Wholesaling Real Estate in Montgomery County, Ohio
Dayton-area wholesalers collect fees on Montgomery County houses they never own, fix, or rent out. You track down a run-down property, get a pressured owner to sign a purchase agreement, and pass that agreement to a cash investor in exchange for a fee.
Montgomery County foreclosures are decided by the county Court of Common Pleas, so the wholesalers who win around Dayton are the ones who talk to owners in the months before a sheriff sale is set.
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Montgomery County, Ohio housing market at a glance
Market data: Realtor.com Montgomery County housing market, October 2026. Zillow Home Value Index for Montgomery County: $204,593 (up 3.1% from a year earlier), August 2026. View homes on Zillow.
What makes Montgomery County, Ohio worth wholesaling?
In the Dayton market you lock up a property with a purchase agreement and a modest deposit instead of a loan. Your end buyer takes on the rehab and the contractors, and a smooth Montgomery County assignment often finishes in a few weeks.
Brookville, Farmersville, New Lebanon, and Trotwood all fall inside the county's ZIP codes, and every one of them has estate properties, worn-out rentals, and owners slipping toward foreclosure.
More than half a million residents means Montgomery County keeps generating estate cases, divorces, and foreclosure complaints. Dayton investors who check those dockets often and phone owners before the competition get the best off-market contracts.
The life of a Dayton-area wholesale deal
Here is how a Montgomery County assignment moves from first contact to a paid fee:
- Find a distressed property
Pull Montgomery County records that signal pressure to sell, such as estate heirs, burned-out landlords, or owners named in a Common Pleas foreclosure complaint. - Run the numbers
Calculate the after-repair value (ARV) from recent sales close to the house, since your whole offer rests on that figure. - Sign a purchase contract
Agree with the owner on a price that protects both the end buyer's profit and your own fee. - Find a cash buyer
Present the signed agreement to a rehabber, landlord, or other cash investor on your Dayton list. - Assign the contract
Hand your contract rights to that investor through an assignment, and get paid for them. - Collect your fee
Pick up your fee once the Montgomery County closing funds.
Motivated sellers who want to liquidate fast
ForeclosuresDaily.com’s off-market real estate platform covers every major distress signal in Montgomery County, cross-referenced with tax rolls and property appraiser records.
Setting a wholesale price in Montgomery County
Each offer starts from the ARV, the value the house should hold after the rehab.
The 70% Rule limits your investor to 70% of ARV minus the repair estimate. Your fee has to fit under that limit, so your price with the seller must come in lower.
Wholesale offer example
| Step | Amount |
|---|---|
| ARV | $207,600 |
| 70% of ARV − repairs ($17,000) | $128,320 |
| Your assignment fee | − $6,000 |
| Your contract price |
Where to start looking in Montgomery County
Begin with these Montgomery County ZIP codes, then branch out as your buyers tell you where they want to own. Tap a ZIP below for its figures.
ZIP 45309 · Brookville · $299,900 · Flip
Market snapshot: Brookville (45309)
| Metric | Value |
|---|---|
| Median listing price | $299,900 ▼ 1.6% |
| Price per sq ft | $162 |
| Days on market | 34 days ▼ 20.9% |
| Median rent | n/a |
| Active listings | 71 ▼ 4.5% |
| Gross rent yield | n/a |
Brookville (45309) recorded a Zillow Home Value Index of $276,771 in August 2026, up 4.4% over the year.
Brookville is a small city in northwestern Montgomery County, Ohio. Population: 5,989 (2020 census).
Investor note: Brookville runs its own city government, so request its code, vacancy, and rental lists. Commuters who want to own keep 45309 resales moving, which speeds up assignments, and probate, pre-foreclosure, and absentee-owner lists are the surest way to find Brookville sellers.
Max offer when the ARV equals the median price: $299,900 × 70% − $24,000 repairs = $185,930 max offer
ZIP 45325 · Farmersville · $229,000 · Negotiate
Market snapshot: Farmersville (45325)
| Metric | Value |
|---|---|
| Median listing price | $229,000 ▼ 24.9% |
| Price per sq ft | $182 |
| Days on market | 56 days ▲ 14.3% |
| Median rent | n/a |
| Active listings | 7 ▼ 12.5% |
| Gross rent yield | n/a |
Farmersville's Zillow Home Value Index for 45325 came to $303,096 as of August 2026, a 5.3% annual gain.
Farmersville is a small village in Jackson Township in western Montgomery County and belongs to the Dayton metro area. Population: 975 (2020 census).
Investor note: Farmersville's ZHVI of $303,096 sits above its $229,000 median listing price, and with so few 45325 sales you should confirm every comp yourself and keep buyers who know the village.
Max offer when the ARV equals the median price: $229,000 × 70% − $18,000 repairs = $142,300 max offer
ZIP 45345 · New Lebanon · $230,000 · Wholesale
Market snapshot: New Lebanon (45345)
| Metric | Value |
|---|---|
| Median listing price | $230,000 ▲ 4.5% |
| Price per sq ft | $164 |
| Days on market | 41 days ▼ 23.1% |
| Median rent | n/a |
| Active listings | 25 ▲ 33.3% |
| Gross rent yield | n/a |
New Lebanon (45345) showed a Zillow Home Value Index of $195,697 in August 2026, 4.6% higher than a year before.
New Lebanon is a village in Montgomery County, Ohio. Population: 3,796 (2020 census).
Max offer when the ARV equals the median price: $230,000 × 70% − $18,000 repairs = $143,000 max offer
ZIP 45402 · Dayton · $148,900 · Buy & hold
Market snapshot: Dayton (45402)
| Metric | Value |
|---|---|
| Median listing price | $148,900 ▲ 10.4% |
| Price per sq ft | $114 |
| Days on market | 60 days ▲ 33.3% |
| Median rent | $950 ▼ 1.6% |
| Active listings | 86 ▲ 21.1% |
| Gross rent yield | 7.7% |
Downtown Dayton's 45402 carried a Zillow Home Value Index of $78,995 in August 2026, down 8.8% from twelve months earlier.
Dayton is a city in Montgomery County, Ohio, and its county seat. The Dayton metropolitan area has an estimated 822,000 residents and is the state's fourth-largest metropolitan area. Dayton is located within Ohio's Miami Valley region, 40 miles north of Cincinnati and 55 miles southwest of Columbus, Ohio. Population: 137,644. ZIP 45402 covers the central part of Dayton.
Investor note: Downtown Dayton's housing grew up with its factories, so many 45402 properties need work that rehab buyers want. A college presence nearby keeps renters coming for landlords, and the gap between the $78,995 ZHVI and the $148,900 median listing price means comps need close checking.
Max offer when the ARV equals the median price: $148,900 × 70% − $12,000 repairs = $92,230 max offer
ZIP 45406 · Dayton · $120,700 · Negotiate
Market snapshot: Dayton (45406)
| Metric | Value |
|---|---|
| Median listing price | $120,700 ▼ 6.8% |
| Price per sq ft | $103 |
| Days on market | 63 days ▲ 110% |
| Median rent | $800 ▼ 3% |
| Active listings | 128 ▲ 43.6% |
| Gross rent yield | 8.0% |
For northwest Dayton (45406), the Zillow Home Value Index stood at $95,430 in August 2026, up 1.4% year over year.
ZIP 45406 covers the northwestern part of Dayton, about 3 miles from the center of the city.
Investor note: 45406 has the lowest median listing price on this page at $120,700, and values swing from block to block, so pull comps from inside the ZIP instead of Dayton-wide averages.
Max offer when the ARV equals the median price: $120,700 × 70% − $10,000 repairs = $74,490 max offer
ZIP 45409 · Dayton · $275,000 · Negotiate
Market snapshot: Dayton (45409)
| Metric | Value |
|---|---|
| Median listing price | $275,000 ▲ 5.8% |
| Price per sq ft | $169 |
| Days on market | 44 days ▲ 12.8% |
| Median rent | $937 ▼ 36.7% |
| Active listings | 17 ▲ 31.3% |
| Gross rent yield | 4.1% |
Southeast Dayton (45409) logged a Zillow Home Value Index of $253,340 in August 2026, a 1.5% rise from the prior year.
ZIP 45409 covers the southeastern part of Dayton, about 2 miles from the center of the city.
Investor note: 45409 sits about 2 miles from downtown Dayton, among older homes and plenty of rentals, so check Dayton rental-registration and code-violation records for tired landlords.
Max offer when the ARV equals the median price: $275,000 × 70% − $22,000 repairs = $170,500 max offer
ZIP 45415 · Dayton · $232,500 · Negotiate
Market snapshot: Dayton (45415)
| Metric | Value |
|---|---|
| Median listing price | $232,500 ▼ 2.1% |
| Price per sq ft | $133 |
| Days on market | 39 days ▲ 25.8% |
| Median rent | n/a |
| Active listings | 65 ▲ 5.2% |
| Gross rent yield | n/a |
In 45415 on Dayton's northwest edge, the Zillow Home Value Index reached $233,225 in August 2026, up 4.2% over twelve months.
ZIP 45415 covers the northwestern part of Dayton, about 7 miles from the center of the city.
Max offer when the ARV equals the median price: $232,500 × 70% − $19,000 repairs = $143,750 max offer
ZIP 45419 · Dayton · $332,500 · Negotiate
Market snapshot: Dayton (45419)
| Metric | Value |
|---|---|
| Median listing price | $332,500 ▲ 14.4% |
| Price per sq ft | $197 |
| Days on market | 42 days ▲ 54.8% |
| Median rent | $1,500 ▲ 50% |
| Active listings | 15 ▲ 30.6% |
| Gross rent yield | 5.4% |
The Zillow Home Value Index for 45419 in southeast Dayton was $282,112 in August 2026, 1.5% above the prior August.
ZIP 45419 covers the southeastern part of Dayton, about 3 miles from the center of the city.
Max offer when the ARV equals the median price: $332,500 × 70% − $27,000 repairs = $205,750 max offer
ZIP 45426 · Trotwood · $176,950 · Buy & hold
Market snapshot: Trotwood (45426)
| Metric | Value |
|---|---|
| Median listing price | $176,950 ▼ 1.7% |
| Price per sq ft | $120 |
| Days on market | 52 days ▲ 10.6% |
| Median rent | $1,100 ▲ 8.4% |
| Active listings | 16 ▼ 7.7% |
| Gross rent yield | 7.5% |
Trotwood (45426) posted a Zillow Home Value Index of $172,831 in August 2026, an 8.7% climb from a year earlier.
Trotwood is a city just west of Dayton in Montgomery County and part of the Dayton metro. Population: 23,070 (2020 census).
Max offer when the ARV equals the median price: $176,950 × 70% − $14,000 repairs = $109,865 max offer
ZIP 45431 · Beavercreek · $292,450 · Negotiate
Market snapshot: Beavercreek (45431)
| Metric | Value |
|---|---|
| Median listing price | $292,450 ▼ 10% |
| Price per sq ft | $165 |
| Days on market | 37 days ▲ 2.8% |
| Median rent | $1,513 ▼ 9.7% |
| Active listings | 16 ▲ 23.1% |
| Gross rent yield | 6.2% |
Beavercreek's 45431 showed a Zillow Home Value Index of $255,918 for August 2026, 4.2% higher than a year before.
Beavercreek is a city in Greene County, Ohio. Population: 46,549 (2020 census). ZIP 45431 crosses into Montgomery County and also serves part of Riverside.
Max offer when the ARV equals the median price: $292,450 × 70% − $23,000 repairs = $181,715 max offer
The cards figure gross rent yield as 12 months of median rent over the median listing price, and each max offer reserves 8% of the median price for repairs.
Building a Dayton cash-buyer list
Gather Montgomery County buyers before you sign with any seller. Focus on investors who pay cash and close quickly: rehabbers, landlords, and small builders.
Assigning a purchase contract in Ohio, explained
Each state treats wholesaling a bit differently, and some want disclosures or a license for certain steps. Ask an Ohio real estate attorney to look over your forms before you sign a Montgomery County seller.
ForeclosuresDaily off-market opportunities before your competition
Montgomery County at a glance
Ohio foreclosures go through the county Court of Common Pleas.
Sheriff sales are held online after three weeks of newspaper notice, and owners can redeem the home only until the judge confirms the sale. In Montgomery County, contracts signed before the sale date leave time to find a buyer.
Sources: U.S. Census Bureau QuickFacts, Montgomery County, Ohio (2020 to 2024 American Community Survey; population estimate for July 1, 2025) and state foreclosure law summary.
In fact, since 2004, ForeclosuresDaily.com has helped investors, wholesalers, flippers, and agents reach motivated sellers first.
Answers for Montgomery County wholesalers
How do I get started wholesaling houses around Dayton?
Is wholesaling legal in Ohio?
How big is a typical Montgomery County assignment fee?
Which Dayton-area ZIP codes cost the least?
How do Montgomery County foreclosures get started?
Order Montgomery County seller leads
Off-market owner records for Brookville, Farmersville, New Lebanon, Dayton, and the rest of the county, ready to call.