14 W Sherry Dr · Trotwood, OH 45426

$89,900

2 bd · 1.0 ba · 1,119 sqft · SingleFamily public records · 3 Days on market

Built 1953 10,498 sqft lot $80/sqft · 29% below area Est $126k · 29% under

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Why this score? — see what drove the B- 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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +7.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

The perfect opportunity awaits with this ranch-style home offering 1,119 square feet of living space and incredible potential for those looking to build immediate sweat equity. This two-bedroom, one-bathroom residence features a practical single-level layout that is perfect for a first-time buyer or a savvy investor. The heart of the home includes a versatile living area and a kitchen where updates have already begun with newer flooring. For year-round comfort, the property is equipped with a brand-new wall heating and cooling unit installed in 2021 and a wood-burning fireplace that adds a touch of classic character to the living space. The bathroom features a newly installed floor that add

Key facts

• Newer flooring
• Single level layout
• Ranch style home

Tags

• RANCH STYLE HOME
• SINGLE LEVEL LAYOUT
• NEWER FLOORING
• WOOD BURNING STOVE
• NEWLY INSTALLED FLOOR
• ATTACHED ONE CAR GARAGE

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: One-car detached garage
• Utilities: Electric heating and power; Window cooling units
• Home design: Single-story home
• Construction: Vinyl siding; Slab foundation
• Exterior features: Residential lot (assessor source)

Interior

• Kitchen: Main-level kitchen (12 x 12)
• Bedrooms: One main-level bedroom (13 x 12)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Electric baseboard heating; Window air conditioning unit(s)
• Interior features: 6 total rooms; Main-level living areas
• Laundry & utility: Main-level laundry room (12 x 8)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 9.5% vs local median 6.5% in Trotwood — 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 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, schools F, crime 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.
• Market conditions: 48 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $622 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.24% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.59%
• DSCR: 1.52
• GRM: 6.7

CMA / ARV

• ARV (median comp): $125,774
• List price: $89,900
• Delta: -28.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 W Sherry Dr	0.00mi	2/1.0	1,119 (0%)	0mo	$90,000	$80	100
103 E Worley Ave	0.24mi	2/1.0	1,066 (-5%)	6mo	$156,000	$146	76
98 Gump Pl	0.51mi	3/3.0 (+1)	1,100 (-2%)	0mo	$181,000	$165	60
30 Whispering Dr	0.62mi	3/1.5 (+1)	1,100 (-2%)	2mo	$100,000	$91	60
63 Soloman St	0.68mi	3/1.0 (+1)	1,100 (-2%)	1mo	$66,600	$61	60
300 W Sherry Dr	0.28mi	3/1.5 (+1)	1,231 (+10%)	6mo	$140,000	$114	59
204 E Main St	0.36mi	3/1.5 (+1)	1,248 (+12%)	4mo	$134,900	$108	54
33 Mario Dr	0.62mi	3/2.0 (+1)	1,080 (-4%)	6mo	$179,900	$167	51
50 Mario Dr	0.69mi	3/2.0 (+1)	1,080 (-4%)	11mo	$195,000	$181	44
1 Rio Grande Ave	0.43mi	3/1.5 (+1)	1,273 (+14%)	8mo	$180,000	$141	43
16 Hillgard St	0.74mi	3/1.5 (+1)	1,215 (+9%)	3mo	$164,900	$136	42
16 Rio Grande Dr	0.51mi	3/1.5 (+1)	1,247 (+11%)	12mo	$170,000	$136	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $945
• Equity at exit: $13,404

10-year hold

• IRR: 10.6%
• Equity multiple: 1.83×
• Total profit: $20,877
• Equity at exit: $7,773

Cash invested: $25,172 (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 45426

• Home prices YoY: -12.0%
• Active inventory: 48
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,119 high
• Mortgage (P&I): −$471
• Tax from tax record: −$132 /mo · $1,580/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $243

Break-even live

Break-even rent $811

Max offer price $89,900

Occupancy floor 73%

Sensitivity live

Price	-10% $294	-5% $269	+0% $243	+5% $218	+10% $192
Rent	-10% $155	-5% $199	+0% $243	+5% $287	+10% $331
Rate	-1.0pp $288	-0.5pp $266	base $243	+0.5pp $220	+1.0pp $196

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 W Sunrise Ave Dayton, OH	3.0	1.5	1200	$1,250	$1.04	44d	1	0.16mi
305 N Broadway St Trotwood, OH	2.0	1.0	725	$900	$1.24	4d	1	0.17mi
421 N Broadway St Trotwood, OH	2.0	1.0	1000	$945	$0.94	3d	1	0.23mi
481 N Broadway St Unit 1 Trotwood, OH	2.0	1.5	950	$895	$0.94	44d	1	0.28mi
481 N Broadway St Unit 8 Trotwood, OH	2.0	1.5	950	$850	$0.89	3d	1	0.28mi
249 Burman Ave Trotwood, OH	2.0	1.0	1030	$1,050	$1.02	12d	1	0.45mi
259 Burman Ave Dayton, OH	2.0	1.0	1030	$1,050	$1.02	12d	1	0.46mi
400 Burman Ave Trotwood, OH	1.0–2.0	1.0	845	$1,050	$1.24	3d	5	0.62mi
470 Burman Ave Unit 219 Dayton, OH	1.0	1.0	750	$725	$0.97	44d	1	0.76mi

Listing history 3 events

1. 2026-05-06
   status Pending 1357-char remark
2. 2026-05-02
   listed $89,900 Active 1357-char remark
3. 2001-03-06
   soldstatus $64,000

ⓘ 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: $1,580 · $132/mo
• Projected year-2 tax: $1,580 · $132/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 19 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: $13,422
• − Mortgage interest: −$5,036
• − Property taxes: −$1,580
• − Insurance: −$450
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$2,615
• Taxable income: $1,595
• Est. tax owed @ 24.0%: −$383
• After-tax cash flow: $2,535/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): 14,114
• Household income: $51,908
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 852.0

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 (69%)
• Race & ethnicity: Black 69% White 22% Two or more races 7% Asian 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Other Asian/Pacific 1% Spanish 1% 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: ▼ -44.94%
• Current HPI: 329.0106
• 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

+40.6% since first listed

4 events — show timeline

• 2026-06-10 Sold (MLS) $90,000 Dayton MLS
• 2026-05-06 Pending — Dayton MLS
• 2026-05-02 Listed $89,900 Dayton MLS
• 2001-03-06 Sold (Public Records) $64,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,580 · -0.2% YoY. Source: county tax records.