300 S First St · Trenton, OH 45067

$189,900

3 bd · 1.0 ba · 984 sqft · SingleFamily public records · 42 Days on market

Built 1933 4,356 sqft lot $193/sqft · at area comps Est $189k · 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 +17.8/30.0
• ARV discount +7.2/15.0
• DSCR +5.6/10.0
• Schools +4.4/10.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Waiting for you!! Renovated in 2016, this 2 bed, 2/fenced yard is ready for it's new owner. All appliances included so you can move right in! Carpet replaced 2020.

Key facts

• 4,356 sq ft lot
• Built 1933
• Listed 42 days

Property features AI

Finance

• Other: Lease not considered
• HOA & community: No homeowners association

Exterior

• Utilities: Water at street; Sewer at street; Gas at street
• Home design: Ranch-style single-family home; One level; Stone foundation
• Construction: Vinyl siding
• Exterior features: Vinyl windows; Shingle roof

Interior

• Kitchen: Kitchen approximately 15 x 12
• Bedrooms: Two bedrooms, each about 12 x 12
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced-air heating (gas); Central air conditioning; Gas water heater
• Interior features: Full basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $156 ($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 $171k (9.7% below list).
• Recommended offer: $171k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.7% in Trenton — 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 74/100 on livability (#282 in OH, #4,633 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Edgewood City (rural): math 43% / reading 57% proficiency, ranked #427 of 656 in OH (top 65%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 65 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,163 units permitted in Butler County in 2024 (356 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 28y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $96k; list at $190k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $171,498 (9.7% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1933 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
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: 0.90% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.51%
• DSCR: 1.16
• GRM: 9.2

CMA / ARV

• ARV (median comp): $188,578
• List price: $189,900
• Delta: 0.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Ohio Ave	0.05mi	3/1.0	1,008 (+2%)	2mo	$75,000	$74	92
310 S First St	0.05mi	3/2.0	1,008 (+2%)	10mo	$238,000	$236	81
427 Madison Ave	0.29mi	3/1.0	1,008 (+2%)	13mo	$205,000	$203	72
203 Gwen Ln	0.29mi	3/1.0	1,008 (+2%)	15mo	$229,900	$228	70
423 E State St	0.34mi	3/1.0	966 (-2%)	14mo	$100,000	$104	69
417 Kerry St	0.46mi	3/2.0	960 (-2%)	2mo	$170,000	$177	68
207 Center St	0.08mi	2/2.0 (-1)	960 (-2%)	18mo	$211,000	$220	68
109 W Home Ave	0.15mi	3/1.0	1,104 (+12%)	7mo	$169,000	$153	67
317 Linda Ct	0.34mi	3/1.0	1,040 (+6%)	11mo	$239,900	$231	66
303 Kerry St	0.33mi	2/1.5 (-1)	960 (-2%)	12mo	$225,000	$234	64
104 Burke St	0.21mi	3/2.0	1,056 (+7%)	16mo	$210,000	$199	61
707 Nathan Dr	0.59mi	3/2.0	1,092 (+11%)	7mo	$235,000	$215	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.61×
• Total profit: $-20,898
• Equity at exit: $28,315

10-year hold

• IRR: -1.5%
• Equity multiple: 0.89×
• Total profit: $-5,604
• Equity at exit: $16,419

Cash invested: $53,172 (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 45067

• Active inventory: 65
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,715 high
• Mortgage (P&I): −$996
• Tax from tax record: −$124 /mo · $1,490/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $156

Break-even live

Break-even rent $1,518

Max offer price $189,900

Occupancy floor 86%

Sensitivity live

Price	-10% $263	-5% $209	+0% $156	+5% $102	+10% $48
Rent	-10% $20	-5% $88	+0% $156	+5% $223	+10% $291
Rate	-1.0pp $251	-0.5pp $204	base $156	+0.5pp $107	+1.0pp $56

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
227 Linda Ct Trenton, OH	2.0	1.0	941	$980	$1.04	24d	1	0.20mi
101 Keith Ave Trenton, OH	3.0	1.0	1057	$1,600	$1.51	2d	1	0.26mi
406 Sal Blvd Trenton, OH	2.0	1.5	1100	$1,330	$1.21	8d	1	0.48mi
406 Sal Blvd Trenton, OH	3.0	2.0	1115	$1,500	$1.35	44d	1	0.48mi
408 Mars Dr Trenton, OH	3.0	2.0	1000	$1,380	$1.38	8d	1	0.51mi
104 Poplin Pl Unit 1 Trenton, OH	2.0	1.5	1100	$1,075	$0.98	45d	1	0.55mi
417 Sal Blvd Trenton, OH	3.0	2.0	1000	$1,530	$1.53	2d	1	0.58mi
476 Peyton Dr Trenton, OH	3.0	1.0	1008	$1,731	$1.72	24d	1	0.61mi

Listing history 41 events

1. 2026-06-18
   days on market $189,900 Active 42 DOM
2. 2026-06-17
   days on market $189,900 Active 41 DOM
3. 2026-06-16
   days on market $189,900 Active 40 DOM
4. 2026-06-15
   days on market $189,900 Active 39 DOM
5. 2026-06-13
   days on market $189,900 Active 37 DOM
6. 2026-06-09
   days on market $189,900 Active 33 DOM
7. 2026-06-08
   days on market $189,900 Active 32 DOM
8. 2026-06-07
   days on market $189,900 Active 31 DOM
9. 2026-06-05
   days on market $189,900 Active 28 DOM
10. 2026-06-03
    days on market $189,900 Active 27 DOM
11. 2026-06-02
    pricedays on market $189,900 Active 26 DOM
12. 2026-06-01
    days on market $200,000 Active 25 DOM
13. 2026-06-01
    status $200,000 Active 24 DOM
14. 2026-05-31
    days on market $200,000 Contingency Pending 24 DOM
15. 2026-05-08
    listed $200,000 Active 208-char remark
16. 2020-08-18
    soldstatus $96,000
17. 2020-08-12
    soldstatus $96,000 Sold 163-char remark

    Show marketing remark (163 chars)

    Waiting for you!! Renovated in 2016, this 2 bed, 2/fenced yard is ready for it's new owner. All appliances included so you can move right in! Carpet replaced 2020.

18. 2020-07-20
    historical Contingency Pending 163-char remark

    Show marketing remark (163 chars)

    Waiting for you!! Renovated in 2016, this 2 bed, 2/fenced yard is ready for it's new owner. All appliances included so you can move right in! Carpet replaced 2020.

19. 2020-07-16
    listed $92,000 Active 163-char remark

    Show marketing remark (163 chars)

    Waiting for you!! Renovated in 2016, this 2 bed, 2/fenced yard is ready for it's new owner. All appliances included so you can move right in! Carpet replaced 2020.

20. 2016-06-21
    historical
21. 2016-03-17
    listed $64,900 Active
22. 2016-03-15
    historical
23. 2016-02-25
    price $66,000
24. 2016-02-17
    price $68,500
25. 2016-01-26
    price $68,800
26. 2015-10-21
    price $68,900
27. 2015-09-18
    listed $69,900 Active
28. 2015-06-26
    soldstatus $32,000 Sold
29. 2015-06-12
    historical Accept Backup Offers
30. 2014-12-05
    listed $42,500 Active
31. 2007-07-20
    historical
32. 2007-06-01
    listed $87,900
33. 2006-07-07
    soldstatus $76,000
34. 2006-05-01
    soldstatus $43,600
35. 2006-01-26
    listed $44,900
36. 1999-01-11
    soldstatus $69,500
37. 1998-12-31
    soldstatus $69,500
38. 1998-11-05
    listed $69,900
39. 1993-07-29
    soldstatus $52,500
40. 1992-05-22
    soldstatus $44,500
41. 1992-03-03
    soldstatus $24,488

ⓘ 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: $1,490 · $124/mo
• Projected year-2 tax: $2,226 · $186/mo
• Expected delta: +$736/yr (+$61/mo · 49.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 19 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,580
• − Mortgage interest: −$10,637
• − Property taxes: −$1,490
• − Insurance: −$950
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − Depreciation: −$5,524
• Taxable loss: −$1,314
• Est. tax savings @ 24.0%: +$315
• After-tax cash flow: $2,184/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: Edgewood City
• NCES district ID: 3904609
• Math proficiency: 43% ▼ -21.00%
• Reading proficiency: 57% ▼ -12.00%
• Median HH income: $58,971
• Composite: 43.59/100
• National rank: #2975
• State rank: #427 of 656 in OH

Livability — Trenton

• Score: 74/100
• State rank: #282
• US rank: #4633

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety F User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trenton, OH
• County: Butler County · 381,674 people
• City population: 15,471
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 15,471
• Household income: $81,605
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 237.0

Population outlook (Butler County) Hauer SSP2

• Today (2025): 387,706 people
• By 2030: 392,028 · +1.1%
• By 2040: 395,307 · +2.0%
• By 2050: 391,116 · +0.9%
• By 2075: 378,642 · -2.3%
• By 2100: 343,248 · -11.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Lithuanian 2% German 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Arabic 1%

Political lean MEDSL · Butler

• 2024 margin: Strong R (+26.3) · D 36.4% · R 62.7%
• 2008→2024 swing: -3.6pp toward R · 2008: -22.6pp · 2024: -26.3pp
• All cycles: 2024: R+26.3 2020: R+24.0 2016: R+28.3 2012: R+26.2 2008: R+22.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -160.89%
• Current HPI: 238.256
• Rent YoY: —
• Metro: Cincinnati, OH-KY-IN
• 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

+675.5% since first listed

30 events — show timeline

• 2026-06-02 Price Changed $189,900 Cincy MLS
• 2026-05-31 Relisted — Cincy MLS
• 2026-05-24 Contingent — Cincy MLS
• 2026-05-08 Listed $200,000 Cincy MLS
• 2020-08-18 Sold (Public Records) $96,000 Public Records
• 2020-08-12 Sold (MLS) $96,000 Cincy MLS
• 2020-07-20 Contingent — Cincy MLS
• 2020-07-16 Listed $92,000 Cincy MLS
• 2016-06-21 Listing Removed — Cincy MLS
• 2016-03-17 Listed $64,900 Cincy MLS
• 2016-03-15 Listing Removed — Cincy MLS
• 2016-02-25 Price Changed $66,000 Cincy MLS
• 2016-02-17 Price Changed $68,500 Cincy MLS
• 2016-01-26 Price Changed $68,800 Cincy MLS
• 2015-10-21 Price Changed $68,900 Cincy MLS
• 2015-09-18 Listed $69,900 Cincy MLS
• 2015-06-26 Sold (MLS) $32,000 Cincy MLS
• 2015-06-12 Contingent — Cincy MLS
• 2014-12-05 Listed $42,500 Cincy MLS
• 2007-07-20 Listing Removed — Cincy MLS
• 2007-06-01 Listed $87,900 Cincy MLS
• 2006-07-07 Sold (Public Records) $76,000 Public Records
• 2006-05-01 Sold (MLS) $43,600 Cincy MLS
• 2006-01-26 Listed $44,900 Cincy MLS
• 1999-01-11 Sold (Public Records) $69,500 Public Records
• 1998-12-31 Sold (MLS) $69,500 Cincy MLS
• 1998-11-05 Listed $69,900 Cincy MLS
• 1993-07-29 Sold (Public Records) $52,500 Public Records
• 1992-05-22 Sold (Public Records) $44,500 Public Records
• 1992-03-03 Sold (Public Records) $24,488 Public Records

Property tax history

-11.5%/yr

Latest (2025): $1,490 · -0.5% YoY. Source: county tax records.