1792 Cherokee Dr Unit F · West Carrollton, OH 45449

$83,500

2 bd · 1.5 ba · 943 sqft · Condo public records · 209 Days on market

Built 1974 $89/sqft · at area comps Est $82k · at est. $477/mo HOA · 38% of rent

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +11.3/30.0
• 1% rule +10.0/10.0
• ARV discount +6.8/15.0
• Schools +3.4/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy easy, low-maintenance living in this top-floor 2-bedroom, 1.5-bath condo in West Carrollton! This move-in ready home features fresh paint throughout, along with updated kitchen and bathrooms, modern fixtures, and an upgraded electrical panel for added peace of mind. The kitchen is equipped with a new dishwasher and microwave, making everyday living even more convenient. Located in a professionally maintained community, you’ll love being just a short walk to the pool and clubhouse—perfect for relaxing or entertaining. Whether you're a first-time buyer or downsizing this condo offers affordable homeownership without the hassle of exterior maintenance.

Key facts

• Updated paint
• Updated bathrooms
• Updated kitchen

Tags

• UPDATED PAINT
• UPDATED KITCHEN
• UPDATED BATHROOMS
• UPDATED ELECTRICAL PANEL
• NEW DISHWASHER
• NEW MICROWAVE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $84k.

Deal economics

• At list price, monthly cash flow is $-31 ($-371/yr) — negative.
• To cash-flow at today's rent, offer at most $78k (6.5% below list).
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% vs local median 4.7% in West Carrollton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 65/100 on livability (#712 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• West Carrollton City (suburban): math 34% / reading 46% proficiency, ranked #540 of 656 in OH (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Carrollton Early Childhood Center (656 students, 45% FRL); West Carrollton Middle School (math 27% / reading 43%, grade F, #546 of 654 statewide, top 83%, 508 students, 62% FRL); West Carrollton High School (math 17% / reading 57%, grade F, #564 of 781 statewide, top 74%, 951 students, 55% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: 81 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $577 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Montgomery County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.

Recommended offer $73,480 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 209 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.52% ✓
• Cap rate: 5.85%
• Cash-on-cash: -1.59%
• DSCR: 0.93
• GRM: 5.5

CMA / ARV

• ARV (median comp): $82,271
• List price: $83,500
• Delta: 1.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.35×
• Total profit: $-15,203
• Equity at exit: $12,450

10-year hold

• IRR: -10.0%
• Equity multiple: 0.38×
• Total profit: $-14,564
• Equity at exit: $7,220

Cash invested: $23,380 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Ohio: 73 Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day notice; Cleveland / Columbus have some habitability code enforcement; otherwise landlord-leaning.

Methodology + full state rankings →

ZIP-level market 45449

• Active inventory: 81
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,267 high
• Mortgage (P&I): −$438
• Tax from tax record: −$82 /mo · $982/yr
• Insurance: −$35
• HOA: −$477
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $-31

Break-even live

Break-even rent $1,306

Max offer price $78,033

Occupancy floor 97%

Sensitivity live

Price	-10% $16	-5% $-7	+0% $-31	+5% $-55	+10% $-78
Rent	-10% $-131	-5% $-81	+0% $-31	+5% $19	+10% $69
Rate	-1.0pp $11	-0.5pp $-10	base $-31	+0.5pp $-53	+1.0pp $-75

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $20,875
• Closing costs: $2,505
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1651 S Elm St Dayton, OH	1.0–2.0	1.0–2.0	908	$1,549	$1.71	4d	9	0.18mi
841 Gawain Cir Dayton, OH	1.0–3.0	1.0–2.0	950	$1,140	$1.20	4d	17	0.32mi
712 Green Feather Ct Unit 5 Dayton, OH	2.0	1.0	1000	$1,200	$1.20	4d	1	0.63mi
1306 Black Forest Dr Unit B Dayton, OH	2.0	1.0	830	$1,175	$1.42	4d	1	0.71mi
1306 Black Forest Dr Apt A Dayton, OH	1.0	1.0	830	$925	$1.11	25d	1	0.71mi
155 Prestige Pl Miamisburg, OH	1.0	1.0	593	$1,370	$2.31	4d	9	0.94mi
1308 Camp Hill Way Dayton, OH	2.0	2.0	1000	$1,175	$1.18	4d	11	0.95mi
1122 Redbluff Dr Unit B Dayton, OH	1.0	1.0	850	$900	$1.06	45d	1	1.03mi
7477 Shady Water Ln Dayton, OH	2.0	1.0–2.0	712	$1,490	$2.09	4d	36	1.07mi
85 N Gebhart Church Rd Unit G Miamisburg, OH	2.0	1.0	950	$895	$0.94	25d	1	1.08mi
1735 Mars Hill Dr Dayton, OH	2.0	1.0–2.0	968	$1,162	$1.20	4d	4	1.11mi
1130 Bishop Dr Unit 1130-C Dayton, OH	2.0	1.0	850	$880	$1.04	4d	1	1.16mi
2910 Knoll Ridge Dr Dayton, OH	1.0–3.0	1.0–2.0	680	$974	$1.43	4d	1	1.17mi
8470 Towson Blvd Miamisburg, OH	2.0	1.5	1050	$1,182	$1.13	4d	9	1.21mi
8310 Lyons Gate Way Miamisburg, OH	1.0–2.0	1.0	715	$1,455	$2.03	5d	11	1.22mi
1644 Villa South Dr Dayton, OH	2.0	1.5	1000	$1,500	$1.50	45d	1	1.25mi
8470 Towson Blvd Miamisburg, OH	2.0	1.5	1050	$1,188	$1.13	21d	7	1.25mi
2125 Maue Rd Miamisburg, OH	2.0	1.0–1.5	825	$2,048	$2.48	4d	1	1.31mi
911 S Alex Rd Dayton, OH	1.0	1.0	625	$799	$1.28	4d	5	1.42mi

HOA detail condo

• Monthly dues: $477 · $5,724/yr
• Likely covers: electricexterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 40 events

1. 2026-06-21
   days on market $83,500 Active 209 DOM
2. 2026-06-18
   days on market $83,500 Active 206 DOM
3. 2026-06-17
   days on market $83,500 Active 205 DOM
4. 2026-06-16
   days on market $83,500 Active 204 DOM
5. 2026-06-15
   days on market $83,500 Active 203 DOM
6. 2026-06-14
   days on market $83,500 Active 201 DOM
7. 2026-06-13
   days on market $83,500 Active 200 DOM
8. 2026-06-10
   days on market $83,500 Active 198 DOM
9. 2026-06-09
   days on market $83,500 Active 197 DOM
10. 2026-06-08
    days on market $83,500 Active 196 DOM
11. 2026-06-07
    days on market $83,500 Active 195 DOM
12. 2026-06-03
    days on market $83,500 Active 191 DOM
13. 2026-06-03
    price $83,500 Active 190 DOM
14. 2026-06-02
    days on market $85,000 Active 190 DOM
15. 2026-06-01
    days on market $85,000 Active 189 DOM
16. 2026-05-31
    days on market $85,000 Active 188 DOM
17. 2026-05-31
    days on market $85,000 Active 187 DOM
18. 2026-04-21
    price $85,000 675-char remark

    Show marketing remark (675 chars)

    Enjoy easy, low-maintenance living in this top-floor 2-bedroom, 1.5-bath condo in West Carrollton! This move-in ready home features fresh paint throughout, along with updated kitchen and bathrooms, modern fixtures, and an upgraded electrical panel for added peace of mind. The kitchen is equipped with a new dishwasher and microwave, making everyday living even more convenient. Located in a professionally maintained community, you’ll love being just a short walk to the pool and clubhouse—perfect for relaxing or entertaining. Whether you're a first-time buyer or downsizing this condo offers affordable homeownership without the hassle of exterior maintenance.

19. 2026-03-12
    price $85,500 675-char remark

    Show marketing remark (675 chars)

    Enjoy easy, low-maintenance living in this top-floor 2-bedroom, 1.5-bath condo in West Carrollton! This move-in ready home features fresh paint throughout, along with updated kitchen and bathrooms, modern fixtures, and an upgraded electrical panel for added peace of mind. The kitchen is equipped with a new dishwasher and microwave, making everyday living even more convenient. Located in a professionally maintained community, you’ll love being just a short walk to the pool and clubhouse—perfect for relaxing or entertaining. Whether you're a first-time buyer or downsizing this condo offers affordable homeownership without the hassle of exterior maintenance.

20. 2026-02-14
    price $85,900 675-char remark

    Show marketing remark (675 chars)

    Enjoy easy, low-maintenance living in this top-floor 2-bedroom, 1.5-bath condo in West Carrollton! This move-in ready home features fresh paint throughout, along with updated kitchen and bathrooms, modern fixtures, and an upgraded electrical panel for added peace of mind. The kitchen is equipped with a new dishwasher and microwave, making everyday living even more convenient. Located in a professionally maintained community, you’ll love being just a short walk to the pool and clubhouse—perfect for relaxing or entertaining. Whether you're a first-time buyer or downsizing this condo offers affordable homeownership without the hassle of exterior maintenance.

21. 2025-12-12
    price $86,000 675-char remark

    Show marketing remark (675 chars)

    Enjoy easy, low-maintenance living in this top-floor 2-bedroom, 1.5-bath condo in West Carrollton! This move-in ready home features fresh paint throughout, along with updated kitchen and bathrooms, modern fixtures, and an upgraded electrical panel for added peace of mind. The kitchen is equipped with a new dishwasher and microwave, making everyday living even more convenient. Located in a professionally maintained community, you’ll love being just a short walk to the pool and clubhouse—perfect for relaxing or entertaining. Whether you're a first-time buyer or downsizing this condo offers affordable homeownership without the hassle of exterior maintenance.

22. 2025-11-24
    listed $89,000 Active 675-char remark

    Show marketing remark (675 chars)

    Enjoy easy, low-maintenance living in this top-floor 2-bedroom, 1.5-bath condo in West Carrollton! This move-in ready home features fresh paint throughout, along with updated kitchen and bathrooms, modern fixtures, and an upgraded electrical panel for added peace of mind. The kitchen is equipped with a new dishwasher and microwave, making everyday living even more convenient. Located in a professionally maintained community, you’ll love being just a short walk to the pool and clubhouse—perfect for relaxing or entertaining. Whether you're a first-time buyer or downsizing this condo offers affordable homeownership without the hassle of exterior maintenance.

23. 2024-07-19
    soldstatus $86,000
24. 2024-07-01
    soldstatus $86,000 Closed 758-char remark

    Show marketing remark (758 chars)

    Don't miss this desirable top floor West Carrollton condo. The condo has freshly painted walls, trim, doors; new fixtures, updated bathrooms/kitchen, new electrical panel, dishwasher, and microwave. The exterior and common areas of the buildings are well maintained throughout the year by Towne Properties. There is a swimming pool and club house within the community. Shared laundry on second floor of building (shared with five other condos) This is a great opportunity to enter home ownership without breaking the bank. Schedule a showing today! Agent owned. Back on market due to HOA insurance hurdle which affected buyer financing. Hurdle is no longer an​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ issue.

25. 2024-07-01
    soldstatus $86,000 Sold 758-char remark

    Show marketing remark (758 chars)

    Don't miss this desirable top floor West Carrollton condo. The condo has freshly painted walls, trim, doors; new fixtures, updated bathrooms/kitchen, new electrical panel, dishwasher, and microwave. The exterior and common areas of the buildings are well maintained throughout the year by Towne Properties. There is a swimming pool and club house within the community. Shared laundry on second floor of building (shared with five other condos) This is a great opportunity to enter home ownership without breaking the bank. Schedule a showing today! Agent owned. Back on market due to HOA insurance hurdle which affected buyer financing. Hurdle is no longer an​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ issue.

26. 2024-06-11
    historical Active/Pending 758-char remark

    Show marketing remark (758 chars)

    Don't miss this desirable top floor West Carrollton condo. The condo has freshly painted walls, trim, doors; new fixtures, updated bathrooms/kitchen, new electrical panel, dishwasher, and microwave. The exterior and common areas of the buildings are well maintained throughout the year by Towne Properties. There is a swimming pool and club house within the community. Shared laundry on second floor of building (shared with five other condos) This is a great opportunity to enter home ownership without breaking the bank. Schedule a showing today! Agent owned. Back on market due to HOA insurance hurdle which affected buyer financing. Hurdle is no longer an​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ issue.

27. 2024-05-17
    status Active 758-char remark

    Show marketing remark (758 chars)

    Don't miss this desirable top floor West Carrollton condo. The condo has freshly painted walls, trim, doors; new fixtures, updated bathrooms/kitchen, new electrical panel, dishwasher, and microwave. The exterior and common areas of the buildings are well maintained throughout the year by Towne Properties. There is a swimming pool and club house within the community. Shared laundry on second floor of building (shared with five other condos) This is a great opportunity to enter home ownership without breaking the bank. Schedule a showing today! Agent owned. Back on market due to HOA insurance hurdle which affected buyer financing. Hurdle is no longer an​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ issue.

28. 2024-04-02
    historical Active/Pending 758-char remark

    Show marketing remark (758 chars)

    Don't miss this desirable top floor West Carrollton condo. The condo has freshly painted walls, trim, doors; new fixtures, updated bathrooms/kitchen, new electrical panel, dishwasher, and microwave. The exterior and common areas of the buildings are well maintained throughout the year by Towne Properties. There is a swimming pool and club house within the community. Shared laundry on second floor of building (shared with five other condos) This is a great opportunity to enter home ownership without breaking the bank. Schedule a showing today! Agent owned. Back on market due to HOA insurance hurdle which affected buyer financing. Hurdle is no longer an​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ issue.

29. 2024-03-30
    price $89,900 758-char remark

    Show marketing remark (758 chars)

    Don't miss this desirable top floor West Carrollton condo. The condo has freshly painted walls, trim, doors; new fixtures, updated bathrooms/kitchen, new electrical panel, dishwasher, and microwave. The exterior and common areas of the buildings are well maintained throughout the year by Towne Properties. There is a swimming pool and club house within the community. Shared laundry on second floor of building (shared with five other condos) This is a great opportunity to enter home ownership without breaking the bank. Schedule a showing today! Agent owned. Back on market due to HOA insurance hurdle which affected buyer financing. Hurdle is no longer an​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ issue.

30. 2024-03-30
    status Active 758-char remark

    Show marketing remark (758 chars)

    Don't miss this desirable top floor West Carrollton condo. The condo has freshly painted walls, trim, doors; new fixtures, updated bathrooms/kitchen, new electrical panel, dishwasher, and microwave. The exterior and common areas of the buildings are well maintained throughout the year by Towne Properties. There is a swimming pool and club house within the community. Shared laundry on second floor of building (shared with five other condos) This is a great opportunity to enter home ownership without breaking the bank. Schedule a showing today! Agent owned. Back on market due to HOA insurance hurdle which affected buyer financing. Hurdle is no longer an​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ issue.

31. 2024-03-12
    historical 758-char remark

    Show marketing remark (758 chars)

    Don't miss this desirable top floor West Carrollton condo. The condo has freshly painted walls, trim, doors; new fixtures, updated bathrooms/kitchen, new electrical panel, dishwasher, and microwave. The exterior and common areas of the buildings are well maintained throughout the year by Towne Properties. There is a swimming pool and club house within the community. Shared laundry on second floor of building (shared with five other condos) This is a great opportunity to enter home ownership without breaking the bank. Schedule a showing today! Agent owned. Back on market due to HOA insurance hurdle which affected buyer financing. Hurdle is no longer an​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ issue.

32. 2024-03-10
    price $84,900 758-char remark

    Show marketing remark (758 chars)

    Don't miss this desirable top floor West Carrollton condo. The condo has freshly painted walls, trim, doors; new fixtures, updated bathrooms/kitchen, new electrical panel, dishwasher, and microwave. The exterior and common areas of the buildings are well maintained throughout the year by Towne Properties. There is a swimming pool and club house within the community. Shared laundry on second floor of building (shared with five other condos) This is a great opportunity to enter home ownership without breaking the bank. Schedule a showing today! Agent owned. Back on market due to HOA insurance hurdle which affected buyer financing. Hurdle is no longer an​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ issue.

33. 2024-01-30
    price $89,900 758-char remark

    Show marketing remark (758 chars)

    Don't miss this desirable top floor West Carrollton condo. The condo has freshly painted walls, trim, doors; new fixtures, updated bathrooms/kitchen, new electrical panel, dishwasher, and microwave. The exterior and common areas of the buildings are well maintained throughout the year by Towne Properties. There is a swimming pool and club house within the community. Shared laundry on second floor of building (shared with five other condos) This is a great opportunity to enter home ownership without breaking the bank. Schedule a showing today! Agent owned. Back on market due to HOA insurance hurdle which affected buyer financing. Hurdle is no longer an​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ issue.

34. 2023-12-10
    listed $94,900 Active 758-char remark

    Show marketing remark (758 chars)

    Don't miss this desirable top floor West Carrollton condo. The condo has freshly painted walls, trim, doors; new fixtures, updated bathrooms/kitchen, new electrical panel, dishwasher, and microwave. The exterior and common areas of the buildings are well maintained throughout the year by Towne Properties. There is a swimming pool and club house within the community. Shared laundry on second floor of building (shared with five other condos) This is a great opportunity to enter home ownership without breaking the bank. Schedule a showing today! Agent owned. Back on market due to HOA insurance hurdle which affected buyer financing. Hurdle is no longer an​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ issue.

35. 2009-04-10
    soldstatus $18,000
36. 2006-10-26
    soldstatus $38,000
37. 2006-01-19
    soldstatus $38,000
38. 1997-07-01
    soldstatus $36,500
39. 1990-07-30
    soldstatus $41,000
40. 1986-04-24
    soldstatus $46,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $982 · $82/mo
• Projected year-2 tax: $1,142 · $95/mo
• Expected delta: +$160/yr (+$13/mo · 16.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,199
• − Mortgage interest: −$4,677
• − Property taxes: −$982
• − Insurance: −$418
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − HOA: −$5,724
• − Depreciation: −$2,429
• Taxable loss: −$1,463
• Est. tax savings @ 24.0%: +$351
• After-tax cash flow: $-20/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: West Carrollton City
• NCES district ID: 3904505
• Math proficiency: 34% ▼ -12.00%
• Reading proficiency: 46% ▼ -9.00%
• Median HH income: $42,209
• Composite: 33.71/100
• National rank: #5380
• State rank: #540 of 656 in OH

Livability — West Carrollton

• Score: 65/100
• State rank: #712
• US rank: #12835

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment F Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Carrollton, OH
• County: Montgomery County · 459,541 people
• City population: 19,066
• Metro: Dayton-Kettering, OH
• Population (ZIP): 19,066
• Household income: $63,800
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 745.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 523,241 people
• By 2030: 514,948 · -1.6%
• By 2040: 493,378 · -5.7%
• By 2050: 469,639 · -10.2%
• By 2075: 418,360 · -20.0%
• By 2100: 353,315 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 13% Two or more races 9% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 5% Arabic 3% Chinese 2%

Political lean MEDSL · Montgomery

• 2024 margin: Toss-up / Even · D 49.8% · R 49.3%
• 2008→2024 swing: -5.8pp toward R · 2008: 6.2pp · 2024: 0.5pp
• All cycles: 2024: D+0.5 2020: D+2.2 2016: R+1.2 2012: D+3.1 2008: D+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -188.64%
• Current HPI: 248.1785
• Rent YoY: —
• Metro: Dayton-Kettering, OH
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

Industry mix (Fortune 500 HQ in OH)

Industry	F500 HQs	Revenue
▸Insurance	3	$145B
▸Industrial Machinery	3	$49B
▸Financial Services	3	$24B
▸Consumer Goods	2	$93B
▸Aerospace / Defense	2	$47B
▸Utilities	2	$33B

Price history

+82.8% since first listed

23 events — show timeline

• 2026-04-21 Price Changed $85,000 Dayton MLS
• 2026-03-12 Price Changed $85,500 Dayton MLS
• 2026-02-14 Price Changed $85,900 Dayton MLS
• 2025-12-12 Price Changed $86,000 Dayton MLS
• 2025-11-24 Listed $89,000 Dayton MLS
• 2024-07-19 Sold (Public Records) $86,000 Public Records
• 2024-07-01 Sold (MLS) $86,000 Dayton MLS
• 2024-07-01 Sold (MLS) $86,000 Dayton MLS
• 2024-06-11 Contingent — Dayton MLS
• 2024-05-17 Relisted — Dayton MLS
• 2024-04-02 Contingent — Dayton MLS
• 2024-03-30 Price Changed $89,900 Dayton MLS
• 2024-03-30 Relisted — Dayton MLS
• 2024-03-12 Listing Removed — Dayton MLS
• 2024-03-10 Price Changed $84,900 Dayton MLS
• 2024-01-30 Price Changed $89,900 Dayton MLS
• 2023-12-10 Listed $94,900 Dayton MLS
• 2009-04-10 Sold (Public Records) $18,000 Public Records
• 2006-10-26 Sold (Public Records) $38,000 Public Records
• 2006-01-19 Sold (Public Records) $38,000 Public Records
• 1997-07-01 Sold (Public Records) $36,500 Public Records
• 1990-07-30 Sold (Public Records) $41,000 Public Records
• 1986-04-24 Sold (Public Records) $46,500 Public Records

Property tax history

+0.6%/yr

Latest (2025): $982 · -2.1% YoY. Source: county tax records.