2508 W Foxchase Ct · Troy, OH 45373

$206,687

3 bd · 1.5 ba · 999 sqft · SingleFamily public records · 22 Days on market

Built 1977 7,840 sqft lot Est $189k · 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 +13.5/30.0
• Schools +5.2/10.0
• DSCR +4.1/10.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• ARV discount +3.2/15.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS WONDERFUL MOVE IN READY 3 BEDROOM, 1.5 BATH RANCH IS TURN KEY. A COZY COVERED PORCH INVITES YOU INTO THIS WONDERFUL HOME WITH NICE SIZED LIVING ROOM, DINING AREA AND KITCHEN. THE BACK YARD IS VERY PRIVATE WITH NO REAR NEIGHBORS. 3 BEDROOMS, 1.5 BATHS, UTILITY ROOM AND OVERSIZED 1 CAR GARAGE COMPLETES THIS FINE HOME. LOTS OF NICE UPDATES INCLUDING FLOORING, PAINT, WATER HEATER, APPLIANCES, A/C UNIT AND RADON MITIGATION SYSTEM. NOTHING TO DO BUT UNPACK AND RELAX.

Key facts

• Covered porch
• Private back yard
• 7,840 sq ft lot

Tags

• COVERED PORCH
• PRIVATE BACK YARD
• UPDATES INCLUDING FLOORING
• UPDATES INCLUDING PAINT
• UPDATES INCLUDING WATER HEATER
• UPDATES INCLUDING APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $207k.

Deal economics

• At list price, monthly cash flow is $8 ($100/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 $158k (23.3% below list).
• Recommended offer: $158k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.7% in Troy — 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 73/100 on livability (#345 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Troy City (suburban): math 61% / reading 61% proficiency, ranked #271 of 656 in OH (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Hook Elementary School (math 57% / reading 67%, grade B, #590 of 1,584 statewide, top 41%, 284 students, 43% FRL); Troy Junior High School (math 59% / reading 57%, grade B, #297 of 654 statewide, top 46%, 663 students, 35% FRL); Troy High School (math 58% / reading 67%, grade B-, #200 of 781 statewide, top 26%, 1,183 students, 36% FRL).
• Market conditions: Rents rising fast (+5.1%/yr); 287 active listings in the ZIP; solid renter incomes; 326 units permitted in Miami County in 2024 (0 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 22 days — a 2% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $158,493 (23.3% below list)

Questions for the listing agent

1. Built in 1977 — 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 A-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?
4. 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?
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: 0.77% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $188,811
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2508 Foxchase Ct	0.00mi	3/1.5	999 (0%)	2mo	$206,000	$206	98
2472 Thornhill Dr	0.20mi	3/1.0	999 (0%)	2mo	$195,000	$195	87
2407 Waterford Dr	0.26mi	3/1.0	999 (0%)	1mo	$235,000	$235	85
2411 New Castle Dr	0.20mi	3/1.0	999 (0%)	7mo	$162,000	$162	83
2513 Glenmore Ct	0.23mi	3/1.0	999 (0%)	5mo	$173,900	$174	83
2511 Glenmore Ct	0.23mi	3/1.0	999 (0%)	6mo	$191,000	$191	82
2516 Thornhill Dr	0.08mi	3/1.0	999 (0%)	18mo	$182,000	$182	80
2401 Highland Ct	0.32mi	3/1.0	999 (0%)	8mo	$160,750	$161	77
2507 Thornhill Dr	0.08mi	3/1.0	999 (0%)	22mo	$170,000	$170	76
2407 New Castle Dr	0.18mi	3/1.0	999 (0%)	18mo	$196,000	$196	75
2516 Aberdeen Ct	0.32mi	3/1.0	999 (0%)	15mo	$189,000	$189	71
2523 Thornhill Dr	0.12mi	3/1.0	1,070 (+7%)	22mo	$194,000	$181	62

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 · 5.06% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.49×
• Total profit: $-29,700
• Equity at exit: $30,818

10-year hold

• IRR: -2.7%
• Equity multiple: 0.81×
• Total profit: $-11,194
• Equity at exit: $17,871

Cash invested: $57,872 (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 45373

• Rents YoY: 5.1%
• Active inventory: 287
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,585 medium
• Mortgage (P&I): −$1,084
• Tax from tax record: −$74 /mo · $885/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $8

Break-even live

Break-even rent $1,574

Max offer price $206,687

Occupancy floor 94%

Sensitivity live

Price	-10% $125	-5% $67	+0% $8	+5% $-50	+10% $-109
Rent	-10% $-117	-5% $-54	+0% $8	+5% $71	+10% $134
Rate	-1.0pp $112	-0.5pp $61	base $8	+0.5pp $-45	+1.0pp $-100

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: $51,672
• Closing costs: $6,201
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-04-08
   soldstatus $206,000 Closed 470-char remark

   Show marketing remark (470 chars)

   THIS WONDERFUL MOVE IN READY 3 BEDROOM, 1.5 BATH RANCH IS TURN KEY. A COZY COVERED PORCH INVITES YOU INTO THIS WONDERFUL HOME WITH NICE SIZED LIVING ROOM, DINING AREA AND KITCHEN. THE BACK YARD IS VERY PRIVATE WITH NO REAR NEIGHBORS. 3 BEDROOMS, 1.5 BATHS, UTILITY ROOM AND OVERSIZED 1 CAR GARAGE COMPLETES THIS FINE HOME. LOTS OF NICE UPDATES INCLUDING FLOORING, PAINT, WATER HEATER, APPLIANCES, A/C UNIT AND RADON MITIGATION SYSTEM. NOTHING TO DO BUT UNPACK AND RELAX.

2. 2026-03-17
   status Pending
3. 2026-03-08
   historical ActiveUnderContract 470-char remark

   Show marketing remark (470 chars)

   THIS WONDERFUL MOVE IN READY 3 BEDROOM, 1.5 BATH RANCH IS TURN KEY. A COZY COVERED PORCH INVITES YOU INTO THIS WONDERFUL HOME WITH NICE SIZED LIVING ROOM, DINING AREA AND KITCHEN. THE BACK YARD IS VERY PRIVATE WITH NO REAR NEIGHBORS. 3 BEDROOMS, 1.5 BATHS, UTILITY ROOM AND OVERSIZED 1 CAR GARAGE COMPLETES THIS FINE HOME. LOTS OF NICE UPDATES INCLUDING FLOORING, PAINT, WATER HEATER, APPLIANCES, A/C UNIT AND RADON MITIGATION SYSTEM. NOTHING TO DO BUT UNPACK AND RELAX.

4. 2026-02-23
   listed $206,687 Active 470-char remark

   Show marketing remark (470 chars)

   THIS WONDERFUL MOVE IN READY 3 BEDROOM, 1.5 BATH RANCH IS TURN KEY. A COZY COVERED PORCH INVITES YOU INTO THIS WONDERFUL HOME WITH NICE SIZED LIVING ROOM, DINING AREA AND KITCHEN. THE BACK YARD IS VERY PRIVATE WITH NO REAR NEIGHBORS. 3 BEDROOMS, 1.5 BATHS, UTILITY ROOM AND OVERSIZED 1 CAR GARAGE COMPLETES THIS FINE HOME. LOTS OF NICE UPDATES INCLUDING FLOORING, PAINT, WATER HEATER, APPLIANCES, A/C UNIT AND RADON MITIGATION SYSTEM. NOTHING TO DO BUT UNPACK AND RELAX.

5. 2026-02-23
   listed $206,687 Active

   Show marketing remark (470 chars)

   THIS WONDERFUL MOVE IN READY 3 BEDROOM, 1.5 BATH RANCH IS TURN KEY. A COZY COVERED PORCH INVITES YOU INTO THIS WONDERFUL HOME WITH NICE SIZED LIVING ROOM, DINING AREA AND KITCHEN. THE BACK YARD IS VERY PRIVATE WITH NO REAR NEIGHBORS. 3 BEDROOMS, 1.5 BATHS, UTILITY ROOM AND OVERSIZED 1 CAR GARAGE COMPLETES THIS FINE HOME. LOTS OF NICE UPDATES INCLUDING FLOORING, PAINT, WATER HEATER, APPLIANCES, A/C UNIT AND RADON MITIGATION SYSTEM. NOTHING TO DO BUT UNPACK AND RELAX.

6. 2023-12-11
   soldstatus $165,000
7. 2023-12-07
   soldstatus $165,000 Closed 469-char remark

   Show marketing remark (469 chars)

   MOVE IN READY BRICK RANCH. MANY UPDATES AND AMENITIES, ROOF, GUTTERS, DOWNSPOUTS AND WATER HEATER 2 1/2 YRS OLD, NEWER CEMENT DRIVE AND 27 X 12 PATIO THAT LOOKS OUT ONTO AN OPEN FIELD (feels like your in the country), ALSO THE FENCED YARD WITH SHED IS GREAT FOR KIDS OR PETS. NEW ELECTRIC SERVICE, CARPET AND PAINT THROUGHOUT. ON A CUL DE SAC STREET AND SOOO CLOSE TO SHOPPING, DINING AND THE INTERESTATE. ALREADY FOR A NEW FAMILY TO MOVE IN AND ENJOY THE HOLIDAYS !!!!

8. 2023-12-07
   soldstatus $165,000 Sold 469-char remark

   Show marketing remark (469 chars)

   MOVE IN READY BRICK RANCH. MANY UPDATES AND AMENITIES, ROOF, GUTTERS, DOWNSPOUTS AND WATER HEATER 2 1/2 YRS OLD, NEWER CEMENT DRIVE AND 27 X 12 PATIO THAT LOOKS OUT ONTO AN OPEN FIELD (feels like your in the country), ALSO THE FENCED YARD WITH SHED IS GREAT FOR KIDS OR PETS. NEW ELECTRIC SERVICE, CARPET AND PAINT THROUGHOUT. ON A CUL DE SAC STREET AND SOOO CLOSE TO SHOPPING, DINING AND THE INTERESTATE. ALREADY FOR A NEW FAMILY TO MOVE IN AND ENJOY THE HOLIDAYS !!!!

9. 2023-12-07
   soldstatus $165,000 Closed

   Show marketing remark (469 chars)

   MOVE IN READY BRICK RANCH. MANY UPDATES AND AMENITIES, ROOF, GUTTERS, DOWNSPOUTS AND WATER HEATER 2 1/2 YRS OLD, NEWER CEMENT DRIVE AND 27 X 12 PATIO THAT LOOKS OUT ONTO AN OPEN FIELD (feels like your in the country), ALSO THE FENCED YARD WITH SHED IS GREAT FOR KIDS OR PETS. NEW ELECTRIC SERVICE, CARPET AND PAINT THROUGHOUT. ON A CUL DE SAC STREET AND SOOO CLOSE TO SHOPPING, DINING AND THE INTERESTATE. ALREADY FOR A NEW FAMILY TO MOVE IN AND ENJOY THE HOLIDAYS !!!!

10. 2023-11-08
    status Pending 469-char remark

    Show marketing remark (469 chars)

    MOVE IN READY BRICK RANCH. MANY UPDATES AND AMENITIES, ROOF, GUTTERS, DOWNSPOUTS AND WATER HEATER 2 1/2 YRS OLD, NEWER CEMENT DRIVE AND 27 X 12 PATIO THAT LOOKS OUT ONTO AN OPEN FIELD (feels like your in the country), ALSO THE FENCED YARD WITH SHED IS GREAT FOR KIDS OR PETS. NEW ELECTRIC SERVICE, CARPET AND PAINT THROUGHOUT. ON A CUL DE SAC STREET AND SOOO CLOSE TO SHOPPING, DINING AND THE INTERESTATE. ALREADY FOR A NEW FAMILY TO MOVE IN AND ENJOY THE HOLIDAYS !!!!

11. 2023-11-03
    status Pending
12. 2023-10-29
    listed $168,500 Active 469-char remark

    Show marketing remark (469 chars)

    MOVE IN READY BRICK RANCH. MANY UPDATES AND AMENITIES, ROOF, GUTTERS, DOWNSPOUTS AND WATER HEATER 2 1/2 YRS OLD, NEWER CEMENT DRIVE AND 27 X 12 PATIO THAT LOOKS OUT ONTO AN OPEN FIELD (feels like your in the country), ALSO THE FENCED YARD WITH SHED IS GREAT FOR KIDS OR PETS. NEW ELECTRIC SERVICE, CARPET AND PAINT THROUGHOUT. ON A CUL DE SAC STREET AND SOOO CLOSE TO SHOPPING, DINING AND THE INTERESTATE. ALREADY FOR A NEW FAMILY TO MOVE IN AND ENJOY THE HOLIDAYS !!!!

13. 2023-10-29
    listed $168,500 Active

    Show marketing remark (469 chars)

    MOVE IN READY BRICK RANCH. MANY UPDATES AND AMENITIES, ROOF, GUTTERS, DOWNSPOUTS AND WATER HEATER 2 1/2 YRS OLD, NEWER CEMENT DRIVE AND 27 X 12 PATIO THAT LOOKS OUT ONTO AN OPEN FIELD (feels like your in the country), ALSO THE FENCED YARD WITH SHED IS GREAT FOR KIDS OR PETS. NEW ELECTRIC SERVICE, CARPET AND PAINT THROUGHOUT. ON A CUL DE SAC STREET AND SOOO CLOSE TO SHOPPING, DINING AND THE INTERESTATE. ALREADY FOR A NEW FAMILY TO MOVE IN AND ENJOY THE HOLIDAYS !!!!

14. 2023-10-11
    historical $1,500
15. 2023-09-22
    listed $1,500
16. 1997-08-07
    soldstatus $81,500
17. 1991-08-27
    soldstatus $64,000
18. 1986-10-20
    soldstatus $41,500

ⓘ 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: $885 · $74/mo
• Projected year-2 tax: $2,055 · $171/mo
• Expected delta: +$1,170/yr (+$97/mo · 132.1%)

ⓘ 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 ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,019
• − Mortgage interest: −$11,578
• − Property taxes: −$885
• − Insurance: −$1,033
• − Repairs & maintenance: −$1,522
• − Management: −$1,522
• − Depreciation: −$6,013
• Taxable loss: −$3,533
• Est. tax savings @ 24.0%: +$848
• After-tax cash flow: $948/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: Troy City
• NCES district ID: 3904492
• Math proficiency: 61% ▼ -10.00%
• Reading proficiency: 61% ▼ -7.00%
• Median HH income: $52,012
• Composite: 52.1/100
• National rank: #1625
• State rank: #271 of 656 in OH

Livability — Troy

• Score: 73/100
• State rank: #345
• US rank: #5621

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Troy, OH
• County: Miami County · 85,667 people
• City population: 37,565
• Metro: Dayton-Kettering, OH
• Population (ZIP): 37,565
• Household income: $75,742
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 1134.0

Population outlook (Miami County) Hauer SSP2

• Today (2025): 107,816 people
• By 2030: 108,896 · +1.0%
• By 2040: 109,581 · +1.6%
• By 2050: 108,110 · +0.3%
• By 2075: 101,523 · -5.8%
• By 2100: 85,787 · -20.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 4% Asian 3% Black 3%
• Common ancestry: Lithuanian 4% Slovak 2% Iranian 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Other Asian/Pacific 2% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Miami

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -16.6pp toward R · 2008: -28.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+44.3 2016: R+45.6 2012: R+35.6 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -158.93%
• Current HPI: 211.5279
• Rent YoY: ▲ 5.06%
• 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

+396.4% since first listed

18 events — show timeline

• 2026-04-08 Sold (MLS) $206,000 Dayton MLS
• 2026-03-17 Pending — WRIST
• 2026-03-08 Contingent — Dayton MLS
• 2026-02-23 Listed $206,687 WRIST
• 2026-02-23 Listed $206,687 Dayton MLS
• 2023-12-11 Sold (Public Records) $165,000 Public Records
• 2023-12-07 Sold (MLS) $165,000 WRIST
• 2023-12-07 Sold (MLS) $165,000 Dayton MLS
• 2023-12-07 Sold (MLS) $165,000 Dayton MLS
• 2023-11-08 Pending — Dayton MLS
• 2023-11-03 Pending — WRIST
• 2023-10-29 Listed $168,500 WRIST
• 2023-10-29 Listed $168,500 Dayton MLS
• 2023-10-11 Rental Removed $1,500 Avail
• 2023-09-22 Listed for Rent $1,500 Avail
• 1997-08-07 Sold (Public Records) $81,500 Public Records
• 1991-08-27 Sold (Public Records) $64,000 Public Records
• 1986-10-20 Sold (Public Records) $41,500 Public Records

Property tax history

-0.5%/yr

Latest (2025): $885 · -41.9% YoY. Source: county tax records.