1143 W Race St · Troy, OH 45373

$150,900

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 4 Days on market

Built 1951 6,534 sqft lot Est $149k · at est.

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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 +18.2/30.0
• ARV discount +6.9/15.0
• DSCR +5.7/10.0
• Schools +5.2/10.0
• Rent growth +3.8/5.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 2 bedroom, 1 bathroom starter home or investment property. Ready for your finishing touches to make it your own. Amazing, spacious 25'x30' garage with 220 amp electric power, LED lights, and a 2 ton I-beam. Garage is perfect for mechanics, a workshop or crafts.

Key facts

• Renovated bathroom
• Wood plank flooring
• Detached garage

Tags

• WOOD PLANK FLOORING
• STAINLESS STEEL APPLIANCES
• RENOVATED BATHROOM
• TUB SHOWER COMBINATION
• DETACHED GARAGE
• 220 AMP ELECTRICAL SERVICE

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached one-car garage with garage door opener
• Utilities: Standard utilities (natural gas for heat, central AC)
• Home design: Single-story home
• Construction: Vinyl siding; Slab foundation
• Exterior features: Residential lot approximately 0.15 acres (about 130' x 50')

Interior

• Kitchen: Main-level kitchen (approx. 14 x 11)
• Bedrooms: Two main-level bedrooms (approx. 11 x 9 and 12 x 9)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 4 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $151k.

Deal economics

• At list price, monthly cash flow is $136 ($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 $132k (12.7% below list).
• Recommended offer: $132k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 13y 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 $75k; list at $151k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,697 (12.7% below list)

Questions for the listing agent

1. Built in 1951 — 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 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?
4. 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?
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: 0.87% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.87%
• DSCR: 1.17
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $149,040
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1119 Long St	0.07mi	2/1.0	696 (-3%)	3mo	$170,000	$244	88
1143 W Race St	0.00mi	2/1.0	720 (0%)	23mo	$75,000	$104	81
216 Morehead St	0.11mi	2/1.0	734 (+2%)	13mo	$125,000	$170	81
1178 Race Dr	0.05mi	2/1.0	720 (0%)	21mo	$135,000	$188	80
130 Floral Ave	0.14mi	2/1.0	752 (+4%)	18mo	$156,000	$207	71
804 S Walnut St	0.67mi	2/1.0	704 (-2%)	8mo	$150,000	$213	59
1122 Long St	0.04mi	2/2.0	810 (+12%)	23mo	$185,000	$228	54
20 S Crawford St	0.59mi	2/1.0	780 (+8%)	18mo	$98,000	$126	44

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: -8.2%
• Equity multiple: 0.69×
• Total profit: $-13,047
• Equity at exit: $22,500

10-year hold

• IRR: 3.5%
• Equity multiple: 1.27×
• Total profit: $11,479
• Equity at exit: $13,047

Cash invested: $42,252 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,317 medium
• Mortgage (P&I): −$791
• Tax from tax record: −$50 /mo · $598/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $136

Break-even live

Break-even rent $1,144

Max offer price $150,900

Occupancy floor 85%

Sensitivity live

Price	-10% $222	-5% $179	+0% $136	+5% $94	+10% $51
Rent	-10% $32	-5% $84	+0% $136	+5% $188	+10% $240
Rate	-1.0pp $212	-0.5pp $175	base $136	+0.5pp $97	+1.0pp $57

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: $37,725
• Closing costs: $4,527
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
609 Michigan Ave Troy, OH	2.0	1.0	696	$1,250	$1.80	4d	1	1.11mi
455 Stonyridge Ave Troy, OH	2.0	1.0	576	$1,175	$2.04	4d	5	1.28mi

Listing history 3 events

1. 2026-06-22
   days on market $150,900 Active 4 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $150,900 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: $598 · $50/mo
• Projected year-2 tax: $1,476 · $123/mo
• Expected delta: +$878/yr (+$73/mo · 146.8%)

ⓘ 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 ≥102°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: $15,804
• − Mortgage interest: −$8,453
• − Property taxes: −$598
• − Insurance: −$754
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$4,390
• Taxable loss: −$920
• Est. tax savings @ 24.0%: +$221
• After-tax cash flow: $1,857/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

+491.8% since first listed

25 events — show timeline

• 2026-06-17 Listed $150,900 Dayton MLS
• 2024-07-18 Sold (MLS) $75,000 Dayton MLS
• 2024-07-18 Sold (MLS) $75,000 Dayton MLS
• 2024-07-07 Pending — Dayton MLS
• 2024-07-01 Relisted — Dayton MLS
• 2024-06-26 Pending — Dayton MLS
• 2024-06-24 Listed $125,000 Dayton MLS
• 2019-05-06 Sold (Public Records) $63,000 Public Records
• 2019-05-03 Sold (MLS) $63,000 Dayton MLS
• 2019-05-03 Sold (MLS) $63,000 Dayton MLS
• 2019-04-02 Pending — Dayton MLS
• 2019-03-14 Relisted — Dayton MLS
• 2019-02-22 Contingent — Dayton MLS
• 2019-02-13 Listed $65,000 Dayton MLS
• 2015-04-13 Sold (Public Records) $46,000 Public Records
• 2015-04-10 Sold (MLS) $46,000 WRIST
• 2015-04-10 Sold (MLS) $46,000 Dayton MLS
• 2015-04-10 Sold (MLS) $46,000 Dayton MLS
• 2015-03-16 Listing Removed — Dayton MLS
• 2014-09-03 Listed $49,500 WRIST
• 2014-09-03 Listed $49,500 Dayton MLS
• 2014-08-12 Listing Removed — Dayton MLS
• 2013-08-14 Listed $50,000 Dayton MLS
• 1997-07-15 Sold (Public Records) $53,000 Public Records
• 1990-10-31 Sold (Public Records) $25,500 Public Records

Property tax history

-0.8%/yr

Latest (2025): $598 · +11.6% YoY. Source: county tax records.