4 Pleasant Ave · Trotwood, OH 45426

$75,000

3 bd · 3.0 ba · 2,184 sqft · MultiFamily public records · 250 Days on market

Built 1919 3,023 sqft lot $34/sqft · 75% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

3 unit - investor dream - rehab is necessary - roof 2022, updated siding, gutters, permits from Trotwood have been pulled. This is a great investment - potential income is high. Please use caution when entering property- being sold as is - no other repairs will be done

Key facts

• Roof 2022
• Updated siding
• Gutters

Tags

• ROOF 2022
• UPDATED SIDING
• GUTTERS
• PERMITS FROM TROTWOOD

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/3.0-bath units multifamily listed at $75k.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive. Per door: $872/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 48.1% 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; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• At $4,096/mo this rent would consume 95% of the median local household income ($52k/yr) (locally 852% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 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 $21k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 250 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $75k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 250 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 5.46% ✓
• Cap rate: 48.15%
• Cash-on-cash: 149.48%
• DSCR: 7.65
• GRM: 1.5

CMA / ARV

• ARV (median comp): $297,521
• List price: $75,000
• Delta: -74.79%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.36×
• Total profit: $154,582
• Equity at exit: $11,183

10-year hold

• IRR: —
• Equity multiple: 17.65×
• Total profit: $349,650
• Equity at exit: $6,485

Cash invested: $21,000 (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: 4.6×

Monthly cashflow live

• Estimated rent: $4,096 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$195 /mo · $2,344/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$860
• Net cashflow: $2,616

Break-even live

Break-even rent $785

Max offer price $75,000

Occupancy floor 31%

Sensitivity live

Price	-10% $2,658	-5% $2,637	+0% $2,616	+5% $2,595	+10% $2,573
Rent	-10% $2,292	-5% $2,454	+0% $2,616	+5% $2,778	+10% $2,940
Rate	-1.0pp $2,654	-0.5pp $2,635	base $2,616	+0.5pp $2,597	+1.0pp $2,577

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	3	$4,095
Total (3 units)			$4,096

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $75,000 Active 250 DOM
2. 2026-06-17
   days on market $75,000 Active 249 DOM
3. 2026-06-16
   days on market $75,000 Active 248 DOM
4. 2026-06-15
   days on market $75,000 Active 247 DOM
5. 2026-06-14
   days on market $75,000 Active 245 DOM
6. 2026-06-13
   days on market $75,000 Active 244 DOM
7. 2026-06-10
   days on market $75,000 Active 242 DOM
8. 2026-06-09
   days on market $75,000 Active 241 DOM
9. 2026-06-08
   days on market $75,000 Active 240 DOM
10. 2026-06-07
    days on market $75,000 Active 239 DOM
11. 2026-06-03
    days on market $75,000 Active 235 DOM
12. 2026-06-02
    days on market $75,000 Active 234 DOM
13. 2026-06-01
    days on market $75,000 Active 233 DOM
14. 2026-05-31
    days on market $75,000 Active 232 DOM
15. 2026-05-31
    days on market $75,000 Active 231 DOM
16. 2026-03-06
    price $75,000 270-char remark

    Show marketing remark (270 chars)

    3 unit - investor dream - rehab is necessary - roof 2022, updated siding, gutters, permits from Trotwood have been pulled. This is a great investment - potential income is high. Please use caution when entering property- being sold as is - no other repairs will be done

17. 2025-12-30
    status Active 270-char remark

    Show marketing remark (270 chars)

    3 unit - investor dream - rehab is necessary - roof 2022, updated siding, gutters, permits from Trotwood have been pulled. This is a great investment - potential income is high. Please use caution when entering property- being sold as is - no other repairs will be done

18. 2025-12-09
    status Pending 270-char remark

    Show marketing remark (270 chars)

    3 unit - investor dream - rehab is necessary - roof 2022, updated siding, gutters, permits from Trotwood have been pulled. This is a great investment - potential income is high. Please use caution when entering property- being sold as is - no other repairs will be done

19. 2025-10-23
    price $80,000 270-char remark

    Show marketing remark (270 chars)

    3 unit - investor dream - rehab is necessary - roof 2022, updated siding, gutters, permits from Trotwood have been pulled. This is a great investment - potential income is high. Please use caution when entering property- being sold as is - no other repairs will be done

20. 2025-09-19
    listed $95,000 Active 270-char remark

    Show marketing remark (270 chars)

    3 unit - investor dream - rehab is necessary - roof 2022, updated siding, gutters, permits from Trotwood have been pulled. This is a great investment - potential income is high. Please use caution when entering property- being sold as is - no other repairs will be done

21. 2022-09-12
    soldstatus $25,000
22. 2021-03-01
    soldstatus $20,000
23. 1987-03-31
    soldstatus $37,000
24. 1987-03-31
    soldstatus $37,000

ⓘ 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: $2,344 · $195/mo
• Projected year-2 tax: $2,344 · $195/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°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: $49,152
• − Mortgage interest: −$4,201
• − Property taxes: −$2,344
• − Insurance: −$375
• − Repairs & maintenance: −$3,932
• − Management: −$3,932
• − Depreciation: −$2,182
• Taxable income: $32,186
• Est. tax owed @ 24.0%: −$7,725
• After-tax cash flow: $23,667/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: 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

+102.7% since first listed

9 events — show timeline

• 2026-03-06 Price Changed $75,000 Dayton MLS
• 2025-12-30 Relisted — Dayton MLS
• 2025-12-09 Pending — Dayton MLS
• 2025-10-23 Price Changed $80,000 Dayton MLS
• 2025-09-19 Listed $95,000 Dayton MLS
• 2022-09-12 Sold (Public Records) $25,000 Public Records
• 2021-03-01 Sold (Public Records) $20,000 Public Records
• 1987-03-31 Sold (Public Records) $37,000 Public Records
• 1987-03-31 Sold (Public Records) $37,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,344 · +0.1% YoY. Source: county tax records.