172 Olive Rd · Trotwood, OH 45417

$110,000

3 bd · 1.0 ba · 875 sqft · SingleFamily public records · 30 Days on market

Built 1963 5,630 sqft lot

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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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• 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

Welcome to this charming 3-bedroom, 1-bath bungalow located on Olive Rd in Trotwood, just off the SR-49 connector with quick access to I-35. Whether you're commuting or exploring the area, you’ll appreciate being only 5 minutes west to New Lebanon and 5 minutes east to Downtown Dayton. This home offers a comfortable and practical layout with two bedrooms, a full bath, and inviting living space that feels easy to settle into. The classic bungalow design, featuring a blend of brick and siding, adds character, while the yard provides a manageable outdoor space. Inside, you’ll find solid wood hickory cabinets and a thoughtfully updated interior, with the kitchen, bathroom, and carpe

Key facts

• Shed with loft
• Updated interior
• Brick and siding

Tags

• BUNGALOW DESIGN
• BRICK AND SIDING
• SOLID WOOD HICKORY CABINETS
• UPDATED INTERIOR
• FULLY FENCED BACKYARD
• SHED WITH LOFT

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Home design: One-story brick home; Slab foundation
• Construction: Brick construction
• Exterior features: Residential zoning

Interior

• Kitchen: Kitchen on main level (approx. 9 x 13); Microwave; Range; Refrigerator; Adjacent dining area (approx. 9 x 5)
• Bedrooms: Two main-level bedrooms (approx. 8 x 12 and 10 x 11)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced-air heating; Window cooling units
• Interior features: Six total rooms
• Laundry & utility: Main-level laundry room (approx. 11 x 10)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 36% 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 $761 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.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1963 — 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: 1.00% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.49%
• DSCR: 1.38
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $67,375
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6112 Carmin Ave	0.05mi	3/1.0	875 (0%)	2mo	$40,100	$46	96
6236 Carmin Ave	0.21mi	3/1.0	875 (0%)	4mo	$79,000	$90	87
277 N Northampton Ave	0.10mi	2/1.0 (-1)	864 (-1%)	10mo	$127,200	$147	80
6208 Lorimer St	0.17mi	3/1.0	875 (0%)	17mo	$47,000	$54	78
119 N Northampton Ave	0.07mi	2/1.0 (-1)	840 (-4%)	21mo	$100,000	$119	67
157 Drexel Ave	0.44mi	2/1.0 (-1)	864 (-1%)	12mo	$66,560	$77	62
255 Miller Ave	0.50mi	3/1.5	912 (+4%)	17mo	$97,000	$106	53
163 Drexel Ave	0.44mi	3/1.0	744 (-15%)	8mo	$57,500	$77	48
174 Miller Ave	0.52mi	2/1.0 (-1)	918 (+5%)	18mo	$17,000	$19	47
29 S Lansdowne Ave	0.44mi	2/1.0 (-1)	798 (-9%)	22mo	$29,500	$37	42
6171 Forestdale Ave	0.72mi	2/1.0 (-1)	972 (+11%)	14mo	$58,000	$60	32
217 Parsons Ave	0.70mi	2/1.0 (-1)	760 (-13%)	19mo	$12,000	$16	24

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-2,804
• Equity at exit: $16,401

10-year hold

• IRR: 8.3%
• Equity multiple: 1.66×
• Total profit: $20,222
• Equity at exit: $9,511

Cash invested: $30,800 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,104 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$31 /mo · $377/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $218

Break-even live

Break-even rent $828

Max offer price $110,000

Occupancy floor 75%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6229 Carmin Ave Dayton, OH	3.0	1.0	875	$995	$1.14	19d	1	0.19mi
308 Bricker Ave Dayton, OH	2.0	1.0	865	$950	$1.10	2d	1	0.69mi
5336 Rockport Ave Dayton, OH	3.0	1.0	925	$1,025	$1.11	43d	1	0.97mi
126 Bluecrest Ave Dayton, OH	2.0	1.0	840	$1,000	$1.19	14d	1	1.18mi

Listing history 17 events

1. 2026-06-18
   days on market $110,000 Active 30 DOM
2. 2026-06-17
   days on market $110,000 Active 29 DOM
3. 2026-06-16
   days on market $110,000 Active 28 DOM
4. 2026-06-15
   days on market $110,000 Active 27 DOM
5. 2026-06-14
   days on market $110,000 Active 25 DOM
6. 2026-06-13
   days on market $110,000 Active 24 DOM
7. 2026-06-10
   days on market $110,000 Active 22 DOM
8. 2026-06-09
   days on market $110,000 Active 21 DOM
9. 2026-06-09
   price $110,000 Active 20 DOM
10. 2026-06-08
    days on market $120,000 Active 20 DOM
11. 2026-06-07
    days on market $120,000 Active 19 DOM
12. 2026-06-05
    days on market $120,000 Active 16 DOM
13. 2026-06-03
    days on market $120,000 Active 15 DOM
14. 2026-06-02
    days on market $120,000 Active 14 DOM
15. 2026-06-01
    days on market $120,000 Active 13 DOM
16. 2026-05-31
    days on market $120,000 Active 12 DOM
17. 2026-05-18
    listed $120,000 Active

ⓘ 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: $377 · $31/mo
• Projected year-2 tax: $1,047 · $87/mo
• Expected delta: +$669/yr (+$56/mo · 177.4%)

ⓘ 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 100% 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: $13,246
• − Mortgage interest: −$6,162
• − Property taxes: −$377
• − Insurance: −$550
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$3,200
• Taxable income: $838
• Est. tax owed @ 24.0%: −$201
• After-tax cash flow: $2,414/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: 164,387
• 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

1 event — show timeline

• 2026-05-18 Listed $120,000 Dayton MLS

Property tax history

-9.6%/yr

Latest (2025): $377 · -0.2% YoY. Source: county tax records.