80 Brookhaven Dr · Trotwood, OH 45426

$79,900

3 bd · 1.5 ba · 1,170 sqft · SingleFamily public records · 1 Days on market

Built 1961 10,019 sqft lot Est $143k · 44% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks

Investor special! This solid brick ranch offers a great opportunity for a fix-and-flip or rental investment. Featuring a spacious layout, attached garage, and large backyard, this property has strong potential with the right vision. The property needs renovation and is being sold as-is. Cash only. Priced to sell, don’t miss this value-add opportunity!

Key facts

• Needs renovation
• Attached garage
• Large backyard

Tags

• SOLID BRICK RANCH
• SPACIOUS LAYOUT
• ATTACHED GARAGE
• LARGE BACKYARD
• NEEDS RENOVATION
• VALUE-ADD OPPORTUNITY

Property features AI

Finance

• Other: Approximately 1–3 miles to nearest bus service
• Financial info: Offered for sale

Exterior

• Parking: No garage
• Utilities: Natural gas available; Sewer available; Public water available
• Home design: Single-story brick home
• Construction: Brick construction
• Exterior features: Residential zoning; Lot record dimensions noted

Interior

• Kitchen: Refrigerator; Galley layout; Laminate counters
• Bedrooms: Two main-level bedrooms (9 x 10 and 10 x 11)
• Flooring: Laminate counters noted (flooring not specified)
• Bathrooms: One full bathroom; One half bathroom; Two main-level bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Galley kitchen; Laminate counters

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 11.5% 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.
• 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $552 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.55% ✓
• Cap rate: 11.49%
• Cash-on-cash: 18.55%
• DSCR: 1.83
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $142,740
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80 Brookhaven Dr	0.00mi	3/1.5	1,170 (0%)	1mo	$82,500	$71	99
405 Stubbs Dr	0.13mi	3/1.5	1,170 (0%)	10mo	$127,000	$109	86
118 Stubbs Dr	0.39mi	3/2.0	1,100 (-6%)	2mo	$189,900	$173	68
6765 Little Richmond Rd	0.61mi	3/1.0	1,170 (0%)	3mo	$125,000	$107	67
16 Hillgard St	0.57mi	3/1.5	1,215 (+4%)	3mo	$164,900	$136	65
6750 Shadowbrook Dr	0.58mi	3/1.0	1,188 (+2%)	5mo	$147,000	$124	64
63 Soloman St	0.50mi	3/1.0	1,100 (-6%)	1mo	$66,600	$61	64
30 Whispering Dr	0.55mi	3/1.5	1,100 (-6%)	2mo	$100,000	$91	63
6760 Sandy Dr	0.46mi	3/1.0	1,107 (-5%)	8mo	$135,000	$122	61
98 Gump Pl	0.66mi	3/3.0	1,100 (-6%)	0mo	$181,000	$165	53
33 Mario Dr	0.71mi	3/2.0	1,080 (-8%)	6mo	$179,900	$167	47
17 Berry Dr	0.74mi	3/1.0	1,305 (+12%)	10mo	$147,500	$113	36

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: 10.3%
• Equity multiple: 1.41×
• Total profit: $9,151
• Equity at exit: $11,913

10-year hold

• IRR: 19.5%
• Equity multiple: 2.64×
• Total profit: $36,615
• Equity at exit: $6,908

Cash invested: $22,372 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,241 high
• Mortgage (P&I): −$419
• Tax from tax record: −$182 /mo · $2,183/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $346

Break-even live

Break-even rent $803

Max offer price $79,900

Occupancy floor 67%

Sensitivity live

Price	-10% $391	-5% $368	+0% $346	+5% $323	+10% $301
Rent	-10% $248	-5% $297	+0% $346	+5% $395	+10% $444
Rate	-1.0pp $386	-0.5pp $366	base $346	+0.5pp $325	+1.0pp $304

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 Burman Ave Trotwood, OH	1.0–2.0	1.0	845	$1,050	$1.24	3d	5	0.98mi
259 Burman Ave Dayton, OH	2.0	1.0	1030	$1,050	$1.02	11d	1	1.03mi
249 Burman Ave Trotwood, OH	2.0	1.0	1030	$1,050	$1.02	11d	1	1.03mi
3 W Sunrise Ave Dayton, OH	3.0	1.5	1200	$1,250	$1.04	44d	1	1.20mi
305 N Broadway St Trotwood, OH	2.0	1.0	725	$900	$1.24	3d	1	1.22mi
421 N Broadway St Trotwood, OH	2.0	1.0	1000	$945	$0.94	3d	1	1.28mi
481 N Broadway St Unit 8 Trotwood, OH	2.0	1.5	950	$850	$0.89	3d	1	1.35mi
481 N Broadway St Unit 1 Trotwood, OH	2.0	1.5	950	$895	$0.94	44d	1	1.35mi

Listing history 5 events

1. 2026-05-18
   status Pending
2. 2026-05-18
   historical ActiveUnderContract
3. 2026-05-02
   status Pending
4. 2026-04-30
   listed $79,900 Active
5. 1997-05-13
   soldstatus $73,900

ⓘ 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: $2,183 · $182/mo
• Projected year-2 tax: $2,183 · $182/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 19 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: $14,887
• − Mortgage interest: −$4,476
• − Property taxes: −$2,183
• − Insurance: −$400
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$2,324
• Taxable income: $3,123
• Est. tax owed @ 24.0%: −$749
• After-tax cash flow: $3,401/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

+8.1% since first listed

5 events — show timeline

• 2026-05-18 Pending — Dayton MLS
• 2026-05-18 Contingent — Dayton MLS
• 2026-05-02 Pending — Dayton MLS
• 2026-04-30 Listed $79,900 Dayton MLS
• 1997-05-13 Sold (Public Records) $73,900 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,183 · +48.3% YoY. Source: county tax records.