5454 Bromwick Dr · Trotwood, OH 45426

$249,500

4 bd · 3.0 ba · 2,231 sqft · MultiFamily public records · 4 Days on market

Built 1971 10,498 sqft lot Est $230k · 9% 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 +22.5/30.0
• DSCR +7.2/10.0
• 1% rule +5.6/10.0
• ARV discount +3.6/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Great opportunity to own a turnkey duplex! Each unit is 2 bed 1.5 bath with a 1 car attached garage. Front living and dining areas, galley kitchen, and family room area with walkout access to the rear patio.

Key facts

• 0.24 acre lot
• Garage
• Built 1971

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/1.5-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive. Per door: $209/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 8.3% vs local median 6.5% in Trotwood — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• 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.
• Market conditions: 48 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• At $2,644/mo this rent would consume 61% 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 $7k 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 $106k; list at $250k implies a 135% gain — meaningful room to come down on a strong offer.

Recommended offer $249,500

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.18%
• DSCR: 1.32
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $229,793
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5454 Bromwick Dr	0.00mi	4/3.0	2,231 (0%)	1mo	$248,000	$111	99
5361 Bessmer Dr	0.08mi	4/3.0	2,231 (0%)	1mo	$275,000	$123	95
5326/5324 Greencroft Dr #5324	0.09mi	4/3.0	2,231 (0%)	4mo	$225,000	$101	92
4231 Knollcroft Rd	0.09mi	4/3.0	2,231 (0%)	5mo	$180,000	$81	92
5620 Elgin Roof Rd	0.35mi	4/3.0	2,231 (0%)	1mo	$215,000	$96	83
4202 Knollcroft Rd	0.06mi	4/3.0	2,032 (-9%)	1mo	$275,000	$135	82
4287 Drowfield Dr #4285	0.03mi	4/3.0	2,231 (0%)	21mo	$230,000	$103	81
5277 Greencroft Dr #5275	0.13mi	4/3.0	2,231 (0%)	20mo	$185,000	$83	77
4422 Broadbush Dr #4422	0.23mi	4/3.0	2,231 (0%)	22mo	$224,900	$101	72
5640-5646 Elgin Roof Dr	0.38mi	4/3.0	2,231 (0%)	16mo	$230,000	$103	69
5660-5666 Elgin Roof Dr	0.41mi	4/3.0	2,231 (0%)	16mo	$236,500	$106	67
5616 Elgin Roof Rd #5610	0.34mi	5/3.0 (+1)	2,231 (0%)	15mo	$210,000	$94	66

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-13,803
• Equity at exit: $37,201

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $22,285
• Equity at exit: $21,572

Cash invested: $69,860 (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: 48
• Price-to-rent: 15.7×

Monthly cashflow live

• Estimated rent: $2,644 high
• Mortgage (P&I): −$1,308
• Tax from tax record: −$258 /mo · $3,101/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $418

Break-even live

Break-even rent $2,115

Max offer price $249,500

Occupancy floor 79%

Sensitivity live

Price	-10% $559	-5% $489	+0% $418	+5% $347	+10% $277
Rent	-10% $209	-5% $314	+0% $418	+5% $522	+10% $627
Rate	-1.0pp $544	-0.5pp $481	base $418	+0.5pp $353	+1.0pp $288

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	1.5	$2,644
Total (2 units)			$2,644

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: $62,375
• Closing costs: $7,485
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5261 Bromwick Dr Dayton, OH	4.0	2.0	1765	$1,595	$0.90	44d	1	0.29mi
4220 Willow Creek Dr Dayton, OH	5.0	3.0	2598	$3,000	$1.15	19d	1	1.35mi

Listing history 4 events

1. 2026-04-25
   status Pending
2. 2026-04-21
   listed $249,500 Active
3. 2017-11-28
   soldstatus $106,000
4. 2005-05-23
   soldstatus $124,800

ⓘ 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: $3,101 · $258/mo
• Projected year-2 tax: $3,497 · $291/mo
• Expected delta: +$395/yr (+$33/mo · 12.7%)

ⓘ 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,728
• − Mortgage interest: −$13,976
• − Property taxes: −$3,101
• − Insurance: −$1,248
• − Repairs & maintenance: −$2,538
• − Management: −$2,538
• − Depreciation: −$7,258
• Taxable income: $1,069
• Est. tax owed @ 24.0%: −$256
• After-tax cash flow: $4,759/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

+99.9% since first listed

4 events — show timeline

• 2026-04-25 Pending — Dayton MLS
• 2026-04-21 Listed $249,500 Dayton MLS
• 2017-11-28 Sold (Public Records) $106,000 Public Records
• 2005-05-23 Sold (Public Records) $124,800 Public Records

Property tax history

+2.3%/yr

Latest (2025): $3,101 · -0.2% YoY. Source: county tax records.