4141 Annapolis Ave · Trotwood, OH 45416

$89,900

3 bd · 2.0 ba · 1,023 sqft · SingleFamily public records · 69 Days on market

Built 1962 6,299 sqft lot $88/sqft · 6% below area Est $96k · 6% 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 +10.3/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors! This charming brick bungalow at 4141 Annapolis Ave offers a fantastic opportunity to add a 1,023-square-foot layout in the heart of Trotwood to your portfolio! The home features three comfortable bedrooms and one and a half bathrooms, accented by durable, neutral finishes throughout. The interior welcomes you with a spacious living room and a bright, galley-style kitchen equipped with wood cabinetry, a full appliance package, and a dedicated laundry nook with hookups. A standout feature is the separate dining room, which features sliding glass doors that lead directly to a large, level backyard with a concrete patio—perfect for outdoor entertaining or gardening. This home is being sold AS IS, make your appointment to view this amazing opportunity today! Practicality meets peace of mind with a slab foundation (no basement worries) and updated essential systems, including a modern breaker panel and a high-efficiency gas furnace. The exterior is low-maintenance brick with a long gravel driveway for ample off-street parking. Situated on a 0.14-acre lot within the Dayton City School District and located just minutes from local parks and amenities, this well-established home is a solid choice for homeowners looking for stability and value.

Key facts

• Slab foundation
• Brick bungalow
• Galley-style kitchen

Tags

• BRICK BUNGALOW
• GALLEY-STYLE KITCHEN
• SEPARATE DINING ROOM
• LARGE LEVEL BACKYARD
• CONCRETE PATIO
• SLAB FOUNDATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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.
• Dayton City (urban): math 12% / reading 21% proficiency, ranked #641 of 656 in OH (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 29 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 33% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $90k implies a 799% gain — meaningful room to come down on a strong offer.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.40% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.61%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (median comp): $95,865
• List price: $89,900
• Delta: -6.22%
• 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
4477 Gatewood Pl	0.34mi	3/1.5	1,032 (+1%)	1mo	$144,897	$140	80
4354 Free Pike	0.42mi	3/1.0	1,044 (+2%)	3mo	$82,500	$79	70
3462 Arlene Ave	0.44mi	3/1.0	1,044 (+2%)	3mo	$130,000	$125	70
4333 Marlowe St	0.47mi	4/1.0 (+1)	1,008 (-2%)	1mo	$150,000	$149	66
4293 Thompson Dr	0.51mi	3/1.0	1,056 (+3%)	2mo	$58,850	$56	65
4247 Otis Dr	0.60mi	3/1.0	984 (-4%)	2mo	$120,000	$122	60
4563 Nevada Ave	0.29mi	3/1.0	884 (-14%)	0mo	$94,000	$106	60
3997 Mayview Dr	0.34mi	3/1.0	884 (-14%)	3mo	$81,000	$92	55
3656 Detroit Ave	0.58mi	2/1.0 (-1)	967 (-6%)	3mo	$102,000	$105	53
4703 Natchez Ave	0.42mi	3/1.0	884 (-14%)	5mo	$83,000	$94	50
2660 Grant Ave	0.71mi	3/1.5	912 (-11%)	2mo	$78,000	$86	46
2521 Arlene Ave	0.70mi	3/1.0	1,176 (+15%)	4mo	$100,500	$85	35

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: 9.1%
• Equity multiple: 1.36×
• Total profit: $8,979
• Equity at exit: $13,404

10-year hold

• IRR: 18.3%
• Equity multiple: 2.52×
• Total profit: $38,194
• Equity at exit: $7,773

Cash invested: $25,172 (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 45416

• Home prices YoY: -26.1%
• Active inventory: 29
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,255 high
• Mortgage (P&I): −$471
• Tax from tax record: −$113 /mo · $1,362/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $369

Break-even live

Break-even rent $788

Max offer price $89,900

Occupancy floor 66%

Sensitivity live

Price	-10% $420	-5% $395	+0% $369	+5% $344	+10% $319
Rent	-10% $270	-5% $320	+0% $369	+5% $419	+10% $469
Rate	-1.0pp $415	-0.5pp $392	base $369	+0.5pp $346	+1.0pp $322

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4132 Natchez Ave Dayton, OH	3.0	1.5	991	$1,250	$1.26	4d	1	0.02mi
4527 Channing Ln Dayton, OH	3.0	1.0	946	$1,600	$1.69	44d	1	0.36mi
3858 Haney Rd Dayton, OH	2.0	1.0	850	$825	$0.97	3d	1	0.46mi
3711 Pittsburg Ave Dayton, OH	2.0	1.0	800	$875	$1.09	44d	1	0.53mi
4425 Thompson Dr Dayton, OH	3.0	1.0	864	$1,150	$1.33	3d	1	0.60mi
4003 Whitestone Ct Dayton, OH	3.0	1.0	1096	$1,275	$1.16	44d	1	0.63mi
4161 Mapleleaf Dr Dayton, OH	3.0	1.0	960	$1,250	$1.30	3d	1	0.73mi
2408 Falmouth Ave Dayton, OH	2.0	1.0	806	$950	$1.18	24d	1	1.00mi
2609 Fairport Ave Dayton, OH	3.0	1.0	1000	$1,025	$1.02	3d	1	1.00mi
5112 W Hillcrest Ave Unit 1 Dayton, OH	3.0	1.0	972	$700	$0.72	24d	1	1.01mi
5200 Greencroft Dr Dayton, OH	2.0	2.0	1116	$1,200	$1.08	3d	1	1.17mi
5200 Greencroft Dr Dayton, OH	2.0	2.0	1115	$1,200	$1.08	22d	1	1.17mi
4446 Waymire Ave Dayton, OH	3.0	1.0	1100	$1,100	$1.00	22d	1	1.17mi
2002 Val Vista Ct Dayton, OH	3.0	1.0	975	$1,095	$1.12	22d	1	1.19mi
2014 Hickorydale Dr Unit 2016 Dayton, OH	2.0	1.0	800	$900	$1.12	44d	1	1.26mi
3031 Garvin Rd Unit C Dayton, OH	2.0	2.0	1269	$1,150	$0.91	44d	1	1.28mi
4629 Queens Ave Dayton, OH	2.0	1.0	900	$1,100	$1.22	44d	1	1.36mi
4303 Drowfield Dr Dayton, OH	2.0	1.5	1100	$1,500	$1.36	15d	1	1.37mi

Listing history 21 events

1. 2026-06-18
   days on market $89,900 Active 69 DOM
2. 2026-06-17
   days on market $89,900 Active 68 DOM
3. 2026-06-16
   days on market $89,900 Active 67 DOM
4. 2026-06-15
   days on market $89,900 Active 66 DOM
5. 2026-06-14
   days on market $89,900 Active 64 DOM
6. 2026-06-13
   days on market $89,900 Active 63 DOM
7. 2026-06-10
   days on market $89,900 Active 61 DOM
8. 2026-06-09
   days on market $89,900 Active 60 DOM
9. 2026-06-08
   days on market $89,900 Active 59 DOM
10. 2026-06-07
    pricedays on market $89,900 Active 58 DOM
11. 2026-06-05
    days on market $99,900 Active 55 DOM
12. 2026-06-03
    days on market $99,900 Active 54 DOM
13. 2026-06-02
    days on market $99,900 Active 53 DOM
14. 2026-06-01
    days on market $99,900 Active 52 DOM
15. 2026-05-31
    days on market $99,900 Active 51 DOM
16. 2026-05-14
    price $99,900 1272-char remark

    Show marketing remark (1272 chars)

    Investors! This charming brick bungalow at 4141 Annapolis Ave offers a fantastic opportunity to add a 1,023-square-foot layout in the heart of Trotwood to your portfolio! The home features three comfortable bedrooms and one and a half bathrooms, accented by durable, neutral finishes throughout. The interior welcomes you with a spacious living room and a bright, galley-style kitchen equipped with wood cabinetry, a full appliance package, and a dedicated laundry nook with hookups. A standout feature is the separate dining room, which features sliding glass doors that lead directly to a large, level backyard with a concrete patio—perfect for outdoor entertaining or gardening. This home is being sold AS IS, make your appointment to view this amazing opportunity today! Practicality meets peace of mind with a slab foundation (no basement worries) and updated essential systems, including a modern breaker panel and a high-efficiency gas furnace. The exterior is low-maintenance brick with a long gravel driveway for ample off-street parking. Situated on a 0.14-acre lot within the Dayton City School District and located just minutes from local parks and amenities, this well-established home is a solid choice for homeowners looking for stability and value.

17. 2026-04-10
    listed $104,900 Active 1272-char remark

    Show marketing remark (1272 chars)

    Investors! This charming brick bungalow at 4141 Annapolis Ave offers a fantastic opportunity to add a 1,023-square-foot layout in the heart of Trotwood to your portfolio! The home features three comfortable bedrooms and one and a half bathrooms, accented by durable, neutral finishes throughout. The interior welcomes you with a spacious living room and a bright, galley-style kitchen equipped with wood cabinetry, a full appliance package, and a dedicated laundry nook with hookups. A standout feature is the separate dining room, which features sliding glass doors that lead directly to a large, level backyard with a concrete patio—perfect for outdoor entertaining or gardening. This home is being sold AS IS, make your appointment to view this amazing opportunity today! Practicality meets peace of mind with a slab foundation (no basement worries) and updated essential systems, including a modern breaker panel and a high-efficiency gas furnace. The exterior is low-maintenance brick with a long gravel driveway for ample off-street parking. Situated on a 0.14-acre lot within the Dayton City School District and located just minutes from local parks and amenities, this well-established home is a solid choice for homeowners looking for stability and value.

18. 2012-01-19
    soldstatus $10,000 Closed 282-char remark

    Show marketing remark (282 chars)

    This is a Fannie Mae HomePath property. Fannie Mae will only entertain owner occupant offers the first 15 days in mls. Seller addendum required. Info believed accurate not warranted. Rely on your own inspections. This sale is subject to sellers ability in conveying insurable title.

19. 2012-01-19
    soldstatus $10,000 282-char remark

    Show marketing remark (282 chars)

    This is a Fannie Mae HomePath property. Fannie Mae will only entertain owner occupant offers the first 15 days in mls. Seller addendum required. Info believed accurate not warranted. Rely on your own inspections. This sale is subject to sellers ability in conveying insurable title.

20. 2012-01-03
    historical 282-char remark

    Show marketing remark (282 chars)

    This is a Fannie Mae HomePath property. Fannie Mae will only entertain owner occupant offers the first 15 days in mls. Seller addendum required. Info believed accurate not warranted. Rely on your own inspections. This sale is subject to sellers ability in conveying insurable title.

21. 2011-12-12
    listed $7,900 282-char remark

    Show marketing remark (282 chars)

    This is a Fannie Mae HomePath property. Fannie Mae will only entertain owner occupant offers the first 15 days in mls. Seller addendum required. Info believed accurate not warranted. Rely on your own inspections. This sale is subject to sellers ability in conveying insurable title.

ⓘ 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: $1,362 · $113/mo
• Projected year-2 tax: $1,382 · $115/mo
• Expected delta: +$20/yr (+$2/mo · 1.5%)

ⓘ 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 ≥103°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: $15,065
• − Mortgage interest: −$5,036
• − Property taxes: −$1,362
• − Insurance: −$450
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$2,615
• Taxable income: $3,192
• Est. tax owed @ 24.0%: −$766
• After-tax cash flow: $3,667/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: Dayton City
• NCES district ID: 3904384
• Math proficiency: 12% ▼ -12.00%
• Reading proficiency: 21% ▼ -11.00%
• Median HH income: $28,688
• Composite: 12.94/100
• National rank: #9579
• State rank: #641 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): 5,640
• Household income: $46,174
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 172.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 62% White 18% Two or more races 15% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2%
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -61.27%
• Current HPI: 173.5938
• 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

+1164.6% since first listed

6 events — show timeline

• 2026-05-14 Price Changed $99,900 Dayton MLS
• 2026-04-10 Listed $104,900 Dayton MLS
• 2012-01-19 Sold (MLS) $10,000 Dayton MLS
• 2012-01-19 Sold (MLS) $10,000 Dayton MLS
• 2012-01-03 Listing Removed — Dayton MLS
• 2011-12-12 Listed $7,900 Dayton MLS

Property tax history

+1.0%/yr

Latest (2025): $1,362 · +32.7% YoY. Source: county tax records.