3682 Nevada Ave · Trotwood, OH 45416

$84,900

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 31 Days on market

Built 1954 8,220 sqft lot Est $80k · 6% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +5.0/15.0
• 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

Excellent starter home, three-bedroom Ranch with vinyl siding and a new roof. Fresh paint and Tile floors throughout. Updated kitchen cabinets, countertops and sink. Updated bathroom, new bathtub and shower surround, vanity and toilet. Central air conditioning, new blacktop driveway. Huge backyard features, attached storage shed and patio. The home is move-in ready.

Key facts

• Slab foundation
• One story layout
• Off street parking

Tags

• ONE STORY LAYOUT
• SLAB FOUNDATION
• PRIVATE DRIVEWAY
• OFF STREET PARKING
• STORAGE SHED
• FULLY FENCED BACKYARD

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Home design: Single-story; Residential property
• Construction: Aluminum siding; Vinyl siding; Slab foundation
• Exterior features: Residential lot (approx. 0.19 acre, 60 x 137)

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom (main level)
• Interior features: Central air conditioning; Forced air heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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, crime F, amenities 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.
• Zoned schools: River'S Edge Montessori Elementary School (math 22% / reading 32%, grade F, #1,193 of 1,584 statewide, top 76%, 494 students, 0% FRL); Belmont High School (math 5% / reading 20%, grade F, #720 of 781 statewide, top 93%, 1,100 students, 0% FRL) — zoned schools average 0% FRL vs 74% district-wide (74 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 30 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 30% 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 $587 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 $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $50k; list at $85k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.38% ✓
• Cap rate: 11.83%
• Cash-on-cash: 19.79%
• DSCR: 1.88
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $80,352
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4460 Curundu Ave	0.19mi	3/1.0	864 (0%)	3mo	$80,000	$93	88
4563 Nevada Ave	0.18mi	3/1.0	884 (+2%)	0mo	$94,000	$106	88
4601 Curundu Ave	0.11mi	3/1.0	884 (+2%)	5mo	$92,000	$104	87
4466 Gatewood Pl	0.19mi	3/1.0	864 (0%)	5mo	$77,400	$90	87
4472 Curundu Ave	0.18mi	3/1.0	864 (0%)	8mo	$70,000	$81	85
3691 Marlin Ave	0.12mi	3/1.0	864 (0%)	12mo	$35,640	$41	85
4703 Natchez Ave	0.28mi	3/1.0	884 (+2%)	5mo	$83,000	$94	79
3997 Mayview Dr	0.32mi	3/1.0	884 (+2%)	3mo	$81,000	$92	79
3701 Brumbaugh Blvd	0.10mi	2/1.0 (-1)	884 (+2%)	10mo	$25,000	$28	78
4288 Redonda Ln	0.33mi	3/2.0	864 (0%)	4mo	$125,000	$145	77
3678 Wilmore St	0.59mi	3/1.5	864 (0%)	3mo	$131,900	$153	68
2419 Marchmont Dr	0.60mi	3/1.0	972 (+12%)	9mo	$79,900	$82	44

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: 11.9%
• Equity multiple: 1.47×
• Total profit: $11,195
• Equity at exit: $12,659

10-year hold

• IRR: 20.8%
• Equity multiple: 2.76×
• Total profit: $41,839
• Equity at exit: $7,341

Cash invested: $23,772 (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: 30
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,174 high
• Mortgage (P&I): −$445
• Tax from tax record: −$55 /mo · $654/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $392

Break-even live

Break-even rent $677

Max offer price $84,900

Occupancy floor 62%

Sensitivity live

Price	-10% $440	-5% $416	+0% $392	+5% $368	+10% $344
Rent	-10% $299	-5% $346	+0% $392	+5% $438	+10% $485
Rate	-1.0pp $435	-0.5pp $414	base $392	+0.5pp $370	+1.0pp $348

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: $21,225
• Closing costs: $2,547
• 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	0.47mi
4527 Channing Ln Dayton, OH	3.0	1.0	946	$1,600	$1.69	45d	1	0.56mi
5112 W Hillcrest Ave Unit 1 Dayton, OH	3.0	1.0	972	$700	$0.72	25d	1	0.67mi
4365 Parkway Dr Trotwood, OH	2.0	1.0	600	$800	$1.33	45d	1	0.68mi
3711 Pittsburg Ave Dayton, OH	2.0	1.0	800	$875	$1.09	45d	1	0.86mi
3858 Haney Rd Dayton, OH	2.0	1.0	850	$825	$0.97	4d	1	0.90mi
2002 Val Vista Ct Dayton, OH	3.0	1.0	975	$1,095	$1.12	23d	1	0.90mi
2014 Hickorydale Dr Unit 2016 Dayton, OH	2.0	1.0	800	$900	$1.12	45d	1	0.96mi
2408 Falmouth Ave Dayton, OH	2.0	1.0	806	$950	$1.18	25d	1	1.03mi
4446 Waymire Ave Dayton, OH	3.0	1.0	1100	$1,100	$1.00	23d	1	1.04mi
4425 Thompson Dr Dayton, OH	3.0	1.0	864	$1,150	$1.33	4d	1	1.04mi
4003 Whitestone Ct Dayton, OH	3.0	1.0	1096	$1,275	$1.16	45d	1	1.08mi
2501 Fairport Ave Dayton, OH	2.0	1.0	605	$850	$1.40	45d	1	1.13mi
2609 Fairport Ave Dayton, OH	3.0	1.0	1000	$1,025	$1.02	4d	1	1.13mi
4629 Queens Ave Dayton, OH	2.0	1.0	900	$1,100	$1.22	45d	1	1.14mi
4161 Mapleleaf Dr Dayton, OH	3.0	1.0	960	$1,250	$1.30	4d	1	1.19mi
5200 Greencroft Dr Dayton, OH	2.0	2.0	1116	$1,200	$1.08	4d	1	1.45mi
5200 Greencroft Dr Dayton, OH	2.0	2.0	1115	$1,200	$1.08	23d	1	1.45mi

Listing history 26 events

1. 2026-06-22
   pricedays on market $84,900 Active 31 DOM
2. 2026-06-18
   days on market $89,900 Active 28 DOM
3. 2026-06-17
   days on market $89,900 Active 27 DOM
4. 2026-06-16
   days on market $89,900 Active 26 DOM
5. 2026-06-15
   days on market $89,900 Active 25 DOM
6. 2026-06-14
   days on market $89,900 Active 23 DOM
7. 2026-06-13
   remarks 578-char remark
8. 2026-06-13
   days on market $89,900 Active 22 DOM
9. 2026-06-10
   days on market $89,900 Active 20 DOM
10. 2026-06-09
    days on market $89,900 Active 19 DOM
11. 2026-06-08
    days on market $89,900 Active 18 DOM
12. 2026-06-07
    days on market $89,900 Active 17 DOM
13. 2026-06-05
    days on market $89,900 Active 14 DOM
14. 2026-06-03
    days on market $89,900 Active 13 DOM
15. 2026-06-02
    days on market $89,900 Active 12 DOM
16. 2026-06-01
    days on market $89,900 Active 11 DOM
17. 2026-05-31
    days on market $89,900 Active 10 DOM
18. 2026-05-21
    listed $89,900 Active
19. 2020-09-30
    soldstatus $50,000
20. 2020-08-26
    soldstatus $50,000 Sold 368-char remark

    Show marketing remark (368 chars)

    Excellent starter home, three-bedroom Ranch with vinyl siding and a new roof. Fresh paint and Tile floors throughout. Updated kitchen cabinets, countertops and sink. Updated bathroom, new bathtub and shower surround, vanity and toilet. Central air conditioning, new blacktop driveway. Huge backyard features, attached storage shed and patio. The home is move-in ready.

21. 2020-08-26
    soldstatus $50,000 Closed 368-char remark

    Show marketing remark (368 chars)

    Excellent starter home, three-bedroom Ranch with vinyl siding and a new roof. Fresh paint and Tile floors throughout. Updated kitchen cabinets, countertops and sink. Updated bathroom, new bathtub and shower surround, vanity and toilet. Central air conditioning, new blacktop driveway. Huge backyard features, attached storage shed and patio. The home is move-in ready.

22. 2020-08-13
    status Pending 368-char remark

    Show marketing remark (368 chars)

    Excellent starter home, three-bedroom Ranch with vinyl siding and a new roof. Fresh paint and Tile floors throughout. Updated kitchen cabinets, countertops and sink. Updated bathroom, new bathtub and shower surround, vanity and toilet. Central air conditioning, new blacktop driveway. Huge backyard features, attached storage shed and patio. The home is move-in ready.

23. 2020-08-10
    listed $53,900 Active 368-char remark

    Show marketing remark (368 chars)

    Excellent starter home, three-bedroom Ranch with vinyl siding and a new roof. Fresh paint and Tile floors throughout. Updated kitchen cabinets, countertops and sink. Updated bathroom, new bathtub and shower surround, vanity and toilet. Central air conditioning, new blacktop driveway. Huge backyard features, attached storage shed and patio. The home is move-in ready.

24. 2005-04-27
    soldstatus $58,500
25. 2005-03-03
    soldstatus $58,410
26. 2003-12-03
    soldstatus $22,000

ⓘ 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: $654 · $55/mo
• Projected year-2 tax: $989 · $82/mo
• Expected delta: +$335/yr (+$28/mo · 51.2%)

ⓘ 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 ≥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: $14,083
• − Mortgage interest: −$4,756
• − Property taxes: −$654
• − Insurance: −$424
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$2,470
• Taxable income: $3,525
• Est. tax owed @ 24.0%: −$846
• After-tax cash flow: $3,858/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

+308.6% since first listed

9 events — show timeline

• 2026-05-21 Listed $89,900 Dayton MLS
• 2020-09-30 Sold (Public Records) $50,000 Public Records
• 2020-08-26 Sold (MLS) $50,000 Dayton MLS
• 2020-08-26 Sold (MLS) $50,000 Dayton MLS
• 2020-08-13 Pending — Dayton MLS
• 2020-08-10 Listed $53,900 Dayton MLS
• 2005-04-27 Sold (Public Records) $58,500 Public Records
• 2005-03-03 Sold (Public Records) $58,410 Public Records
• 2003-12-03 Sold (Public Records) $22,000 Public Records

Property tax history

-5.5%/yr

Latest (2025): $654 · +1521.3% YoY. Source: county tax records.