6120 Westford Rd · Trotwood, OH 45426

$275,000

4 bd · 2.5 ba · 2,304 sqft · SingleFamily public records · 4 Days on market

Built 1969 Est $260k · 6% 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 +16.7/30.0
• DSCR +5.2/10.0
• ARV discount +5.0/15.0
• 1% rule +3.8/10.0
• 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

very large master bedroom w/ vnity, walk in closet and master bathroom, new garage doors and motors, All new double pane windows and shutters, New HVAC and 40 Gallon hot water tank, Newly remodeled basement with laundry-utility room, laminate inlay dance floor with surrounding 3 ft carpeting, basement entertainment system which has dolby 5.1 speakrs built into the ceilings, stereo, multi-disk CD, DVD and Karaoke systems within hidden sub-woofer. There is also an unmounted projector and an additional storage room entrance door. Basement lights on multi-area dimmers controlling recessed movable ceiling lights.

Key facts

• Hot water tank
• New garage doors
• New hvac

Tags

• WALK IN CLOSET
• MASTER BATHROOM
• NEW GARAGE DOORS
• NEW DOUBLE PANE WINDOWS
• NEW HVAC
• HOT WATER TANK

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $174 ($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 $241k (12.4% below list).
• Recommended offer: $241k (12.4% below list) — sets the bar for 1% rule.

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: 49 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• At $2,410/mo this rent would consume 56% of the median local household income ($52k/yr) (locally 852% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $167k; list at $275k implies a 65% gain — meaningful room to come down on a strong offer.

Recommended offer $241,029 (12.4% below list)

Questions for the listing agent

1. Built in 1969 — 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. 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: 0.88% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.71%
• DSCR: 1.12
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $260,352
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6200 Weybridge Dr	0.09mi	4/2.5	2,080 (-10%)	6mo	$235,000	$113	75
5570 Olive Tree Dr	0.23mi	5/2.5 (+1)	2,207 (-4%)	9mo	$255,000	$116	69
6128 Weybridge Dr	0.07mi	5/2.5 (+1)	2,207 (-4%)	22mo	$220,000	$100	67
5924 Hillary	0.68mi	4/2.5	2,312 (+0%)	12mo	$239,900	$104	58
5893 Hillary St	0.64mi	4/2.5	2,190 (-5%)	12mo	$270,000	$123	52
6338 Weybridge Dr	0.27mi	5/2.5 (+1)	2,562 (+11%)	18mo	$240,000	$94	49
5735 Ericsson Way	0.53mi	4/2.5	2,026 (-12%)	17mo	$231,000	$114	41
4816 Stonehedge St	0.60mi	4/2.5	1,978 (-14%)	9mo	$265,000	$134	41
5848 Horrell Rd	0.73mi	3/2.5 (-1)	2,110 (-8%)	21mo	$217,000	$103	29

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-33,572
• Equity at exit: $41,003

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-15,272
• Equity at exit: $23,777

Cash invested: $77,000 (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 45426

• Home prices YoY: -12.0%
• Active inventory: 49
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,410 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$174 /mo · $2,086/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $174

Break-even live

Break-even rent $2,191

Max offer price $275,000

Occupancy floor 88%

Sensitivity live

Price	-10% $329	-5% $251	+0% $174	+5% $96	+10% $18
Rent	-10% $-17	-5% $78	+0% $174	+5% $269	+10% $364
Rate	-1.0pp $312	-0.5pp $244	base $174	+0.5pp $102	+1.0pp $30

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4220 Willow Creek Dr Dayton, OH	5.0	3.0	2598	$3,000	$1.15	21d	1	1.06mi
5261 Bromwick Dr Dayton, OH	4.0	2.0	1765	$1,595	$0.90	45d	1	1.32mi
6701 Whitaker St Dayton, OH	4.0	2.5	2487	$2,800	$1.13	45d	1	1.38mi

Listing history 3 events

1. 2026-06-21
   days on market $275,000 Active 4 DOM
2. 2026-06-18
   remarks 615-char remark
3. 2026-06-18
   listed $275,000 Active 1 DOM

ⓘ 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: $2,086 · $174/mo
• Projected year-2 tax: $3,188 · $266/mo
• Expected delta: +$1,102/yr (+$92/mo · 52.8%)

ⓘ 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
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,923
• − Mortgage interest: −$15,404
• − Property taxes: −$2,086
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,314
• − Management: −$2,314
• − Depreciation: −$8,000
• Taxable loss: −$2,569
• Est. tax savings @ 24.0%: +$617
• After-tax cash flow: $2,700/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

+420.6% since first listed

3 events — show timeline

• 2026-06-18 Listed $275,000 FSBO.com
• 2004-08-30 Sold (Public Records) $167,000 Public Records
• 1982-10-04 Sold (Public Records) $52,827 Public Records

Property tax history

+3.0%/yr

Latest (2025): $2,086 · -39.1% YoY. Source: county tax records.