Flipping · Market playbook

How to Flip Houses in Dayton, OH

Flipping in Dayton lives or dies on two numbers: median sale price ($147k) and YoY appreciation (+1.3%). The arithmetic of your exit is what those numbers say it is.

DATA · Zillow Research (via scrape.do) · AS OF APRIL 2026

Workable 85/100

Dayton is a workable flip market — neither bonanza nor minefield. Standard underwriting discipline applies.

TL;DR — data signals

→ Median sale $147,333 · YoY +1.3%
→ Median DOM 13 days — fast exit
→ 23.1% sold above list — priced-right is enough
→ Underwrite to a textbook 70% rule

Dayton's flip math starts at a median sale price of $147,333 and a YoY trajectory of +1.3%. Appreciation is flat — neither tailwind nor headwind. ARV underwriting can use today's comps without an aggressive discount, which is actually the easiest environment to operate in.

Your exit speed depends on buyer urgency. Dayton's median DOM is 13 days against a sale-to-list ratio of 0.983 and 23.1% of sales closing above list. That's a moderate-paced market — 30-45 days from list-to-close is the realistic budget. Underwrite to that, not to the optimistic 21-day flip-tape narrative.

Rehab scope discipline is the other half. At a $147k median sale, Dayton is a lower-price-point market. The rehab math is unforgiving here — every $5k over budget eats 2-3% of your profit. Standardize finishes (IKEA cabinets, mid-grade LVP, no quartz) and refuse the temptation to "elevate."

Net: the 70% rule (purchase + rehab + carry + closing ≤ 70% of ARV) is the only thing keeping flippers solvent. Dayton's data rewards textbook 70% discipline.

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Dayton at a glance