Four-unit Dayton building acquired at $210k, rehabbed for $45k, and brought to $4,000 a month in gross rent through cosmetic improvements and a full window replacement.

We acquired 2421 Riverside Drive for $210,000 — a fair price for a four-unit with real upside and a defined list of deferred work. Two units needed full turns. Every window in the building needed replacement. The scope was $25,000 for the unit work and $20,000 for windows, done in a single mobilization to keep the building occupied and the timeline clean.

The cosmetic piece had the biggest impact: throughout the building, old carpet was pulled to reveal hardwood floors that had been covered for years. We sanded, stained, and finished all of them — which transformed how the units showed without touching a single layout. The rest of the scope was paint, fixtures, and the small updates that move the needle on showings and tenant quality.

The building grosses $4,000 a month. All units are occupied. Total rehab investment was $45,000 against a $210,000 acquisition — the kind of yield profile that's available in this market when you're willing to do the work.