5230 Hoover Ave · Trotwood, OH 45417

$112,900

3 bd · 1.5 ba · 1,225 sqft · SingleFamily public records · 48 Days on market

Built 1960 10,019 sqft lot $92/sqft · 15% above area Est $98k · 15% over

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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 +19.9/30.0
• DSCR +6.3/10.0
• 1% rule +4.8/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming home in the heart of Dayton! Situated on Hoover Ave, this property offers a great opportunity for comfortable living or investment potential. The home features a functional layout with inviting living spaces filled with natural light, creating a warm and welcoming atmosphere. The kitchen provides ample cabinet and counter space, making it both practical and efficient for everyday use. The bedrooms are well-sized and offer flexibility for family, guests, or a home office setup. Step outside to enjoy a spacious yard—perfect for entertaining, gardening, or simply relaxing. With plenty of outdoor space, there’s room to make it your own. Conveniently located near shopping, dining, parks, and major roadways, this home offers easy access to everything Dayton has to offer. Don’t miss this opportunity—schedule your showing today!

Key facts

• Spacious yard
• Functional layout
• 0.23 acre lot

Tags

• FUNCTIONAL LAYOUT
• INVITING LIVING SPACES
• SPACIOUS YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (1.8% below list).
• Recommended offer: $110k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,014 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: employment D, crime F, amenities F.
• Trotwood-Madison City (suburban): math 9% / reading 21% proficiency, ranked #645 of 656 in OH (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Trotwood-Madison Early Learning Center (416 students, 0% FRL); Trotwood-Madison Middle School (math 8% / reading 18%, grade F, #640 of 654 statewide, top 98%, 608 students, 0% FRL); Trotwood-Madison High School (math 2% / reading 27%, grade F, #717 of 781 statewide, top 92%, 770 students, 0% FRL) — zoned schools average 0% FRL vs 78% district-wide (78 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.1%/yr); 140 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 36% of the median local income ($37k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $781 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 48 days — a 3% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $27k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $113k implies a 126% gain — meaningful room to come down on a strong offer.

Recommended offer $109,513 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.18%
• DSCR: 1.23
• GRM: 8.5

CMA / ARV

• ARV (median comp): $98,477
• List price: $112,900
• Delta: 14.65%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5015 Yalecrest Dr	0.22mi	3/1.5	1,231 (+0%)	9mo	$132,000	$107	82
636 Hickory Hill Dr	0.28mi	3/1.5	1,215 (-1%)	12mo	$110,000	$91	76
652 Smallwood Rd	0.22mi	3/1.5	1,260 (+3%)	21mo	$105,000	$83	68
5157 Osceola Dr	0.31mi	3/2.0	1,089 (-11%)	1mo	$149,900	$138	64
5403 Gardendale Ave	0.44mi	4/2.0 (+1)	1,225 (0%)	10mo	$137,000	$112	64
1369 Courter St	0.47mi	3/1.0	1,224 (-0%)	18mo	$60,000	$49	61
643 Miller Ave	0.46mi	3/1.0	1,176 (-4%)	15mo	$160,000	$136	57
658 Crown Ave	0.49mi	3/2.0	1,242 (+1%)	23mo	$125,000	$101	53
1400 Stuben Dr	0.43mi	3/2.0	1,305 (+6%)	18mo	$109,900	$84	52
4905 W 2nd St	0.72mi	4/1.0 (+1)	1,296 (+6%)	5mo	$40,000	$31	46
683 Tyson Ave	0.58mi	3/1.0	1,050 (-14%)	11mo	$139,000	$132	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.06% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.73×
• Total profit: $-8,424
• Equity at exit: $16,834

10-year hold

• IRR: 3.7%
• Equity multiple: 1.28×
• Total profit: $8,824
• Equity at exit: $9,762

Cash invested: $31,612 (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 45417

• Home prices YoY: -32.3%
• Rents YoY: 4.1%
• Active inventory: 140
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,109 high
• Mortgage (P&I): −$592
• Tax from tax record: −$101 /mo · $1,206/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $136

Break-even live

Break-even rent $936

Max offer price $112,900

Occupancy floor 83%

Sensitivity live

Price	-10% $200	-5% $168	+0% $136	+5% $104	+10% $72
Rent	-10% $49	-5% $93	+0% $136	+5% $180	+10% $224
Rate	-1.0pp $193	-0.5pp $165	base $136	+0.5pp $107	+1.0pp $77

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: $28,225
• Closing costs: $3,387
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5336 Rockport Ave Dayton, OH	3.0	1.0	925	$1,025	$1.11	45d	1	0.20mi
1427 Stuben Dr Dayton, OH	3.0	1.0	957	$900	$0.94	4d	1	0.45mi
4914 Gardendale Ave Dayton, OH	4.0	1.0	960	$1,125	$1.17	45d	1	0.49mi
1498 Elaine St Dayton, OH	3.0	1.0	864	$1,025	$1.19	4d	1	0.63mi
1595 Elaine St Dayton, OH	3.0	1.0	864	$950	$1.10	4d	1	0.70mi
4625 Gardendale Ave Dayton, OH	3.0	1.0	864	$1,150	$1.33	4d	1	0.75mi
4576 Live Oak Dr Dayton, OH	3.0	1.0	864	$1,400	$1.62	45d	1	0.95mi
126 Bluecrest Ave Dayton, OH	2.0	1.0	840	$1,000	$1.19	16d	1	1.21mi
6229 Carmin Ave Dayton, OH	3.0	1.0	875	$995	$1.14	21d	1	1.28mi
4109 Midway Ave Dayton, OH	3.0	1.0	971	$1,000	$1.03	5d	1	1.28mi
3925 Hoover Ave Dayton, OH	2.0	1.0	936	$1,100	$1.18	4d	1	1.37mi

Listing history 15 events

1. 2026-06-21
   statusdays on market $112,900 Pending 48 DOM
2. 2026-06-18
   days on market $112,900 Active 47 DOM
3. 2026-06-17
   days on market $112,900 Active 46 DOM
4. 2026-06-16
   days on market $112,900 Active 45 DOM
5. 2026-06-15
   days on market $112,900 Active 44 DOM
6. 2026-06-14
   days on market $112,900 Active 42 DOM
7. 2026-06-13
   pricestatusdays on market $112,900 Active 41 DOM
8. 2026-05-31
   status $119,900 Pending 40 DOM
9. 2026-05-14
   price $129,900 881-char remark

   Show marketing remark (881 chars)

   Welcome to this charming home in the heart of Dayton! Situated on Hoover Ave, this property offers a great opportunity for comfortable living or investment potential. The home features a functional layout with inviting living spaces filled with natural light, creating a warm and welcoming atmosphere. The kitchen provides ample cabinet and counter space, making it both practical and efficient for everyday use. The bedrooms are well-sized and offer flexibility for family, guests, or a home office setup. Step outside to enjoy a spacious yard—perfect for entertaining, gardening, or simply relaxing. With plenty of outdoor space, there’s room to make it your own. Conveniently located near shopping, dining, parks, and major roadways, this home offers easy access to everything Dayton has to offer. Don’t miss this opportunity—schedule your showing today!

10. 2026-05-11
    status Active 881-char remark

    Show marketing remark (881 chars)

    Welcome to this charming home in the heart of Dayton! Situated on Hoover Ave, this property offers a great opportunity for comfortable living or investment potential. The home features a functional layout with inviting living spaces filled with natural light, creating a warm and welcoming atmosphere. The kitchen provides ample cabinet and counter space, making it both practical and efficient for everyday use. The bedrooms are well-sized and offer flexibility for family, guests, or a home office setup. Step outside to enjoy a spacious yard—perfect for entertaining, gardening, or simply relaxing. With plenty of outdoor space, there’s room to make it your own. Conveniently located near shopping, dining, parks, and major roadways, this home offers easy access to everything Dayton has to offer. Don’t miss this opportunity—schedule your showing today!

11. 2026-04-15
    status Pending 881-char remark

    Show marketing remark (881 chars)

    Welcome to this charming home in the heart of Dayton! Situated on Hoover Ave, this property offers a great opportunity for comfortable living or investment potential. The home features a functional layout with inviting living spaces filled with natural light, creating a warm and welcoming atmosphere. The kitchen provides ample cabinet and counter space, making it both practical and efficient for everyday use. The bedrooms are well-sized and offer flexibility for family, guests, or a home office setup. Step outside to enjoy a spacious yard—perfect for entertaining, gardening, or simply relaxing. With plenty of outdoor space, there’s room to make it your own. Conveniently located near shopping, dining, parks, and major roadways, this home offers easy access to everything Dayton has to offer. Don’t miss this opportunity—schedule your showing today!

12. 2026-03-24
    listed $139,900 Active 881-char remark

    Show marketing remark (881 chars)

    Welcome to this charming home in the heart of Dayton! Situated on Hoover Ave, this property offers a great opportunity for comfortable living or investment potential. The home features a functional layout with inviting living spaces filled with natural light, creating a warm and welcoming atmosphere. The kitchen provides ample cabinet and counter space, making it both practical and efficient for everyday use. The bedrooms are well-sized and offer flexibility for family, guests, or a home office setup. Step outside to enjoy a spacious yard—perfect for entertaining, gardening, or simply relaxing. With plenty of outdoor space, there’s room to make it your own. Conveniently located near shopping, dining, parks, and major roadways, this home offers easy access to everything Dayton has to offer. Don’t miss this opportunity—schedule your showing today!

13. 2019-09-08
    historical
14. 2019-01-22
    soldstatus $50,000
15. 2018-09-08
    listed $69,000 Active

ⓘ 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: $1,206 · $101/mo
• Projected year-2 tax: $1,484 · $124/mo
• Expected delta: +$277/yr (+$23/mo · 23.0%)

ⓘ 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 ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,306
• − Mortgage interest: −$6,324
• − Property taxes: −$1,206
• − Insurance: −$564
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$3,284
• Taxable loss: −$202
• Est. tax savings @ 24.0%: +$49
• After-tax cash flow: $1,685/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: Trotwood-Madison City
• NCES district ID: 3904869
• Math proficiency: 9% ▼ -15.00%
• Reading proficiency: 21% ▼ -11.00%
• Median HH income: $33,529
• Composite: 12.15/100
• National rank: #9651
• State rank: #645 of 656 in OH

Livability — Trotwood

• Score: 59/100
• State rank: #1014
• US rank: #20073

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trotwood, OH
• County: Montgomery County · 459,541 people
• City population: 19,754
• Metro: Dayton-Kettering, OH
• Population (ZIP): 28,186
• Household income: $36,945
• Rent vs Own: 52.1% rent · 47.9% own
• Severe rent burden: 1822.0

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 Black (71%)
• Race & ethnicity: Black 71% White 20% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Romanian 0%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

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: ▼ -92.43%
• Current HPI: 193.4175
• Rent YoY: ▲ 4.06%
• 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

+88.3% since first listed

7 events — show timeline

• 2026-05-14 Price Changed $129,900 Dayton MLS
• 2026-05-11 Relisted — Dayton MLS
• 2026-04-15 Pending — Dayton MLS
• 2026-03-24 Listed $139,900 Dayton MLS
• 2019-09-08 Listing Removed — Dayton MLS
• 2019-01-22 Sold (Public Records) $50,000 Public Records
• 2018-09-08 Listed $69,000 Dayton MLS

Property tax history

+3.5%/yr

Latest (2025): $1,206 · -12.0% YoY. Source: county tax records.