You already own in Dayton. The question is whether the next twelve months add a door or just add work.<\/p>\n\n\n\n
Dayton Proper manages single-family and small multi-family rentals across Montgomery, Greene, Miami and Warren counties. We are not a call center with a Dayton mailing address. Our office is on Salem Avenue, our maintenance techs live here, and the people who answer your call have walked your property.<\/p>\n\n\n\n
What makes us different from every other management company you are comparing us to: we want you to own more.<\/strong> Tell us your buy box and we will bring you the deals that match it. Most managers are structured to protect the doors they already bill you for. We are structured to help you add the next one.<\/p>\n\n\n\n This is the part nobody else in Dayton offers, so it is worth being specific about how it works.<\/p>\n\n\n\n You tell us your criteria — price ceiling, minimum cash-on-cash, neighborhoods you will and will not touch, condition you are willing to take on, whether you want turnkey or a value-add project. We write it down. Then, as inventory moves through our pipeline, we screen it against your box before it hits the open market.<\/p>\n\n\n\n Submit your buy box<\/a> — it takes about four minutes.<\/p>\n\n\n\n We work closely with Ingram Insurance Group, located next door to our office. The two firms are affiliated — same family of businesses, slightly different ownership — and we would rather say that plainly than have you work it out from the name.<\/p>\n\n\n\n What that proximity actually changes for you is narrower and more useful than a cross-sell: we can verify that your residents carry renters insurance, and keep verifying it.<\/strong><\/p>\n\n\n\n It matters because of who pays when something goes wrong. A resident starts a kitchen fire, or overloads a circuit and starts an electrical fire. If that resident carries renters insurance with liability coverage, their policy is the first place the claim can go. If they do not, the loss lands on yours, and it follows you into your next renewal.<\/p>\n\n\n\n Verification is the part most owners cannot keep up with on their own. A resident produces a declarations page at move-in and lets the policy lapse in month four. Because we manage the property and hold the lease, we are in a position to collect proof at move-in and check it again later, rather than finding out after a fire that nothing has been in force since spring.<\/p>\n\n\n\n If you want the coverage on the building itself looked at, Ingram Insurance Group<\/a> writes landlord and rental property coverage across Ohio, and a review costs you nothing. What we will not do is tell you on a web page what your own policy does or does not cover. That depends on your policy, your carrier and your endorsements, and it is a conversation rather than a paragraph.<\/p>\n\n\n\n Free book:<\/strong> Ryan wrote Rental Property Insurance: An Investor’s Guide to Insurance<\/em> because insurance is one of the most commonly misunderstood lines on a rental P&L. It walks through how landlord coverage is generally structured and, more usefully, the questions worth putting to your own agent about your own policy. Get a free copy →<\/a><\/p>\n\n\n\n\n\nTell us your buy box<\/h2>\n\n\n\n
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What we handle<\/h2>\n\n\n\n
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Your insurance is only as good as our last conversation<\/h2>\n\n\n\n
📊<\/span>Have a deal in mind? Let’s analyze it now with the Proper Deal Calculator<\/b>Cap rate, cash on cash and monthly cash flow in about thirty seconds. Free, nothing to sign up for.<\/em><\/span>Analyze a deal ▾<\/span>Close ▴<\/span><\/span><\/summary>\n