1105 Arrowhead Xing Unit C · West Carrollton, OH 45449

$75,000

1 bd · 1.0 ba · 589 sqft · Condo public records · 27 Days on market

Built 1974 $291/mo HOA · 28% 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 +16.5/30.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Schools +3.4/10.0
• 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

It is like walking into a work of art. From the moment you open the door, the decorative qualities of this home is not just pleasing to the eye, but also very functional. The tasteful closet niche with patterned tile is to the right. To the left is the kitchen with new white cabinets, beautiful granite countertops, and striking lighting treatments. The large living room w/ adjoing dining area with wood look plank flooring opens out to the balcony and the view overlooking the lake. The large bedroom feature a large walk-in closet, that not only has tons of storage but is beautiful to loo at!! The bathroom is a delight to the senses with beautiful tiling and large walk in shower. New decorative flooring throughout.

Key facts

• Renovated bathroom
• Private patio
• New appliances

Tags

• OPEN VIEW FROM KITCHEN
• LARGE WALK-IN CLOSET
• RENOVATED BATHROOM
• NEW APPLIANCES
• PRIVATE PATIO
• ADDITIONAL STORAGE AREA

Property features AI

Finance

• Other: For sale
• HOA & community: Has homeowners association (Towne Properties); Monthly association fee; Association fee covers clubhouse, grounds maintenance, pool(s), snow removal, trash, and water

Exterior

• Parking: No garage
• Home design: Two-story building; Entry level: 2
• Construction: Brick construction
• Exterior features: Residential zoning

Interior

• Kitchen: Kitchen on the main level (approx. 9 x 8)
• Bedrooms: One bedroom on the main level (approx. 10 x 14)
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Electric fireplace

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $44 ($532/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 4.7% in West Carrollton — 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 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.
• Market conditions: 82 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $519 of loan paydown is wiped out by about $2k 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 27 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.39% ✓
• Cap rate: 7.00%
• Cash-on-cash: 2.53%
• DSCR: 1.11
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.0%
• Equity multiple: 0.56×
• Total profit: $-9,152
• Equity at exit: $11,183

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-3,613
• Equity at exit: $6,485

Cash invested: $21,000 (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: 82
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,045 high
• Mortgage (P&I): −$393
• Tax from tax record: −$65 /mo · $785/yr
• Insurance: −$31
• HOA: −$291
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $44

Break-even live

Break-even rent $989

Max offer price $75,000

Occupancy floor 91%

Sensitivity live

Price	-10% $87	-5% $66	+0% $44	+5% $23	+10% $2
Rent	-10% $-38	-5% $3	+0% $44	+5% $86	+10% $127
Rate	-1.0pp $82	-0.5pp $63	base $44	+0.5pp $25	+1.0pp $5

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
841 Gawain Cir Dayton, OH	1.0–3.0	1.0–2.0	950	$965	$1.02	3d	17	0.31mi
155 Prestige Pl Miamisburg, OH	1.0	1.0	593	$1,370	$2.31	3d	9	1.09mi
2910 Knoll Ridge Dr Dayton, OH	1.0–3.0	1.0–2.0	680	$749	$1.10	3d	1	1.10mi
7477 Shady Water Ln Dayton, OH	2.0	1.0–2.0	712	$1,222	$1.72	3d	36	1.19mi
911 S Alex Rd Dayton, OH	1.0	1.0	625	$799	$1.28	3d	5	1.27mi
8310 Lyons Gate Way Miamisburg, OH	1.0–2.0	1.0	715	$953	$1.33	4d	11	1.36mi

HOA detail condo

• Monthly dues: $291 · $3,492/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-18
   days on market $75,000 Active 27 DOM
2. 2026-06-17
   days on market $75,000 Active 26 DOM
3. 2026-06-16
   days on market $75,000 Active 25 DOM
4. 2026-06-15
   days on market $75,000 Active 24 DOM
5. 2026-06-14
   days on market $75,000 Active 22 DOM
6. 2026-06-13
   days on market $75,000 Active 21 DOM
7. 2026-06-10
   days on market $75,000 Active 19 DOM
8. 2026-06-09
   days on market $75,000 Active 18 DOM
9. 2026-06-08
   days on market $75,000 Active 17 DOM
10. 2026-06-07
    pricedays on market $75,000 Active 16 DOM
11. 2026-06-03
    days on market $79,000 Active 12 DOM
12. 2026-06-02
    days on market $79,000 Active 11 DOM
13. 2026-06-01
    days on market $79,000 Active 10 DOM
14. 2026-05-31
    days on market $79,000 Active 9 DOM
15. 2026-05-31
    days on market $79,000 Active 8 DOM
16. 2026-05-21
    listed $81,000 Active
17. 2024-12-12
    historical 723-char remark

    Show marketing remark (723 chars)

    It is like walking into a work of art. From the moment you open the door, the decorative qualities of this home is not just pleasing to the eye, but also very functional. The tasteful closet niche with patterned tile is to the right. To the left is the kitchen with new white cabinets, beautiful granite countertops, and striking lighting treatments. The large living room w/ adjoing dining area with wood look plank flooring opens out to the balcony and the view overlooking the lake. The large bedroom feature a large walk-in closet, that not only has tons of storage but is beautiful to loo at!! The bathroom is a delight to the senses with beautiful tiling and large walk in shower. New decorative flooring throughout.

18. 2024-12-10
    soldstatus $75,000 Closed 723-char remark

    Show marketing remark (723 chars)

    It is like walking into a work of art. From the moment you open the door, the decorative qualities of this home is not just pleasing to the eye, but also very functional. The tasteful closet niche with patterned tile is to the right. To the left is the kitchen with new white cabinets, beautiful granite countertops, and striking lighting treatments. The large living room w/ adjoing dining area with wood look plank flooring opens out to the balcony and the view overlooking the lake. The large bedroom feature a large walk-in closet, that not only has tons of storage but is beautiful to loo at!! The bathroom is a delight to the senses with beautiful tiling and large walk in shower. New decorative flooring throughout.

19. 2024-11-28
    historical Active/Pending 723-char remark

    Show marketing remark (723 chars)

    It is like walking into a work of art. From the moment you open the door, the decorative qualities of this home is not just pleasing to the eye, but also very functional. The tasteful closet niche with patterned tile is to the right. To the left is the kitchen with new white cabinets, beautiful granite countertops, and striking lighting treatments. The large living room w/ adjoing dining area with wood look plank flooring opens out to the balcony and the view overlooking the lake. The large bedroom feature a large walk-in closet, that not only has tons of storage but is beautiful to loo at!! The bathroom is a delight to the senses with beautiful tiling and large walk in shower. New decorative flooring throughout.

20. 2024-11-26
    listed $75,000 Active 723-char remark

    Show marketing remark (723 chars)

    It is like walking into a work of art. From the moment you open the door, the decorative qualities of this home is not just pleasing to the eye, but also very functional. The tasteful closet niche with patterned tile is to the right. To the left is the kitchen with new white cabinets, beautiful granite countertops, and striking lighting treatments. The large living room w/ adjoing dining area with wood look plank flooring opens out to the balcony and the view overlooking the lake. The large bedroom feature a large walk-in closet, that not only has tons of storage but is beautiful to loo at!! The bathroom is a delight to the senses with beautiful tiling and large walk in shower. New decorative flooring throughout.

21. 2024-09-03
    soldstatus $40,000
22. 2024-08-13
    soldstatus $40,000 Closed 274-char remark

    Show marketing remark (274 chars)

    Affordable Indian Creek condo. This 1 bedroom, 1 bath condo needs a complete rehab. Sliding doors to a rear patio, galley style kitchen, built-ins in the dining area. The Owner has no knowledge of any condition with in the unit. It is a ranch style located on the 2nd floor.

23. 2024-08-13
    soldstatus $40,000 Sold 274-char remark

    Show marketing remark (274 chars)

    Affordable Indian Creek condo. This 1 bedroom, 1 bath condo needs a complete rehab. Sliding doors to a rear patio, galley style kitchen, built-ins in the dining area. The Owner has no knowledge of any condition with in the unit. It is a ranch style located on the 2nd floor.

24. 2024-07-22
    status Pending 274-char remark

    Show marketing remark (274 chars)

    Affordable Indian Creek condo. This 1 bedroom, 1 bath condo needs a complete rehab. Sliding doors to a rear patio, galley style kitchen, built-ins in the dining area. The Owner has no knowledge of any condition with in the unit. It is a ranch style located on the 2nd floor.

25. 2024-07-19
    price $45,000 274-char remark

    Show marketing remark (274 chars)

    Affordable Indian Creek condo. This 1 bedroom, 1 bath condo needs a complete rehab. Sliding doors to a rear patio, galley style kitchen, built-ins in the dining area. The Owner has no knowledge of any condition with in the unit. It is a ranch style located on the 2nd floor.

26. 2024-07-01
    listed $51,000 Active 274-char remark

    Show marketing remark (274 chars)

    Affordable Indian Creek condo. This 1 bedroom, 1 bath condo needs a complete rehab. Sliding doors to a rear patio, galley style kitchen, built-ins in the dining area. The Owner has no knowledge of any condition with in the unit. It is a ranch style located on the 2nd floor.

27. 1994-09-14
    soldstatus $33,800
28. 1994-09-14
    soldstatus $33,800
29. 1992-06-02
    soldstatus $46,000
30. 1989-05-04
    soldstatus $44,000
31. 1988-04-27
    soldstatus $32,500
32. 1986-12-23
    soldstatus $28,500
33. 1981-12-01
    soldstatus $55,200
34. 1981-08-01
    soldstatus $30,900

ⓘ 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: $785 · $65/mo
• Projected year-2 tax: $977 · $81/mo
• Expected delta: +$193/yr (+$16/mo · 24.6%)

ⓘ 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 ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $12,536
• − Mortgage interest: −$4,201
• − Property taxes: −$785
• − Insurance: −$375
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − HOA: −$3,492
• − Depreciation: −$2,182
• Taxable loss: −$504
• Est. tax savings @ 24.0%: +$121
• After-tax cash flow: $653/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

+162.1% since first listed

19 events — show timeline

• 2026-05-21 Listed $81,000 Dayton MLS
• 2024-12-12 Listing Removed — Dayton MLS
• 2024-12-10 Sold (MLS) $75,000 Dayton MLS
• 2024-11-28 Contingent — Dayton MLS
• 2024-11-26 Listed $75,000 Dayton MLS
• 2024-09-03 Sold (Public Records) $40,000 Public Records
• 2024-08-13 Sold (MLS) $40,000 Dayton MLS
• 2024-08-13 Sold (MLS) $40,000 Dayton MLS
• 2024-07-22 Pending — Dayton MLS
• 2024-07-19 Price Changed $45,000 Dayton MLS
• 2024-07-01 Listed $51,000 Dayton MLS
• 1994-09-14 Sold (Public Records) $33,800 Public Records
• 1994-09-14 Sold (Public Records) $33,800 Public Records
• 1992-06-02 Sold (Public Records) $46,000 Public Records
• 1989-05-04 Sold (Public Records) $44,000 Public Records
• 1988-04-27 Sold (Public Records) $32,500 Public Records
• 1986-12-23 Sold (Public Records) $28,500 Public Records
• 1981-12-01 Sold (Public Records) $55,200 Public Records
• 1981-08-01 Sold (Public Records) $30,900 Public Records

Property tax history

-0.1%/yr

Latest (2025): $785 · +5.2% YoY. Source: county tax records.