West Dayton’s housing story is increasingly told in finished, occupied homes rather than plans. The latest example is 812-814 Neal Ave, a duplex with two units, 812 and 814, that sold for $190,000 in Five Oaks, the sixth-highest of 22 neighborhood sales over the past 12 months.
A Six-Bedroom Duplex Closes at $190,000 in Five Oaks
West Dayton’s comeback is easiest to see in homes that travel from renovation to closing one address at a time. On October 27, 2026, the duplex at 812-814 Neal Ave in Dayton’s Five Oaks neighborhood did exactly that, closing at $190,000 after 22 days on the market. It had been listed at $214,900.
812-814 Neal Ave is a duplex: two units, 812 and 814. Together they hold six bedrooms and about 2,380 square feet in a house built in 1909, and the sale works out to $80 per square foot. The listing described a completely renovated property with both units vacant, which meant a buyer could live on one side and rent the other, or put both doors on the rental market right away.
The result places this sale among the strongest in the neighborhood. Over the past 12 months, Five Oaks recorded 22 sales, and this one ranks sixth among them by price. It closed 55% above the neighborhood median of $122,500, and it did so in well under half the time the typical Five Oaks sale took. What follows is a look at what the buyer received, how the price stacks up against the neighborhood and the closest comparable sales, and what the result signals for the blocks around it.
Two Units, Each With Three Bedrooms and 1.5 Baths
The floor plan is the first thing to understand about 812 Neal Avenue, because it explains why the property appeals to more than one kind of buyer. Each side of the duplex has three bedrooms, 1.5 baths and roughly 1,190 square feet. Double that and you arrive at the 2,380 square feet on record for the property, with six bedrooms in total and two full baths in the sale data, plus a half bath on each side.
Both units sit above a full basement, which the listing points to as ample storage on each side. Each unit also has a main-floor laundry room set up with washer and dryer hookups, along with its own front porch and back porch. Those details matter in a two-unit building, because each household gets its own laundry location and its own outdoor space.
Built in 1909, the house is part of the older housing stock found across West Dayton, and this sale shows what a full renovation can do with it. A century-old frame gets a floor plan that works for today’s households: three bedrooms per side, a laundry room on the main floor, and porches at the front and back.
Divide the price in half and each side of the duplex sold for the equivalent of $95,000, for three bedrooms, 1.5 baths and about 1,190 square feet of renovated space. That is a useful way to read the value, because the median sale price in Five Oaks over the past year, for a home of any size, was $122,500. A buyer here got two complete homes for roughly one and a half times that median.
A Renovation That Goes Behind the Walls
The listing describes the property as completely renovated, and the list of work covers both what a buyer sees and what a buyer usually can’t. On the visible side, both units have new kitchens, new bathrooms and all new appliances. Those are the rooms that tend to decide whether a rental unit leases quickly or an owner-occupant feels at home on day one, and in a duplex they are installed twice.
The mechanical list is where the renovation earns its weight. According to the listing, the electrical and plumbing have been updated, each unit has a new HVAC system, and each has a new water heater. The units also have separate water meters, so each side is metered on its own. For a buyer planning to live in one unit and rent the other, that is a practical detail, since it keeps each household’s water use separate.
Two additions speak to the basement. The listing notes a new radon mitigation system and a sump pump, both described as added peace of mind for a property with a full basement under each unit. In an older house, those are the kinds of items buyers and inspectors look for, and having them in place at closing takes questions off the table.
The seller also attached a 1-year workmanship warranty to the sale, and the listing directed buyers to an attached list for a complete breakdown of updates and improvements. For a house that dates to 1909, a new mechanical package and a warranty on the work give a buyer a clearer starting point for budgeting than a house still waiting on its repairs. That clarity is part of what this price reflects.
Rent Potential, a 15-Year Abatement and an Owner-Occupant Option
The listing put estimated market rents at roughly $1,200 to $1,300 per month for each unit. Across the two doors, that is an estimated $2,400 to $2,600 per month in combined rent for a property that sold at $190,000. These are the listing’s own estimates rather than a lease on file, but they show why the property drew attention from investors, and why it works for someone who wants to live on site.
That second path is the one the listing leans on most. An owner-occupant can take one side, rent the other, and use that income to offset the cost of owning. Because both units were vacant at the time of sale and described as ready for occupancy, there was no waiting on a tenant’s lease to end and no turnover work left to do. Whichever route a buyer chooses, the building is ready for use.
The listing also states that the house carries a 15-year tax abatement. For anyone running the numbers on carrying costs, a long abatement is one of the more meaningful lines in the package, and it pairs naturally with a newly renovated building whose major systems are new.
One more note from the listing: the property returned to the market after an earlier contract did not move forward, for reasons the listing says were unrelated to the property. The home closed on October 27, 2026.
Where $190,000 Ranks Among Five Oaks Sales
Over the past 12 months, Five Oaks logged 22 sales with a median price of $122,500, a median of $79 per square foot and a median of 55.5 days on the market. The highest sale in that stretch was $280,000. Against that backdrop, $190,000 ranks 6 of 22, which puts it in the top third of everything that sold in the neighborhood.
The size of the premium is worth reading carefully. The sale price sits $67,500 above the median, or 55% above, yet the rate of $80 per square foot is almost exactly the neighborhood’s median of $79. In other words, the premium comes from what was sold, not from an unusually steep per-foot rate. A buyer paid the neighborhood’s going rate for 2,380 square feet, two kitchens, two sets of mechanicals and six bedrooms, and the total landed high because the building is large.
Speed is the other half of the story. The home closed after 22 days, less than half the neighborhood median of 55.5 days. In a stretch where the typical Five Oaks sale took close to two months, a renovated, two-unit property moved in a little over three weeks.
The list-to-sale gap was $24,900, or 11.6%, from $214,900 down to $190,000. That is where buyer and seller met on a larger multi-unit building, and the final number still places the sale well inside the upper tier of a neighborhood whose top sale in the past year was $280,000.
Reading the Nearby Comparables
The closest comparable sales are the larger homes that traded in and around Five Oaks this summer and fall, and 812 Neal Avenue fits between two of them almost exactly. On September 30, 2026, a five-bedroom home on Kenwood Avenue with 2,607 square feet sold for $255,000, about $98 per square foot. On August 11, 2026, a four-bedroom home on Rockwood Avenue with 2,032 square feet sold for $165,000, about $81 per square foot.
Set those side by side and the pattern is tidy. At 2,380 square feet, 812 Neal Avenue is larger than the Rockwood home and smaller than the Kenwood one, and its price of $190,000 sits between theirs. The per-foot rate of $80 lines up with Rockwood’s, which suggests buyers are valuing space in a consistent way across these streets.
A four-bedroom on Homewood Avenue with 2,048 square feet closed at $90,000 on September 1, 2026, nearly the same size as the Rockwood sale at a much lower price. That is a reminder of how wide the price range runs for similarly sized homes in Five Oaks, and it frames $190,000 as the stronger side of that range. Smaller three-bedroom homes on Kenilworth and Delaware avenues traded in the $75,000 to $79,000 range in September, further evidence of how many price points the neighborhood contains.
For appraisers, lenders and the next seller of a larger home, the practical takeaway is that a renovated six-bedroom, two-unit property has now closed at $190,000 and $80 per square foot in Five Oaks. That is a fresh, specific data point for a type of property that does not trade often.
What the Sale Signals for Five Oaks and West Dayton
Five Oaks saw 22 sales over the past 12 months, roughly one and a half to two a month, so each closing carries real weight in how the neighborhood is measured. A sale that ranks sixth in the neighborhood and moves in 22 days adds to the record of demand for quality housing in this part of West Dayton.
The deeper signal is about what buyers respond to. This property combined a full renovation, new mechanical systems, a warranty, a 15-year tax abatement and two rentable or livable units in one building. The market answered with a price well above the neighborhood median and a timeline well under the neighborhood norm. That is the pattern West Dayton’s momentum rests on: finished product, clearly presented, priced with the neighborhood in mind.
A duplex also widens the range of ways a home can be used. One door can serve as a residence while the other produces income, or both can serve the rental market, and either way a vacant, renovated building comes back into active use. Homes that are occupied, insured and maintained steady a block, and a building of this size does that work twice over.
For the next seller in Five Oaks, the result offers a recent, close reference point. For the neighborhood, it adds a chapter to a steady story of renovated homes finding buyers: 812 Neal Avenue, sold October 27, 2026 for $190,000, a top-six sale in the neighborhood’s past 12 months.
Recognizing the Professionals Behind the Outcome
Listing agent Tanza Everding of Howard Hanna Real Estate Serv brought the home to market, and Chad Nabors of Howard Hanna Real Estate Serv represented the buyer. Results like this come from careful pricing, strong presentation and steady work through closing, and both sides of the deal deserve recognition.
Listing data courtesy of Dayton REALTORS® MLS. Information deemed reliable but not guaranteed.
More Common Questions About Five Oaks
These are the practical questions most readers ask about this sale and the Five Oaks housing market.
What did 812 Neal Avenue sell for?
The duplex at 812-814 Neal Ave sold for $190,000 on October 27, 2026. It was listed at $214,900 and spent 22 days on the market. The price works out to about $80 per square foot for 2,380 square feet.
How does the sale compare to the typical Five Oaks home?
The median sale price in Five Oaks over the past 12 months was $122,500, so this sale came in 55% above the median. It ranks 6 of 22 sales in the neighborhood. At $80 per square foot, it sits right alongside the neighborhood median of $79, so the higher total reflects the size of the building.
What does the property include?
It is a duplex with two units, 812 and 814, each with three bedrooms, 1.5 baths and roughly 1,190 square feet, plus a full basement, main-floor laundry hookups and front and back porches. Both units were renovated with new kitchens, bathrooms, appliances, HVAC systems and water heaters, and have separate water meters. The sale also came with a 1-year workmanship warranty.
What rents did the listing estimate, and is there a tax abatement?
The listing estimated market rents of about $1,200 to $1,300 per month for each unit. It also states that the house has a 15-year tax abatement.
How fast do homes sell in Five Oaks?
The median time on market in Five Oaks over the past 12 months was 55.5 days. This duplex closed after 22 days, less than half that median.
What did similar-sized homes nearby sell for?
Recent nearby sales of larger homes include a five-bedroom, 2,607-square-foot home on Kenwood Avenue at $255,000 on September 30, 2026, and a four-bedroom, 2,032-square-foot home on Rockwood Avenue at $165,000 on August 11, 2026. A four-bedroom, 2,048-square-foot home on Homewood Avenue sold for $90,000 on September 1, 2026. The highest Five Oaks sale in the past 12 months was $280,000.
