5003 Well Fleet Dr · Trotwood, OH 45426

$99,000

2 bd · 1.5 ba · 1,002 sqft · Condo public records · 162 Days on market

Built 1975 $233/mo HOA · 18% of rent

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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 +21.2/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 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

Listing remarks MLS

Spacious 2-Bedroom Condo in Amenity-Rich Community! Welcome to this inviting two-bedroom, one-and-a-half-bath condo, tucked within a quiet community. This brick two-story home features an attached one-car garage and a private, fenced-in patio with wood decking—ideal for relaxing or entertaining. Enjoy access to a host of community amenities including a swimming pool, tennis courts, , and a play area, several picnic areas, dog walks. Offering low-maintenance living with added peace of mind makes this one a winner! Inside, the home offers a great opportunity for cosmetic updates to reflect your personal style. The layout is spacious and functional and room to make it your own. Conveniently located just minutes from shopping, dining, and major expressways, this condo is perfect for first-time buyers, investors, or anyone looking to add their own finishing touches to a well-located home with endless potential. Schedule your showing today and imagine the possibilities!

Key facts

• Play area
• Community amenities
• Swimming pool

Tags

• PRIVATE PATIO
• COMMUNITY AMENITIES
• SWIMMING POOL
• TENNIS COURTS
• PLAY AREA
• PICNIC AREAS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $99k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 6.5% in Trotwood — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• 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.
• Zoned schools: Trotwood-Madison Early Learning Center (416 students, 0% FRL); Trotwood-Madison Middle School (math 8% / reading 18%, grade F, #640 of 654 statewide, top 98%, 608 students, 0% FRL); Trotwood-Madison High School (math 2% / reading 27%, grade F, #717 of 781 statewide, top 92%, 770 students, 0% FRL) — zoned schools average 0% FRL vs 78% district-wide (78 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 49 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 ($52k/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 $684 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.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $99k implies a 53% gain — meaningful room to come down on a strong offer.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.32% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.23%
• DSCR: 1.28
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.5%
• Equity multiple: 0.76×
• Total profit: $-6,726
• Equity at exit: $14,761

10-year hold

• IRR: 3.2%
• Equity multiple: 1.24×
• Total profit: $6,545
• Equity at exit: $8,560

Cash invested: $27,720 (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: 49
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,310 high
• Mortgage (P&I): −$519
• Tax from tax record: −$97 /mo · $1,167/yr
• Insurance: −$41
• HOA: −$233
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $144

Break-even live

Break-even rent $1,127

Max offer price $99,000

Occupancy floor 84%

Sensitivity live

Price	-10% $200	-5% $172	+0% $144	+5% $116	+10% $88
Rent	-10% $41	-5% $92	+0% $144	+5% $196	+10% $247
Rate	-1.0pp $194	-0.5pp $169	base $144	+0.5pp $118	+1.0pp $92

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5530 Autumn Hills Dr Dayton, OH	1.0–2.0	1.0–2.0	737	$1,035	$1.40	4d	5	0.41mi
4564 Linchmere Dr Dayton, OH	3.0	3.0	1096	$1,595	$1.46	16d	1	0.64mi
5900 Macduff Dr Dayton, OH	1.0–4.0	1.0–2.0	1104	$1,238	$1.12	4d	17	0.68mi
5 Belle Meadows Dr Dayton, OH	1.0–3.0	1.0–2.5	950	$1,159	$1.22	4d	1	0.80mi
4724 Stonehedge St Dayton, OH	3.0	2.0	1404	$1,445	$1.03	45d	1	0.97mi
4303 Drowfield Dr Dayton, OH	2.0	1.5	1100	$1,500	$1.36	16d	1	1.24mi
5200 Greencroft Dr Dayton, OH	2.0	2.0	1115	$1,200	$1.08	23d	1	1.44mi
5200 Greencroft Dr Dayton, OH	2.0	2.0	1116	$1,200	$1.08	4d	1	1.44mi

HOA detail condo

• Monthly dues: $233 · $2,796/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-03-24
   status Pending
2. 2026-01-12
   status Active
3. 2026-01-02
   status Pending
4. 2025-12-01
   price $99,000
5. 2025-10-31
   status Active
6. 2025-10-06
   status Pending
7. 2025-09-06
   listed $105,000 Active
8. 2025-06-04
   soldstatus $64,900
9. 2025-05-16
   soldstatus $64,900 Closed 986-char remark

   Show marketing remark (986 chars)

   Spacious 2-Bedroom Condo in Amenity-Rich Community! Welcome to this inviting two-bedroom, one-and-a-half-bath condo, tucked within a quiet community. This brick two-story home features an attached one-car garage and a private, fenced-in patio with wood decking—ideal for relaxing or entertaining. Enjoy access to a host of community amenities including a swimming pool, tennis courts, , and a play area, several picnic areas, dog walks. Offering low-maintenance living with added peace of mind makes this one a winner! Inside, the home offers a great opportunity for cosmetic updates to reflect your personal style. The layout is spacious and functional and room to make it your own. Conveniently located just minutes from shopping, dining, and major expressways, this condo is perfect for first-time buyers, investors, or anyone looking to add their own finishing touches to a well-located home with endless potential. Schedule your showing today and imagine the possibilities!

10. 2025-04-23
    historical ActiveUnderContract 986-char remark

    Show marketing remark (986 chars)

    Spacious 2-Bedroom Condo in Amenity-Rich Community! Welcome to this inviting two-bedroom, one-and-a-half-bath condo, tucked within a quiet community. This brick two-story home features an attached one-car garage and a private, fenced-in patio with wood decking—ideal for relaxing or entertaining. Enjoy access to a host of community amenities including a swimming pool, tennis courts, , and a play area, several picnic areas, dog walks. Offering low-maintenance living with added peace of mind makes this one a winner! Inside, the home offers a great opportunity for cosmetic updates to reflect your personal style. The layout is spacious and functional and room to make it your own. Conveniently located just minutes from shopping, dining, and major expressways, this condo is perfect for first-time buyers, investors, or anyone looking to add their own finishing touches to a well-located home with endless potential. Schedule your showing today and imagine the possibilities!

11. 2025-04-14
    listed $64,900 Active 986-char remark

    Show marketing remark (986 chars)

    Spacious 2-Bedroom Condo in Amenity-Rich Community! Welcome to this inviting two-bedroom, one-and-a-half-bath condo, tucked within a quiet community. This brick two-story home features an attached one-car garage and a private, fenced-in patio with wood decking—ideal for relaxing or entertaining. Enjoy access to a host of community amenities including a swimming pool, tennis courts, , and a play area, several picnic areas, dog walks. Offering low-maintenance living with added peace of mind makes this one a winner! Inside, the home offers a great opportunity for cosmetic updates to reflect your personal style. The layout is spacious and functional and room to make it your own. Conveniently located just minutes from shopping, dining, and major expressways, this condo is perfect for first-time buyers, investors, or anyone looking to add their own finishing touches to a well-located home with endless potential. Schedule your showing today and imagine the possibilities!

12. 2000-05-04
    soldstatus $50,000
13. 1978-08-04
    soldstatus $26,312

ⓘ 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: $1,167 · $97/mo
• Projected year-2 tax: $1,356 · $113/mo
• Expected delta: +$189/yr (+$16/mo · 16.2%)

ⓘ 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 ≥101°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: $15,716
• − Mortgage interest: −$5,546
• − Property taxes: −$1,167
• − Insurance: −$495
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − HOA: −$2,796
• − Depreciation: −$2,880
• Taxable income: $318
• Est. tax owed @ 24.0%: −$76
• After-tax cash flow: $1,651/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

+276.3% since first listed

13 events — show timeline

• 2026-03-24 Pending — Dayton MLS
• 2026-01-12 Relisted — Dayton MLS
• 2026-01-02 Pending — Dayton MLS
• 2025-12-01 Price Changed $99,000 Dayton MLS
• 2025-10-31 Relisted — Dayton MLS
• 2025-10-06 Pending — Dayton MLS
• 2025-09-06 Listed $105,000 Dayton MLS
• 2025-06-04 Sold (Public Records) $64,900 Public Records
• 2025-05-16 Sold (MLS) $64,900 Dayton MLS
• 2025-04-23 Contingent — Dayton MLS
• 2025-04-14 Listed $64,900 Dayton MLS
• 2000-05-04 Sold (Public Records) $50,000 Public Records
• 1978-08-04 Sold (Public Records) $26,312 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,167 · -0.2% YoY. Source: county tax records.