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1203 Ashburton Dr
Dayton, OH

1203 Ashburton Dr

$499,500
4 bd • 4 ba • 2,476 sf

This analysis was generated by artificial intelligence on 1/25/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.

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AI Property Analysis

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List Price

$499,500

Price/Sq.Ft

$202

Year Built

1965

AI Property Analysis

A comprehensive evaluation of this property's features, market position, and investment potential.

The Good

The property at 1203 Ashburton Dr, Dayton, OH 45459 offers exceptional value with its spacious 2,476 sqft layout, priced at $201.74/sqft, which is approximately 15% below the average of $237/sqft for similar homes in the area. The 4-bedroom, 4-bathroom configuration provides ample space for families or those needing extra rooms. Recent renovations, including a new paver patio and updated bathrooms, add significant value (estimated at $30,000-$40,000). The home's classic Colonial design with modern updates appeals to a broad range of buyers. Its location in a desirable school district (Centerville schools rated 6-7/10) enhances long-term value. The property boasts minimal flood (1/10) and fire (1/10) risks, significantly lower than the area averages, potentially leading to lower insurance costs. The large, idyllic backyard with mature trees and a fire pit offers excellent outdoor living space, a feature in high demand post-pandemic. Current rental rates for similar 4-bedroom homes in the area are around $1,570/month, suggesting a potential gross rental yield of 3.8% for investors.

The Bad

The property has been on the market for 105 days, which is above the average DOM for the area, suggesting potential pricing or condition issues. The listing has undergone three price reductions totaling 6.6% since its original listing, indicating initial overpricing. At 58 years old, the home may require updates to major systems like HVAC, roofing, or plumbing within the next 5-10 years. The moderate heat risk (3/10) and air quality risk (3/10) could necessitate additional cooling costs and air filtration systems. The estimated annual insurance cost of $1,798.20 is slightly higher than the area average, possibly due to the property's size and value. The current price point of $499,500 may limit the buyer pool in an area with a median income of $77,802, as it would require a household income of approximately $120,000 to comfortably afford (based on traditional lending standards).

The Ugly

The property's age (built in 1965) suggests potential hidden issues such as outdated electrical systems, possible presence of lead paint or asbestos, and aging plumbing. These could lead to significant repair costs in the near future, potentially exceeding $50,000 for full updates. The moderate air quality risk (3/10) may be a long-term health concern, especially for sensitive individuals. The local context of Dayton's opioid crisis and potential for neighborhood blight could impact future property values and quality of life. The area's susceptibility to tornadoes (being in "Tornado Alley") poses a constant, if low-probability, threat that could result in catastrophic damage. The property's price point, while competitive, may still be high for the local market, potentially limiting appreciation in the short to medium term. The lack of extensive public transportation options in Dayton may increase transportation costs and decrease appeal for some buyers.

Who is this property for?

These details are presented solely for entertainment purposes and are not meant to steer or limit any prospective buyer.

Best For

This property is best suited for: 1. Growing families seeking space in a good school district, with household incomes above $120,000. 2. Professionals or executives relocating to the Dayton area, particularly those affiliated with Wright-Patterson Air Force Base or local healthcare institutions. 3. Empty nesters or retirees looking for a spacious home with potential for hosting and entertaining. 4. Buyers who value classic architecture and are willing to invest in ongoing maintenance of an older home. 5. Those seeking a balance between suburban living and proximity to urban amenities, as the property is in a desirable area of Dayton. 6. Long-term investors looking for a property with potential for modest appreciation in a stable neighborhood.

Not For

This property is not suitable for: 1. First-time homebuyers or those with household incomes below $100,000, due to the high purchase price and potential maintenance costs. 2. Investors seeking high rental yields, as the potential 3.8% gross yield is relatively low for investment properties. 3. Buyers looking for a low-maintenance or turnkey property, given the home's age and potential need for updates. 4. Those with severe allergies or respiratory issues, due to the moderate air quality risk in the area. 5. Buyers seeking ultra-modern or newly constructed homes, as this is a classic design with some updates. 6. Individuals highly concerned about climate change impacts, given the moderate heat risk and location in Tornado Alley.
Demographics
Area Median Income

$77,802

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Risk Assessment

Climate Risks

airMODERATE

3 bad air quality days per year

heatMODERATE

7 extreme heat days per year

98th percentile: 101°F

windMINOR

Insurance: Recommended

floodMINIMAL

FEMA Zone: X_UNSHADED

Insurance: Optional

fireMINIMAL

Insurance: Optional

Risk Analysis

1. Age-related issues: Given the 1965 construction, there's a high risk of needing major system replacements (HVAC, roof, plumbing) within 5-10 years, potentially costing $30,000-$50,000. 2. Market volatility: The property has already seen a 6.6% price reduction, indicating potential overvaluation. Further market corrections could impact value. 3. Climate risks: While flood and fire risks are low, the moderate heat risk (3/10) may lead to increased cooling costs and potential need for HVAC upgrades. 4. Air quality concerns: The moderate air quality risk (3/10) could necessitate installation of air purification systems and may impact long-term health. 5. Tornado risk: Located in "Tornado Alley," the property faces an ongoing, if low-probability, risk of severe storm damage. 6. Economic factors: Dayton's transitioning economy and the influence of Wright-Patterson Air Force Base create uncertainty for long-term property values. 7. Neighborhood concerns: The opioid crisis impact in Dayton and potential for neighborhood blight could affect property values and quality of life. 8. Maintenance costs: As an older home, ongoing maintenance costs are likely to be higher than average, potentially $5,000-$10,000 annually. 9. Insurance costs: At $1,798.20 annually, insurance costs are slightly above average and may increase due to the property's age and local risk factors. 10. Limited appreciation potential: The current price point, while competitive, may limit short to medium-term appreciation in the local market context.
Insurance
Annual Cost

$1,798

$150 per month

Financials

Monthly Costs

Price History

Property Taxes

$6,859
2023 Tax Assessment
82.1%from previous year
Assessed Value$111,320
Tax Rate6.16%

Location & Comparables

Subject Property
Comparable Sales
View on Zillow

Stats in the Area

Average Price

$367,483

-26.4% below list price

Median Price

$359,000

Based on 6 recent sales

Price per Sq.Ft

$162

Comparable Properties

6756 Innsbruck Drive, Dayton, OH 45459
Price: $405,000
Sq.Ft: 2,764
Beds/Baths: 3/4
$/Sq.Ft:
$14727.4%
Sale Date: 8/30/2024
6200 Edna Oaks Court, Dayton, OH 45459
Price: $420,000
Sq.Ft: 2,036
Beds/Baths: 4/4
$/Sq.Ft:
$2062.3%
Sale Date: 8/31/2024
400 W Rahn Road, Dayton, OH 45429
Price: $351,000
Sq.Ft: 2,025
Beds/Baths: 3/3
$/Sq.Ft:
$17314.1%
Sale Date: 12/6/2024
909 Cranbrook Court, Washington TWP, OH 45459
Price: $349,900
Sq.Ft: 2,318
Beds/Baths: 4/3
$/Sq.Ft:
$15125.2%
Sale Date: 10/21/2024
6153 Gentry Woods Drive, Miami Township, OH 45459
Price: $320,000
Sq.Ft: 2,036
Beds/Baths: 4/3
$/Sq.Ft:
$15722.1%
Sale Date: 9/18/2024
5462 Folkestone Drive, Dayton, OH 45459
Price: $359,000
Sq.Ft: 2,618
Beds/Baths: 5/3
$/Sq.Ft:
$13732.0%
Sale Date: 8/1/2024

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