1000 Lookout Trl Unit C · West Carrollton, OH 45449

$74,900

3 bd · 2.0 ba · 1,089 sqft · Condo public records · 55 Days on market

Built 1974 $69/sqft · 17% below area Est $91k · 17% under $570/mo HOA · 40% of rent

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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 +16.4/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +5.1/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Former model condo with fabulous view of the lake and stream! Renovated by previous owners, it features a huge family room with fireplace and access to the deck. For the cook, a white kitchen offers plenty of space for meal prep! Two bedrooms and two full baths complete the plan. The laundry room is located just outside the unit, and there are three storage areas in the building. HOA covers pool, clubhouse, water, and trash! Super convenient location close to I-75.

Key facts

• Private deck
• Open-concept design
• Walk-in closet

Tags

• PRIVATE DECK
• COMMUNITY POND
• OPEN-CONCEPT DESIGN
• WALK-IN CLOSET
• EN SUITE

Property features AI

Finance

• Financial info: For sale
• HOA & community: Homeowners association: Towne Properties; HOA fee $570 monthly; HOA fee includes association management, trash, and water

Exterior

• Parking: No garage
• Utilities: Water included in association fee; Trash included in association fee
• Home design: Single-story; Entry level 1; Condo
• Construction: Brick and frame construction
• Exterior features: Deck

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Bedroom on main level (10 x 14); Bedroom on main level (10 x 16)
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Basement: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $43 ($515/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 4.7% in West Carrollton — 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 65/100 on livability (#712 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• West Carrollton City (suburban): math 34% / reading 46% proficiency, ranked #540 of 656 in OH (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 82 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 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.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.91% ✓
• Cap rate: 6.98%
• Cash-on-cash: 2.46%
• DSCR: 1.11
• GRM: 4.4

CMA / ARV

• ARV (median comp): $90,747
• List price: $74,900
• Delta: -17.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.57×
• Total profit: $-9,032
• Equity at exit: $11,168

10-year hold

• IRR: -1.9%
• Equity multiple: 0.86×
• Total profit: $-2,836
• Equity at exit: $6,476

Cash invested: $20,972 (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 45449

• Active inventory: 82
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,431 high
• Mortgage (P&I): −$393
• Tax from tax record: −$93 /mo · $1,119/yr
• Insurance: −$31
• HOA: −$570
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $43

Break-even live

Break-even rent $1,376

Max offer price $74,900

Occupancy floor 92%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1651 S Elm St Dayton, OH	1.0–2.0	1.0–2.0	908	$1,549	$1.71	2d	9	0.05mi
841 Gawain Cir Dayton, OH	1.0–3.0	1.0–2.0	950	$1,315	$1.38	2d	17	0.23mi
712 Green Feather Ct Unit 5 Dayton, OH	2.0	1.0	1000	$1,200	$1.20	2d	1	0.52mi
1306 Black Forest Dr Unit B Dayton, OH	2.0	1.0	830	$1,175	$1.42	2d	1	0.58mi
1308 Camp Hill Way Dayton, OH	2.0	2.0	1000	$1,175	$1.18	2d	11	0.91mi
85 N Gebhart Church Rd Unit G Miamisburg, OH	2.0	1.0	950	$895	$0.94	23d	1	1.00mi
1130 Bishop Dr Unit 1130-C Dayton, OH	2.0	1.0	850	$880	$1.04	2d	1	1.06mi
1735 Mars Hill Dr Dayton, OH	2.0	1.0–2.0	968	$1,162	$1.20	2d	4	1.06mi
1644 Villa South Dr Dayton, OH	2.0	1.5	1000	$1,500	$1.50	43d	1	1.20mi
7477 Shady Water Ln Dayton, OH	2.0	1.0–2.0	712	$1,490	$2.09	2d	36	1.20mi
8310 Lyons Gate Way Miamisburg, OH	1.0–2.0	1.0	715	$1,455	$2.03	3d	11	1.29mi
8470 Towson Blvd Miamisburg, OH	2.0	1.5	1050	$1,182	$1.13	2d	9	1.30mi
2125 Maue Rd Miamisburg, OH	2.0	1.0–1.5	825	$2,048	$2.48	2d	1	1.31mi
8470 Towson Blvd Miamisburg, OH	2.0	1.5	1050	$1,188	$1.13	19d	7	1.33mi
1504 Almedia Ct Unit 1525-21 Miamisburg, OH	2.0	1.0	850	$1,009	$1.19	21d	1	1.44mi
1504 Almedia Ct Unit 1212B Miamisburg, OH	2.0	1.0	760	$1,175	$1.55	21d	1	1.44mi
1504 Almedia Ct Unit 1546B Miamisburg, OH	2.0	1.0	867	$1,269	$1.46	14d	1	1.44mi
1504 Almedia Ct Unit 1202E Miamisburg, OH	2.0	1.0	760	$1,125	$1.48	23d	1	1.44mi

HOA detail condo

• Monthly dues: $570 · $6,840/yr
• Likely covers: watertrashpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $74,900 Active 55 DOM
2. 2026-06-17
   days on market $74,900 Active 54 DOM
3. 2026-06-16
   days on market $74,900 Active 53 DOM
4. 2026-06-15
   pricedays on market $74,900 Active 52 DOM
5. 2026-06-14
   days on market $79,900 Active 50 DOM
6. 2026-06-13
   days on market $79,900 Active 49 DOM
7. 2026-06-10
   days on market $79,900 Active 47 DOM
8. 2026-06-09
   days on market $79,900 Active 46 DOM
9. 2026-06-08
   days on market $79,900 Active 45 DOM
10. 2026-06-07
    days on market $79,900 Active 44 DOM
11. 2026-06-03
    days on market $79,900 Active 40 DOM
12. 2026-06-02
    days on market $79,900 Active 39 DOM
13. 2026-06-01
    days on market $79,900 Active 38 DOM
14. 2026-05-31
    days on market $79,900 Active 37 DOM
15. 2026-05-31
    days on market $79,900 Active 36 DOM
16. 2026-04-24
    listed $79,900 Active 825-char remark
17. 2021-09-01
    soldstatus $59,900
18. 2021-07-30
    soldstatus $59,900 Closed 469-char remark

    Show marketing remark (469 chars)

    Former model condo with fabulous view of the lake and stream! Renovated by previous owners, it features a huge family room with fireplace and access to the deck. For the cook, a white kitchen offers plenty of space for meal prep! Two bedrooms and two full baths complete the plan. The laundry room is located just outside the unit, and there are three storage areas in the building. HOA covers pool, clubhouse, water, and trash! Super convenient location close to I-75.

19. 2021-07-30
    soldstatus $59,900 Sold 469-char remark

    Show marketing remark (469 chars)

    Former model condo with fabulous view of the lake and stream! Renovated by previous owners, it features a huge family room with fireplace and access to the deck. For the cook, a white kitchen offers plenty of space for meal prep! Two bedrooms and two full baths complete the plan. The laundry room is located just outside the unit, and there are three storage areas in the building. HOA covers pool, clubhouse, water, and trash! Super convenient location close to I-75.

20. 2021-06-23
    historical 469-char remark

    Show marketing remark (469 chars)

    Former model condo with fabulous view of the lake and stream! Renovated by previous owners, it features a huge family room with fireplace and access to the deck. For the cook, a white kitchen offers plenty of space for meal prep! Two bedrooms and two full baths complete the plan. The laundry room is located just outside the unit, and there are three storage areas in the building. HOA covers pool, clubhouse, water, and trash! Super convenient location close to I-75.

21. 2021-06-20
    listed $59,900 469-char remark

    Show marketing remark (469 chars)

    Former model condo with fabulous view of the lake and stream! Renovated by previous owners, it features a huge family room with fireplace and access to the deck. For the cook, a white kitchen offers plenty of space for meal prep! Two bedrooms and two full baths complete the plan. The laundry room is located just outside the unit, and there are three storage areas in the building. HOA covers pool, clubhouse, water, and trash! Super convenient location close to I-75.

22. 2013-04-05
    soldstatus $36,000
23. 2013-04-03
    soldstatus $36,000 Closed

    Show marketing remark (1025 chars)

    The original model home for Indian Creek, this 2 bedroom, 2 bath corner condo has one of the most desirable locations in the complex. Sit, relax and enjoy the fabulous view of the lake, lit water fountain & soothing stream from both inside and out. Completely remodeled, this exceptional home has upgrades galore. Originally a 3 bedroom, this unit was converted to a 2 bedroom with spacious great room in 1994. There has been complete bath & kitchen remodel with amazing breakfast bar & counter space, fresh paint throughout in warm neutrals, newer furnace/AC unit 2007 and so much more! Walk-in closet, woodburning fireplace, locked storage cabinet off the balcony, convenient laundry room location and additional storage in laundry area are among the many other features found in this wonderful condo. Appliances stay. Lots of extra parking for guests outside this unit, swimming pool, clubhouse, and convenient location to shopping, restaurants & Interstate. Meticulous and move in ready. Must see

24. 2013-04-03
    soldstatus $36,000

    Show marketing remark (1025 chars)

    The original model home for Indian Creek, this 2 bedroom, 2 bath corner condo has one of the most desirable locations in the complex. Sit, relax and enjoy the fabulous view of the lake, lit water fountain & soothing stream from both inside and out. Completely remodeled, this exceptional home has upgrades galore. Originally a 3 bedroom, this unit was converted to a 2 bedroom with spacious great room in 1994. There has been complete bath & kitchen remodel with amazing breakfast bar & counter space, fresh paint throughout in warm neutrals, newer furnace/AC unit 2007 and so much more! Walk-in closet, woodburning fireplace, locked storage cabinet off the balcony, convenient laundry room location and additional storage in laundry area are among the many other features found in this wonderful condo. Appliances stay. Lots of extra parking for guests outside this unit, swimming pool, clubhouse, and convenient location to shopping, restaurants & Interstate. Meticulous and move in ready. Must see

25. 2013-03-20
    historical

    Show marketing remark (1025 chars)

    The original model home for Indian Creek, this 2 bedroom, 2 bath corner condo has one of the most desirable locations in the complex. Sit, relax and enjoy the fabulous view of the lake, lit water fountain & soothing stream from both inside and out. Completely remodeled, this exceptional home has upgrades galore. Originally a 3 bedroom, this unit was converted to a 2 bedroom with spacious great room in 1994. There has been complete bath & kitchen remodel with amazing breakfast bar & counter space, fresh paint throughout in warm neutrals, newer furnace/AC unit 2007 and so much more! Walk-in closet, woodburning fireplace, locked storage cabinet off the balcony, convenient laundry room location and additional storage in laundry area are among the many other features found in this wonderful condo. Appliances stay. Lots of extra parking for guests outside this unit, swimming pool, clubhouse, and convenient location to shopping, restaurants & Interstate. Meticulous and move in ready. Must see

26. 2013-02-15
    listed $43,500

    Show marketing remark (1025 chars)

    The original model home for Indian Creek, this 2 bedroom, 2 bath corner condo has one of the most desirable locations in the complex. Sit, relax and enjoy the fabulous view of the lake, lit water fountain & soothing stream from both inside and out. Completely remodeled, this exceptional home has upgrades galore. Originally a 3 bedroom, this unit was converted to a 2 bedroom with spacious great room in 1994. There has been complete bath & kitchen remodel with amazing breakfast bar & counter space, fresh paint throughout in warm neutrals, newer furnace/AC unit 2007 and so much more! Walk-in closet, woodburning fireplace, locked storage cabinet off the balcony, convenient laundry room location and additional storage in laundry area are among the many other features found in this wonderful condo. Appliances stay. Lots of extra parking for guests outside this unit, swimming pool, clubhouse, and convenient location to shopping, restaurants & Interstate. Meticulous and move in ready. Must see

27. 1997-11-10
    soldstatus $53,100
28. 1997-11-10
    soldstatus $53,050
29. 1995-10-10
    soldstatus $58,000
30. 1992-05-20
    soldstatus $49,000

ⓘ 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: $1,119 · $93/mo
• Projected year-2 tax: $1,144 · $95/mo
• Expected delta: +$25/yr (+$2/mo · 2.2%)

ⓘ 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 ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,167
• − Mortgage interest: −$4,196
• − Property taxes: −$1,119
• − Insurance: −$374
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − HOA: −$6,840
• − Depreciation: −$2,179
• Taxable loss: −$288
• Est. tax savings @ 24.0%: +$69
• After-tax cash flow: $584/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: West Carrollton City
• NCES district ID: 3904505
• Math proficiency: 34% ▼ -12.00%
• Reading proficiency: 46% ▼ -9.00%
• Median HH income: $42,209
• Composite: 33.71/100
• National rank: #5380
• State rank: #540 of 656 in OH

Livability — West Carrollton

• Score: 65/100
• State rank: #712
• US rank: #12835

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Carrollton, OH
• County: Montgomery County · 459,541 people
• City population: 19,066
• Metro: Dayton-Kettering, OH
• Population (ZIP): 19,066
• Household income: $63,800
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 745.0

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 White (71%)
• Race & ethnicity: White 71% Black 13% Two or more races 9% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 5% Arabic 3% Chinese 2%

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: ▼ -188.64%
• Current HPI: 248.1785
• 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

+52.9% since first listed

16 events — show timeline

• 2026-06-14 Price Changed $74,900 Dayton MLS
• 2026-04-24 Listed $79,900 Dayton MLS
• 2021-09-01 Sold (Public Records) $59,900 Public Records
• 2021-07-30 Sold (MLS) $59,900 Dayton MLS
• 2021-07-30 Sold (MLS) $59,900 Dayton MLS
• 2021-06-23 Listing Removed — Dayton MLS
• 2021-06-20 Listed $59,900 Dayton MLS
• 2013-04-05 Sold (Public Records) $36,000 Public Records
• 2013-04-03 Sold (MLS) $36,000 Dayton MLS
• 2013-04-03 Sold (MLS) $36,000 Dayton MLS
• 2013-03-20 Listing Removed — Dayton MLS
• 2013-02-15 Listed $43,500 Dayton MLS
• 1997-11-10 Sold (Public Records) $53,050 Public Records
• 1997-11-10 Sold (Public Records) $53,100 Public Records
• 1995-10-10 Sold (Public Records) $58,000 Public Records
• 1992-05-20 Sold (Public Records) $49,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,119 · -0.1% YoY. Source: county tax records.