2.0	1.0	990	$895	$0.90	43d	1	0.69mi
518 Delaware Ave Dayton, OH	2.0	1.0	1500	$750	$0.50	43d	1	0.70mi
102 E Norman Ave Dayton, OH	2.0	1.0	800	$925	$1.16	23d	1	0.76mi
101 E Bruce Ave Dayton, OH	3.0	1.0	1455	$1,150	$0.79	2d	1	0.76mi
220 Fernwood Ave Dayton, OH	2.0	1.0	884	$900	$1.02	3d	1	0.81mi
1067 Salem Ave Dayton, OH	2.0	1.0	1100	$900	$0.82	43d	1	0.82mi
1067 Salem Ave Unit 3 Dayton, OH	2.0	1.5	1100	$900	$0.82	43d	1	0.82mi
1067 Salem Ave Unit 2 Dayton, OH	2.0	1.5	1100	$900	$0.82	43d	1	0.82mi
202 E Bruce Ave Apt 2 Dayton, OH	2.0	1.0	1250	$800	$0.64	23d	1	0.82mi
2109 Victoria Ave Dayton, OH	2.0	1.0	714	$950	$1.33	3d	1	0.82mi
1378 Cory Dr Dayton, OH	2.0	1.0	1300	$975	$0.75	43d	1	0.88mi
317 Fernwood Ave Dayton, OH	3.0	1.0	1320	$1,100	$0.83	11d	1	0.90mi
15 Camden Ave Dayton, OH	2.0	1.0	833	$950	$1.14	43d	1	0.93mi

Listing history 42 events

1. 2026-06-18
   days on market $95,000 Active 55 DOM
2. 2026-06-17
   days on market $95,000 Active 54 DOM
3. 2026-06-16
   days on market $95,000 Active 53 DOM
4. 2026-06-15
   days on market $95,000 Active 52 DOM
5. 2026-06-14
   days on market $95,000 Active 50 DOM
6. 2026-06-13
   days on market $95,000 Active 49 DOM
7. 2026-06-10
   days on market $95,000 Active 47 DOM
8. 2026-06-09
   days on market $95,000 Active 46 DOM
9. 2026-06-08
   days on market $95,000 Active 45 DOM
10. 2026-06-07
    days on market $95,000 Active 44 DOM
11. 2026-06-05
    days on market $95,000 Active 41 DOM
12. 2026-06-03
    days on market $95,000 Active 40 DOM
13. 2026-06-02
    days on market $95,000 Active 39 DOM
14. 2026-06-01
    days on market $95,000 Active 38 DOM
15. 2026-05-31
    days on market $95,000 Active 37 DOM
16. 2026-04-24
    listed $99,900 Active 534-char remark
17. 2026-02-23
    price $99,900
18. 2018-06-22
    soldstatus $15,500 Sold

    Show marketing remark (166 chars)

    Back on market. Recently rehabbed with new windows, new kithcen, updated electric. Aluminum siding, full unfinished basement. Owner financing possible and negotiable.

19. 2018-06-22
    soldstatus $15,500 Closed

    Show marketing remark (166 chars)

    Back on market. Recently rehabbed with new windows, new kithcen, updated electric. Aluminum siding, full unfinished basement. Owner financing possible and negotiable.

20. 2018-01-14
    listed $24,800 Active

    Show marketing remark (166 chars)

    Back on market. Recently rehabbed with new windows, new kithcen, updated electric. Aluminum siding, full unfinished basement. Owner financing possible and negotiable.

21. 2017-12-31
    historical
22. 2017-10-01
    price $24,800
23. 2017-09-01
    price $27,800
24. 2016-03-21
    listed $29,800 Active
25. 2014-04-16
    soldstatus $27,500
26. 2014-04-10
    soldstatus $27,500
27. 2014-04-10
    soldstatus $27,500 Closed
28. 2014-01-07
    historical
29. 2012-04-05
    listed $27,700
30. 2011-09-30
    historical
31. 2011-03-28
    listed $29,800
32. 2011-03-23
    historical
33. 2010-10-21
    listed $36,900
34. 2010-06-15
    historical
35. 2010-05-07
    soldstatus $6,107 Closed
36. 2010-05-07
    soldstatus $6,107
37. 2010-04-20
    historical
38. 2010-03-29
    listed $8,500
39. 2009-12-15
    listed $9,000
40. 2004-02-03
    soldstatus $62,000
41. 1995-05-09
    soldstatus $36,900
42. 1991-06-21
    soldstatus $22,500

ⓘ 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: $617 · $51/mo
• Projected year-2 tax: $1,050 · $87/mo
• Expected delta: +$432/yr (+$36/mo · 70.1%)

ⓘ 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: $12,907
• − Mortgage interest: −$5,321
• − Property taxes: −$617
• − Insurance: −$475
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − Depreciation: −$2,764
• Taxable income: $1,665
• Est. tax owed @ 24.0%: −$400
• After-tax cash flow: $2,727/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

+322.2% since first listed

28 events — show timeline

• 2026-05-20 Price Changed $95,000 Dayton MLS
• 2026-04-24 Listed $99,900 Dayton MLS
• 2026-02-23 Price Changed $99,900 Dayton MLS
• 2018-06-22 Sold (MLS) $15,500 Dayton MLS
• 2018-06-22 Sold (MLS) $15,500 Dayton MLS
• 2018-01-14 Listed $24,800 Dayton MLS
• 2017-12-31 Listing Removed — Dayton MLS
• 2017-10-01 Price Changed $24,800 Dayton MLS
• 2017-09-01 Price Changed $27,800 Dayton MLS
• 2016-03-21 Listed $29,800 Dayton MLS
• 2014-04-16 Sold (Public Records) $27,500 Public Records
• 2014-04-10 Sold (MLS) $27,500 Dayton MLS
• 2014-04-10 Sold (MLS) $27,500 Dayton MLS
• 2014-01-07 Listing Removed — Dayton MLS
• 2012-04-05 Listed $27,700 Dayton MLS
• 2011-09-30 Listing Removed — Dayton MLS
• 2011-03-28 Listed $29,800 Dayton MLS
• 2011-03-23 Listing Removed — Dayton MLS
• 2010-10-21 Listed $36,900 Dayton MLS
• 2010-06-15 Listing Removed — Dayton MLS
• 2010-05-07 Sold (MLS) $6,107 Dayton MLS
• 2010-05-07 Sold (MLS) $6,107 Dayton MLS
• 2010-04-20 Listing Removed — Dayton MLS
• 2010-03-29 Listed $8,500 Dayton MLS
• 2009-12-15 Listed $9,000 Dayton MLS
• 2004-02-03 Sold (Public Records) $62,000 Public Records
• 1995-05-09 Sold (Public Records) $36,900 Public Records
• 1991-06-21 Sold (Public Records) $22,500 Public Records

Property tax history

-11.6%/yr

Latest (2025): $617 · -0.2% YoY. Source: county tax records.