174 Miller Ave · Trotwood, OH 45417

$75,920

2 bd · 1.0 ba · 918 sqft · SingleFamily public records · 2 Days on market

Built 1925 Est $71k · 7% over

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Why this score? — see what drove the C+ 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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +4.2/15.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Diamond in the rough. Bungalow set on a deep lot with a detached garage. House is in need of repairs throughout and is being sold as is - no repairs to be made.

Key facts

• Covered front porch
• Newer roof
• Solid foundation

Tags

• COVERED FRONT PORCH
• NEWER ROOF
• SHAKER-STYLE CABINETRY
• LUXURY VINYL PLANK FLOORING
• SOLID FOUNDATION

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Utilities: Has cooling and heating
• Home design: Single-story home
• Construction: Vinyl siding; Slab foundation
• Exterior features: Residential lot (about 0.12 acres, approx. 133' x 20')

Interior

• Bedrooms: Two main-level bedrooms (approximately 9 x 11 and 9 x 10)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Living room on the main level (approximately 11 x 15)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Cap rate 10.6% 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.
• Dayton City (urban): math 12% / reading 21% proficiency, ranked #641 of 656 in OH (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.1%/yr); 135 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 33% 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 $525 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.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $17k; list at $76k implies a 347% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,920

Questions for the listing agent

1. Built in 1925 — 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: 1.33% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.45%
• DSCR: 1.69
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $70,686
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
174 Miller Ave	0.00mi	2/1.0	918 (0%)	18mo	$17,000	$19	85
157 Drexel Ave	0.08mi	2/1.0	864 (-6%)	12mo	$66,560	$77	76
255 Miller Ave	0.08mi	3/1.5 (+1)	912 (-1%)	17mo	$97,000	$106	74
6112 Carmin Ave	0.57mi	3/1.0 (+1)	875 (-5%)	2mo	$40,100	$46	59
277 N Northampton Ave	0.50mi	2/1.0	864 (-6%)	10mo	$127,200	$147	59
108 Oberlin Ave	0.47mi	2/1.0	882 (-4%)	18mo	$31,000	$35	57
6236 Carmin Ave	0.73mi	3/1.0 (+1)	875 (-5%)	4mo	$79,000	$90	50
119 N Northampton Ave	0.49mi	2/1.0	840 (-8%)	21mo	$100,000	$119	46
5227 Shasta Ave	0.70mi	3/1.0 (+1)	1,008 (+10%)	1mo	$122,500	$122	45
6208 Lorimer St	0.68mi	3/1.0 (+1)	875 (-5%)	17mo	$47,000	$54	42
129 Colgate Ave	0.61mi	3/1.0 (+1)	1,016 (+11%)	15mo	$15,000	$15	36
36 Strand Ave	0.71mi	3/1.0 (+1)	1,026 (+12%)	19mo	$52,000	$51	27

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: 7.4%
• Equity multiple: 1.29×
• Total profit: $6,239
• Equity at exit: $11,320

10-year hold

• IRR: 17.6%
• Equity multiple: 2.53×
• Total profit: $32,514
• Equity at exit: $6,564

Cash invested: $21,258 (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: 135
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,011 high
• Mortgage (P&I): −$398
• Tax est. 1.5%: −$95 /mo · $1,139/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $274

Break-even live

Break-even rent $664

Max offer price $75,920

Occupancy floor 68%

Sensitivity live

Price	-10% $326	-5% $300	+0% $274	+5% $248	+10% $221
Rent	-10% $194	-5% $234	+0% $274	+5% $314	+10% $354
Rate	-1.0pp $312	-0.5pp $293	base $274	+0.5pp $254	+1.0pp $234

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: $18,980
• Closing costs: $2,278
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Bluecrest Ave Dayton, OH	2.0	1.0	840	$1,000	$1.19	15d	1	0.69mi
6229 Carmin Ave Dayton, OH	3.0	1.0	875	$995	$1.14	19d	1	0.72mi
5336 Rockport Ave Dayton, OH	3.0	1.0	925	$1,025	$1.11	44d	1	0.76mi
308 Bricker Ave Dayton, OH	2.0	1.0	865	$950	$1.10	3d	1	1.11mi
729 Cleverly Rd Dayton, OH	2.0	1.0	626	$950	$1.52	44d	1	1.20mi
1427 Stuben Dr Dayton, OH	3.0	1.0	957	$900	$0.94	3d	1	1.32mi
4109 Midway Ave Dayton, OH	3.0	1.0	971	$1,000	$1.03	4d	1	1.42mi
1498 Elaine St Dayton, OH	3.0	1.0	864	$1,025	$1.19	3d	1	1.49mi

Listing history 7 events

1. 2026-06-18
   days on market $75,920 Active 2 DOM
2. 2026-06-16
   pricedays on marketlisting id $75,920 Active 1 DOM
3. 2026-06-15
   days on market $75,950 Active 6 DOM
4. 2026-06-14
   days on market $75,950 Active 4 DOM
5. 2026-06-13
   days on market $75,950 Active 3 DOM
6. 2026-06-10
   remarks 699-char remark
7. 2026-06-10
   listed $75,950 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,128
• − Mortgage interest: −$4,253
• − Property taxes: −$1,139
• − Insurance: −$380
• − Repairs & maintenance: −$970
• − Management: −$970
• − Depreciation: −$2,209
• Taxable income: $2,208
• Est. tax owed @ 24.0%: −$530
• After-tax cash flow: $2,755/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: Dayton City
• NCES district ID: 3904384
• Math proficiency: 12% ▼ -12.00%
• Reading proficiency: 21% ▼ -11.00%
• Median HH income: $28,688
• Composite: 12.94/100
• National rank: #9579
• State rank: #641 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

+281.7% since first listed

6 events — show timeline

• 2026-06-09 Listed $75,950 Dayton MLS
• 2024-12-23 Listing Removed — Dayton MLS
• 2024-12-13 Sold (MLS) $17,000 Dayton MLS
• 2024-12-04 Contingent — Dayton MLS
• 2024-12-02 Price Changed $17,900 Dayton MLS
• 2024-11-25 Listed $19,900 Dayton MLS

Property tax history

+39.7%/yr

Latest (2025): $5,424 · +1118.8% YoY. Source: county tax records.