Distressed properties in Dayton
Distressed Properties in Dayton, OH
16,985 houses across Montgomery County carry at least one distress signal right now: probate estates, unpaid property tax, foreclosures, evictions and code violations. 1,685 of them carry two or more at once.
Last updated November 6, 2026See sample list · DealSherpa Pro $99/month, 3 days free · All plans
What's on the list
Dayton Lead Types Available
Records per lead type in Montgomery County as of November 6, 2026. One house can carry several, so these add up to more than the 16,985 houses.
Probate Leads in Dayton
- 7 probate: The owner has died and an estate is open.
The decision-maker is an executor or heir, often with no plan for the house.
Montgomery County Tax Delinquent Property List
- 14,150 tax delinquent: Property taxes have gone unpaid.
- 2 tax lien: A tax lien is recorded against the property.
Arrears grow every year and the owner knows it. Multi-year balances are the ones to look at first.
Pre-Foreclosure Leads in Dayton
- 218 foreclosure filed: A foreclosure has been filed.
- 44 sheriff sale: The property is scheduled for a sheriff sale.
- 2 lis pendens: A lawsuit affecting the property is pending.
The owner has months, not years, to sell on their own terms.
Dayton Eviction Filings
- 99 eviction filed: The landlord has filed to remove a tenant.
Two filings in a year is a tired landlord; one is a landlord having a bad month.
Dayton Code Enforcement: Violations and Vacant Houses
- 4,110 vacant structure: Nobody is living in the house.
- 49 condemned / emergency order: The building is condemned or under an emergency order.
An empty house costs its owner money every month and stacks with every other signal.
Montgomery County Sheriff Sale
44 houses in Montgomery County are on the Montgomery County sheriff sale list in DealSherpa today, each with its sale date and status, matched to the owner and every other signal on the house.
Schedule: Online sales on Fridays at 9 a.m. (as published, as of October 20, 2026).
The weeks before a sale are when an owner can still sell on their own terms, which is why investors watch this list.
- Ohio foreclosures go through the county Court of Common Pleas. When the court orders a sale, the sheriff sells the house at auction, in Ohio usually online.
- Bidders typically register in advance and the winning bidder posts a deposit soon after the sale; the balance is due after the court confirms the sale.
- A sale is not final until the court confirms it, and a listed sale can be cancelled or postponed up to the last minute if the owner pays, files bankruptcy or the case settles.
Montgomery County Probate Records
When an owner dies, the estate is opened in the Montgomery County probate court and the house passes through it. The case names the person in charge of the estate, the one you would talk to about selling.
DealSherpa reads the new court filings, matches each estate to the house the person owned, and has 7 Dayton-area houses in probate today.
- Estates are filed with the Montgomery County Probate Court. Its online case search finds a case by year and case number; there is no search by filing date.
- Each case lists the person who died, the date of death, the applicant or fiduciary and the attorney, and its docket holds the filed documents.
- An applicant is not in charge of the estate until the court appoints them; until then they cannot sign a sale.
A look at the list
Sample Dayton Leads
A few real Dayton houses on two or more signals, as they look in DealSherpa. The address and owner are in the app.
| Priority | Property | Owner | Signals | Added | Skip trace | |
|---|---|---|---|---|---|---|
| Urgent | Dayton, 45402Street and number in the app | Owner in the app | Added Oct 2026 | Not traced | View lead | |
| Urgent | Dayton, 45403Street and number in the app | Owner in the app | Added Oct 2026 | Not traced | View lead | |
| Urgent | Dayton, 45406Street and number in the app | Owner in the app | Added Oct 2026 | Not traced | View lead | |
| Urgent | Dayton, 45402Street and number in the app | Owner in the app | Added Oct 2026 | Not traced | View lead | |
| Urgent | Dayton, 45406Street and number in the app | Owner in the app | Added Oct 2026 | Not traced | View lead | |
| Urgent | Dayton, 45417Street and number in the app | Owner in the app | Added Oct 2026 | Not traced | View lead |
Montgomery County coverage
Dayton Market Snapshot
Where the flagged houses are, as of November 6, 2026. Property type, age or value does not keep a house off the list.
| ZIP code | Flagged houses | Share |
|---|---|---|
| 45417 | 4,658 | 27% |
| 45402 | 1,965 | 12% |
| 45406 | 1,650 | 10% |
| 45405 | 1,251 | 7% |
| 45403 | 1,214 | 7% |
| 45410 | 754 | 4% |
| 45404 | 539 | 3% |
| 45420 | 322 | 2% |
| 45414 | 311 | 2% |
| 45342 | 178 | 1% |
| 45416 | 124 | 1% |
| 45424 | 111 | 1% |
Dayton proper holds 69% of the flagged houses; the rest are in the surrounding cities and townships of Montgomery County.
How we rank a house
Here's how we rank a Dayton house.
We start with every house in Montgomery County that carries a signal. Then we look for the same house on a second list, and a third. A house with unpaid tax and an open code case, or a vacant house in probate, is a different conversation than either signal alone. Those are the houses a small mail or call budget goes to first.
Counts as of November 6, 2026. Recently sold houses are left out.
What the data says
Dayton, by the numbers
Observations computed from the flagged houses, not opinions. They move when the data does.
Unpaid tax is the widest net: 83% of flagged houses
14,150 houses in Dayton carry unpaid property tax. On its own that is a slow signal; it sharpens fast when the same house carries a second one.
59% of flagged owners don't live in the house
10,009 houses have an owner whose mail goes somewhere else, and 1,648 of those owners are out of state. An absentee owner with a problem property is the classic seller.
4,110 houses with a visible problem
0 have an open code case and 4,110 are recorded as vacant. These are the houses a driver would spot from the street; here they are flagged before anyone drives.
1,685 houses sit on two or more lists at once
A house with unpaid tax and an open code case, or a vacant house in probate, converts at a different rate than either signal alone. The stacked list is where a small mail or call budget goes first.
7 houses are in probate right now
The owner has died and an estate is open. The contact is the executor or an heir, and the house is often the only asset they need to deal with.
Dayton holds 69% of the market; the surrounding cities hold the rest
Beyond Dayton proper, the largest counts are Trotwood (1,258), Harrison Township (1,093), Jefferson Township (864), Riverside (340), Kettering (233). Houses outside the core city tend to carry fewer signals but higher values.
Also on DealSherpa
Nearby Markets
Dayton questions
Dayton Distressed Property FAQ
How many distressed properties are in Dayton?
16,985 houses in Montgomery County carry at least one distress signal as of November 6, 2026, and 1,685 carry two or more. Records by type: probate 7, tax delinquent 14,152, pre-foreclosure 264, eviction 99, code violation 4,159.
Where does the Dayton data come from?
From public records: court filings and county and city records for Montgomery County. DealSherpa reads them, matches each record to its house, and joins the lists so a house on several of them shows once, with every signal.
How often are Dayton leads updated?
The Dayton lists were last updated on November 6, 2026. Court and sale lists move daily or weekly; tax lists move with the county's collection calendar. Houses that are paid up, sold or resolved come off the list.
Can I get the Montgomery County tax delinquent list?
Yes. 14,152 houses in Montgomery County are on the tax lists in DealSherpa today. Filter to them, add a second signal for a sharper list, then export it or push it to the CRM.
How much does DealSherpa cost?
DealSherpa Pro is $99/month and includes these lists, with a 3-day free trial. Plans for other tools start at $49/month; see the pricing page. Skip tracing is 12¢ per owner.
Which nearby markets are covered?
Cincinnati, OH, Columbus, OH, Toledo, OH, Akron, OH and Cleveland, OH. Each has its own page with its own counts.
Other questions? See plans and pricing or email jack@dealsherpa.app.
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About this page. The counts cover Montgomery County, Ohio, and are read from DealSherpa's own records, last updated November 6, 2026; the market has been tracked since October 2026. A flagged house is one with at least one of the signals listed above; it is not a listing, an offer or a guarantee that the owner will sell. Recently sold houses are excluded. The sample houses show the city and ZIP only; addresses, owner names and contact details are available inside DealSherpa to subscribers, subject to its terms.