7947 E St Rt 41 · Troy, OH 45373

$245,000

4 bd · 1.0 ba · 1,684 sqft · SingleFamily public records · 26 Days on market

Built 1920 5,227 sqft lot Est $320k · 23% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• Schools +6.6/10.0
• DSCR +4.3/10.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience the charm of country living with the convenience of proximity to town. Delight in your morning coffee on the inviting front porch. The updated kitchen features a large island, perfect for casual dining, complemented by a formal dining room and modern appliances. The home includes a downstairs bedroom, two additional bedrooms upstairs, and a loft with a built-in office. The spacious family room is enhanced by numerous windows, allowing for abundant natural light. The fenced backyard provides privacy for enjoying campfires with family and friends, along with raised garden beds. A 22x22 detached garage offers additional storage and utility. Located in the sought-after Miami East sch

Key facts

• Formal dining room
• Modern appliances
• Large island

Tags

• UPDATED KITCHEN
• LARGE ISLAND
• FORMAL DINING ROOM
• MODERN APPLIANCES
• DOWNSTAIRS BEDROOM
• LOFT WITH BUILT-IN OFFICE

Property features AI

Finance

• Financial info: Property is for sale

Exterior

• Parking: Attached two-car garage
• Utilities: Well water; Water available
• Home design: Residential zoning
• Construction: Aluminum siding
• Exterior features: Fenced yard; Front porch

Interior

• Kitchen: Cooktop; Range; Microwave; Refrigerator
• Bedrooms: Second-floor bedroom (13 x 12); Second-floor bedroom (15 x 12); Main-level bedroom (12 x 9)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central air conditioning; Heating: Baseboard, Forced air, Natural gas
• Interior features: Crawl space and partial, unfinished basement; Utility room
• Laundry & utility: Washer; Dryer; Utility room on main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $35 ($422/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 $188k (23.5% below list).
• Recommended offer: $188k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Miami East Local (rural): math 75% / reading 79% proficiency, ranked #70 of 656 in OH (top 11%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Miami East Elementary (math 79% / reading 76%, grade A, #213 of 1,584 statewide, top 14%, 630 students, 0% FRL); Miami East Junior High School (math 78% / reading 78%, grade A+, #61 of 654 statewide, top 10%, 305 students, 45% FRL); Miami East High School (math 57% / reading 87%, grade B+, #89 of 781 statewide, top 12%, 478 students, 9% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $115k; list at $245k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $187,539 (23.5% below list)

Questions for the listing agent

1. Built in 1920 — 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. 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.
5. 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.
6. 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: 6.47%
• Cash-on-cash: 0.62%
• DSCR: 1.03
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $319,960
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
910 S Alcony Conover Rd	0.09mi	4/2.0	1,792 (+6%)	7mo	$340,000	$190	75
1295 Lehman Rd	0.40mi	4/2.0	1,504 (-11%)	20mo	$255,000	$170	43

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: -13.4%
• Equity multiple: 0.51×
• Total profit: $-33,618
• Equity at exit: $36,530

10-year hold

• IRR: -2.0%
• Equity multiple: 0.86×
• Total profit: $-9,912
• Equity at exit: $21,183

Cash invested: $68,600 (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: $1,875 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$60 /mo · $714/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $35

Break-even live

Break-even rent $1,831

Max offer price $245,000

Occupancy floor 93%

Sensitivity live

Price	-10% $174	-5% $105	+0% $35	+5% $-34	+10% $-104
Rent	-10% $-113	-5% $-39	+0% $35	+5% $109	+10% $183
Rate	-1.0pp $159	-0.5pp $97	base $35	+0.5pp $-28	+1.0pp $-93

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $245,000 Active 26 DOM
2. 2026-06-18
   days on market $245,000 Active 23 DOM
3. 2026-06-17
   days on market $245,000 Active 22 DOM
4. 2026-06-16
   pricedays on market $245,000 Active 21 DOM
5. 2026-06-15
   days on market $265,000 Active 20 DOM
6. 2026-06-14
   days on market $265,000 Active 18 DOM
7. 2026-06-13
   days on market $265,000 Active 17 DOM
8. 2026-06-10
   days on market $265,000 Active 15 DOM
9. 2026-06-09
   days on market $265,000 Active 14 DOM
10. 2026-06-08
    days on market $265,000 Active 13 DOM
11. 2026-06-07
    days on market $265,000 Active 12 DOM
12. 2026-06-05
    days on market $265,000 Active 9 DOM
13. 2026-06-03
    days on market $265,000 Active 8 DOM
14. 2026-06-03
    price $265,000 Active 7 DOM
15. 2026-06-02
    days on market $275,000 Active 7 DOM
16. 2026-06-01
    days on market $275,000 Active 6 DOM
17. 2026-05-31
    days on market $275,000 Active 5 DOM
18. 2026-05-26
    listed $275,000 Active
19. 2022-06-24
    soldstatus $115,000
20. 2020-02-26
    soldstatus $71,000

ⓘ 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: $714 · $60/mo
• Projected year-2 tax: $2,268 · $189/mo
• Expected delta: +$1,554/yr (+$129/mo · 217.6%)

ⓘ 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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,505
• − Mortgage interest: −$13,724
• − Property taxes: −$714
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − Depreciation: −$7,127
• Taxable loss: −$3,886
• Est. tax savings @ 24.0%: +$933
• After-tax cash flow: $1,355/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: Miami East Local
• NCES district ID: 3904862
• Math proficiency: 75% ▼ -9.00%
• Reading proficiency: 79% ▼ -3.00%
• Median HH income: $62,317
• Composite: 66.34/100
• National rank: #424
• State rank: #70 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

• 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

+287.3% since first listed

3 events — show timeline

• 2026-05-26 Listed $275,000 Dayton MLS
• 2022-06-24 Sold (Public Records) $115,000 Public Records
• 2020-02-26 Sold (Public Records) $71,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $714 · -46.8% YoY. Source: county tax records.