1417 Skylark Dr · Troy, OH 45373

$240,000

3 bd · 1.5 ba · 1,227 sqft · SingleFamily public records · 2 Days on market

Built 1976 0.26 ac lot Est $221k · 9% over

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Why this score? — see what drove the F 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 +7.1/30.0
• Schools +5.2/10.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• ARV discount +3.6/15.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• 1% rule +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This very well-maintained brick ranch is ready to welcome its new owners! Offering over 1,600 square feet of living space, this home features four bedrooms and one and a half baths, providing plenty of room to spread out and enjoy. Step inside to find updated kitchen, baths, and flooring, making this home truly move-in ready. Just off the kitchen, you'll love the bright and airy Florida Room, accessed through beautiful French doors and equipped with heating and cooling for year-round comfort?perfect for relaxing or entertaining. Enjoy outdoor living with a fully fenced backyard and patio, or unwind on the covered front porch. Additional highlights include a bay window, ceiling fans, ample storage throughout, and a primary bedroom with a built-in closet organization system. Major updates include a new roof in 2014, HVAC replaced in 2021 with a 10-year transferable warranty, and windows approximately 10 years old. Treadmill in garage and swing on porch can convey. Car in the garage does not convey. Don't miss your opportunity to make this wonderful home yours! All information deemed accurate; rely on your own measurements.

Key facts

• Covered front porch
• Ceiling fans
• Florida room

Tags

• UPDATED KITCHEN
• FLORIDA ROOM
• FULLY FENCED BACKYARD
• COVERED FRONT PORCH
• BAY WINDOW
• CEILING FANS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-338 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (24.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (42.4% below list).
• Recommended offer: $138k (42.4% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 2.7% in Troy — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#345 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Troy City (suburban): math 61% / reading 61% proficiency, ranked #271 of 656 in OH (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Forest Elementary School (math 62% / reading 62%, grade B, #590 of 1,584 statewide, top 41%, 211 students, 64% FRL); Troy Junior High School (math 59% / reading 57%, grade B, #297 of 654 statewide, top 46%, 663 students, 35% FRL); Troy High School (math 58% / reading 67%, grade B-, #200 of 781 statewide, top 26%, 1,183 students, 36% FRL).
• Market conditions: Rents rising fast (+5.1%/yr); 287 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 326 units permitted in Miami County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $105k; list at $240k implies a 129% gain — meaningful room to come down on a strong offer.

Recommended offer $138,334 (42.4% 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. Built in 1976 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.58% ✗
• Cap rate: 4.60%
• Cash-on-cash: -6.03%
• DSCR: 0.73
• GRM: 14.5

CMA / ARV

• ARV (on-the-fly): $220,860
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1424 Michael Dr	0.14mi	3/2.0	1,335 (+9%)	3mo	$271,000	$203	74
1057 Stonyridge Ave	0.26mi	3/1.5	1,131 (-8%)	3mo	$203,500	$180	72
1840 Hunters Ridge Dr	0.29mi	3/2.0	1,348 (+10%)	1mo	$322,500	$239	67
995 Terry Dr	0.50mi	3/1.5	1,211 (-1%)	9mo	$199,900	$165	67
1329 Lee Rd	0.14mi	4/2.0 (+1)	1,373 (+12%)	3mo	$222,000	$162	64
1458 Lee Rd	0.07mi	3/1.5	1,411 (+15%)	10mo	$220,000	$156	64
1750 Saratoga Dr	0.13mi	3/2.0	1,384 (+13%)	9mo	$270,000	$195	64
1040 Skylark Dr	0.47mi	3/1.0	1,131 (-8%)	1mo	$208,000	$184	62
1063 Linwood Dr	0.71mi	3/1.5	1,138 (-7%)	4mo	$195,000	$171	52
984 Mystic Ln	0.71mi	3/2.0	1,331 (+8%)	2mo	$230,000	$173	49
1021 Stonyridge Ave	0.39mi	4/2.0 (+1)	1,373 (+12%)	10mo	$216,000	$157	47
1037 Cloverdale Dr	0.47mi	3/2.0	1,392 (+13%)	10mo	$274,000	$197	46

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 · 5.06% rent growth · sell at horizon

5-year hold

• IRR: -24.9%
• Equity multiple: 0.14×
• Total profit: $-57,596
• Equity at exit: $35,785

10-year hold

• IRR: -16.4%
• Equity multiple: 0.02×
• Total profit: $-65,815
• Equity at exit: $20,751

Cash invested: $67,200 (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 45373

• Rents YoY: 5.1%
• Active inventory: 287
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $1,383 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$72 /mo · $864/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $-338

Break-even live

Break-even rent $1,811

Max offer price $180,332

Occupancy floor —

Sensitivity live

Price	-10% $-202	-5% $-270	+0% $-338	+5% $-406	+10% $-474
Rent	-10% $-447	-5% $-392	+0% $-338	+5% $-283	+10% $-228
Rate	-1.0pp $-217	-0.5pp $-277	base $-338	+0.5pp $-400	+1.0pp $-463

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 Stephenson Dr Unit 1115C Troy, OH	2.0	1.5	900	$1,149	$1.28	13d	1	0.10mi
1115 Stephenson Dr Unit 1265B Troy, OH	2.0	1.5	900	$1,175	$1.31	20d	1	0.10mi
1115 Stephenson Dr Unit 1255F Troy, OH	2.0	1.5	900	$1,175	$1.31	4d	1	0.10mi
1200 Bunker Hill Dr Apt D Troy, OH	2.0	1.5	900	$1,125	$1.25	20d	1	0.20mi
1214 Stephenson Dr Troy, OH	2.0	2.0	1200	$1,400	$1.17	16d	1	0.38mi
1187 Salem Ct Troy, OH	3.0	1.0	1417	$1,400	$0.99	45d	1	0.51mi
455 Stonyridge Ave Troy, OH	2.0	1.0	576	$1,175	$2.04	4d	5	0.90mi
580 Staunton Commons Dr Troy, OH	2.0–3.0	1.0	957	$1,395	$1.46	4d	2	1.02mi

Listing history 21 events

1. 2026-04-24
   status Pending

   Show marketing remark (1143 chars)

   This very well-maintained brick ranch is ready to welcome its new owners! Offering over 1,600 square feet of living space, this home features four bedrooms and one and a half baths, providing plenty of room to spread out and enjoy. Step inside to find updated kitchen, baths, and flooring, making this home truly move-in ready. Just off the kitchen, you'll love the bright and airy Florida Room, accessed through beautiful French doors and equipped with heating and cooling for year-round comfort?perfect for relaxing or entertaining. Enjoy outdoor living with a fully fenced backyard and patio, or unwind on the covered front porch. Additional highlights include a bay window, ceiling fans, ample storage throughout, and a primary bedroom with a built-in closet organization system. Major updates include a new roof in 2014, HVAC replaced in 2021 with a 10-year transferable warranty, and windows approximately 10 years old. Treadmill in garage and swing on porch can convey. Car in the garage does not convey. Don't miss your opportunity to make this wonderful home yours! All information deemed accurate; rely on your own measurements.

2. 2026-04-24
   status Pending 1143-char remark

   Show marketing remark (1143 chars)

   This very well-maintained brick ranch is ready to welcome its new owners! Offering over 1,600 square feet of living space, this home features four bedrooms and one and a half baths, providing plenty of room to spread out and enjoy. Step inside to find updated kitchen, baths, and flooring, making this home truly move-in ready. Just off the kitchen, you'll love the bright and airy Florida Room, accessed through beautiful French doors and equipped with heating and cooling for year-round comfort?perfect for relaxing or entertaining. Enjoy outdoor living with a fully fenced backyard and patio, or unwind on the covered front porch. Additional highlights include a bay window, ceiling fans, ample storage throughout, and a primary bedroom with a built-in closet organization system. Major updates include a new roof in 2014, HVAC replaced in 2021 with a 10-year transferable warranty, and windows approximately 10 years old. Treadmill in garage and swing on porch can convey. Car in the garage does not convey. Don't miss your opportunity to make this wonderful home yours! All information deemed accurate; rely on your own measurements.

3. 2026-04-20
   listed $240,000 Active

   Show marketing remark (1143 chars)

   This very well-maintained brick ranch is ready to welcome its new owners! Offering over 1,600 square feet of living space, this home features four bedrooms and one and a half baths, providing plenty of room to spread out and enjoy. Step inside to find updated kitchen, baths, and flooring, making this home truly move-in ready. Just off the kitchen, you'll love the bright and airy Florida Room, accessed through beautiful French doors and equipped with heating and cooling for year-round comfort?perfect for relaxing or entertaining. Enjoy outdoor living with a fully fenced backyard and patio, or unwind on the covered front porch. Additional highlights include a bay window, ceiling fans, ample storage throughout, and a primary bedroom with a built-in closet organization system. Major updates include a new roof in 2014, HVAC replaced in 2021 with a 10-year transferable warranty, and windows approximately 10 years old. Treadmill in garage and swing on porch can convey. Car in the garage does not convey. Don't miss your opportunity to make this wonderful home yours! All information deemed accurate; rely on your own measurements.

4. 2026-04-20
   listed $240,000 Active 1143-char remark

   Show marketing remark (1143 chars)

   This very well-maintained brick ranch is ready to welcome its new owners! Offering over 1,600 square feet of living space, this home features four bedrooms and one and a half baths, providing plenty of room to spread out and enjoy. Step inside to find updated kitchen, baths, and flooring, making this home truly move-in ready. Just off the kitchen, you'll love the bright and airy Florida Room, accessed through beautiful French doors and equipped with heating and cooling for year-round comfort?perfect for relaxing or entertaining. Enjoy outdoor living with a fully fenced backyard and patio, or unwind on the covered front porch. Additional highlights include a bay window, ceiling fans, ample storage throughout, and a primary bedroom with a built-in closet organization system. Major updates include a new roof in 2014, HVAC replaced in 2021 with a 10-year transferable warranty, and windows approximately 10 years old. Treadmill in garage and swing on porch can convey. Car in the garage does not convey. Don't miss your opportunity to make this wonderful home yours! All information deemed accurate; rely on your own measurements.

5. 2010-10-22
   soldstatus $105,000
6. 2010-10-18
   soldstatus $105,000 347-char remark

   Show marketing remark (347 chars)

   COME SEE WHAT'S BEEN DONE. RECENT IMPROVEMENTS MAKE THIS 4 BEDROOM RANCH A GREAT BUY! EXTRA LARGE MASTER BEDROOM COULD EASILY BE CONVERTED TO A FAMILY ROOM, PLUS THE FLORIDA ROOM PROVIDES BONUS COMFORTABLE LIVING AREA. NEW ELECTRIC SERVICE, MICROWAVE, FRESH INTERIOR DECOR, NEW CARPET IN 2 BEDROOMS & LIVING AREA (1414) INCLUDES FLORIDA ROOM

7. 2010-10-18
   soldstatus $105,000 Closed 347-char remark

   Show marketing remark (347 chars)

   COME SEE WHAT'S BEEN DONE. RECENT IMPROVEMENTS MAKE THIS 4 BEDROOM RANCH A GREAT BUY! EXTRA LARGE MASTER BEDROOM COULD EASILY BE CONVERTED TO A FAMILY ROOM, PLUS THE FLORIDA ROOM PROVIDES BONUS COMFORTABLE LIVING AREA. NEW ELECTRIC SERVICE, MICROWAVE, FRESH INTERIOR DECOR, NEW CARPET IN 2 BEDROOMS & LIVING AREA (1414) INCLUDES FLORIDA ROOM

8. 2010-10-18
   soldstatus $105,000

   Show marketing remark (347 chars)

   COME SEE WHAT'S BEEN DONE. RECENT IMPROVEMENTS MAKE THIS 4 BEDROOM RANCH A GREAT BUY! EXTRA LARGE MASTER BEDROOM COULD EASILY BE CONVERTED TO A FAMILY ROOM, PLUS THE FLORIDA ROOM PROVIDES BONUS COMFORTABLE LIVING AREA. NEW ELECTRIC SERVICE, MICROWAVE, FRESH INTERIOR DECOR, NEW CARPET IN 2 BEDROOMS & LIVING AREA (1414) INCLUDES FLORIDA ROOM

9. 2010-06-25
   historical 347-char remark

   Show marketing remark (347 chars)

   COME SEE WHAT'S BEEN DONE. RECENT IMPROVEMENTS MAKE THIS 4 BEDROOM RANCH A GREAT BUY! EXTRA LARGE MASTER BEDROOM COULD EASILY BE CONVERTED TO A FAMILY ROOM, PLUS THE FLORIDA ROOM PROVIDES BONUS COMFORTABLE LIVING AREA. NEW ELECTRIC SERVICE, MICROWAVE, FRESH INTERIOR DECOR, NEW CARPET IN 2 BEDROOMS & LIVING AREA (1414) INCLUDES FLORIDA ROOM

10. 2010-03-01
    listed $104,900 347-char remark

    Show marketing remark (347 chars)

    COME SEE WHAT'S BEEN DONE. RECENT IMPROVEMENTS MAKE THIS 4 BEDROOM RANCH A GREAT BUY! EXTRA LARGE MASTER BEDROOM COULD EASILY BE CONVERTED TO A FAMILY ROOM, PLUS THE FLORIDA ROOM PROVIDES BONUS COMFORTABLE LIVING AREA. NEW ELECTRIC SERVICE, MICROWAVE, FRESH INTERIOR DECOR, NEW CARPET IN 2 BEDROOMS & LIVING AREA (1414) INCLUDES FLORIDA ROOM

11. 2010-03-01
    listed $104,900

    Show marketing remark (347 chars)

    COME SEE WHAT'S BEEN DONE. RECENT IMPROVEMENTS MAKE THIS 4 BEDROOM RANCH A GREAT BUY! EXTRA LARGE MASTER BEDROOM COULD EASILY BE CONVERTED TO A FAMILY ROOM, PLUS THE FLORIDA ROOM PROVIDES BONUS COMFORTABLE LIVING AREA. NEW ELECTRIC SERVICE, MICROWAVE, FRESH INTERIOR DECOR, NEW CARPET IN 2 BEDROOMS & LIVING AREA (1414) INCLUDES FLORIDA ROOM

12. 2010-01-29
    soldstatus $81,000 Closed
13. 2010-01-29
    soldstatus $81,000
14. 2010-01-29
    soldstatus $81,000
15. 2009-12-04
    listed $78,900
16. 2009-12-04
    historical
17. 2009-10-26
    listed $78,900
18. 2008-02-08
    historical
19. 2007-08-08
    listed $119,000
20. 2005-03-28
    soldstatus $112,900
21. 1983-10-18
    soldstatus $44,500

ⓘ 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: $864 · $72/mo
• Projected year-2 tax: $2,304 · $192/mo
• Expected delta: +$1,440/yr (+$120/mo · 166.6%)

ⓘ 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 ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,600
• − Mortgage interest: −$13,444
• − Property taxes: −$864
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$6,982
• Taxable loss: −$8,546
• Est. tax savings @ 24.0%: +$2,051
• After-tax cash flow: $-2,002/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: Troy City
• NCES district ID: 3904492
• Math proficiency: 61% ▼ -10.00%
• Reading proficiency: 61% ▼ -7.00%
• Median HH income: $52,012
• Composite: 52.1/100
• National rank: #1625
• State rank: #271 of 656 in OH

Livability — Troy

• Score: 73/100
• State rank: #345
• US rank: #5621

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Troy, OH
• County: Miami County · 85,667 people
• City population: 37,565
• Metro: Dayton-Kettering, OH
• Population (ZIP): 37,565
• Household income: $75,742
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 1134.0

Population outlook (Miami County) Hauer SSP2

• Today (2025): 107,816 people
• By 2030: 108,896 · +1.0%
• By 2040: 109,581 · +1.6%
• By 2050: 108,110 · +0.3%
• By 2075: 101,523 · -5.8%
• By 2100: 85,787 · -20.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 4% Asian 3% Black 3%
• Common ancestry: Lithuanian 4% Slovak 2% Iranian 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Other Asian/Pacific 2% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Miami

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -16.6pp toward R · 2008: -28.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+44.3 2016: R+45.6 2012: R+35.6 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -158.93%
• Current HPI: 211.5279
• Rent YoY: ▲ 5.06%
• 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

+439.3% since first listed

21 events — show timeline

• 2026-04-24 Pending — Dayton MLS
• 2026-04-24 Pending — WRIST
• 2026-04-20 Listed $240,000 WRIST
• 2026-04-20 Listed $240,000 Dayton MLS
• 2010-10-22 Sold (Public Records) $105,000 Public Records
• 2010-10-18 Sold (MLS) $105,000 WRIST
• 2010-10-18 Sold (MLS) $105,000 Dayton MLS
• 2010-10-18 Sold (MLS) $105,000 Dayton MLS
• 2010-06-25 Listing Removed — Dayton MLS
• 2010-03-01 Listed $104,900 WRIST
• 2010-03-01 Listed $104,900 Dayton MLS
• 2010-01-29 Sold (MLS) $81,000 WRIST
• 2010-01-29 Sold (MLS) $81,000 Dayton MLS
• 2010-01-29 Sold (MLS) $81,000 Dayton MLS
• 2009-12-04 Listing Removed — Dayton MLS
• 2009-12-04 Listed $78,900 Dayton MLS
• 2009-10-26 Listed $78,900 WRIST
• 2008-02-08 Listing Removed — WRIST
• 2007-08-08 Listed $119,000 WRIST
• 2005-03-28 Sold (Public Records) $112,900 Public Records
• 1983-10-18 Sold (Public Records) $44,500 Public Records

Property tax history

-0.7%/yr

Latest (2025): $864 · -48.4% YoY. Source: county tax records.