226 Grand Ave · Trotwood, OH 45426

$84,900

2 bd · 1.0 ba · 884 sqft · SingleFamily public records · 11 Days on market

Built 1946 8,250 sqft lot Est $102k · 16% 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 +27.0/30.0
• ARV discount +14.9/15.0
• DSCR +9.3/10.0
• 1% rule +7.5/10.0
• 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

Are you ready to move??? This cute little bungalow is in a quiet, quaint neighborhood in Trotwood and is looking for its next owner! House features a living room & dining room. Updates include: water heater 1 year old, furnace 3 years old and gas line and meter replaced Oct 2017. Stainless steel refrigerator and stove are approx 5 years old and can stay if needed. Fridge in garage does not convey. Washer and dryer also stay. Seller is offering a 1 yr home warranty. Please include in offer if requesting.

Key facts

• Spacious backyard
• Full basement
• 8,250 sq ft lot

Tags

• FULL BASEMENT
• SPACIOUS BACKYARD
• TRADITIONAL FLOOR PLAN

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached garage
• Home design: Single-story home
• Construction: Aluminum and vinyl siding
• Exterior features: 55 x 150 lot (approximately 0.19 acres); Residential zoning

Interior

• Kitchen: Kitchen on main level (13 x 9); Dishwasher; Range; Refrigerator
• Bedrooms: At least one bedroom on the main level (9 x 10)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Crawl space and other basement options; Six total rooms
• Laundry & utility: Main-level utility room (11 x 6)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 9.6% 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: 49 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).

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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $60k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,900

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.25% ✓
• Cap rate: 9.65%
• Cash-on-cash: 11.97%
• DSCR: 1.53
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $101,660
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 N Broadway St	0.43mi	2/1.5	897 (+2%)	14mo	$103,400	$115	64
10 W Sunrise Ave	0.43mi	2/1.0	888 (+0%)	24mo	$97,000	$109	60
17 N Sunrise Ave	0.52mi	2/1.0	948 (+7%)	7mo	$129,000	$136	58
8 S Sunrise Ave	0.51mi	2/1.0	912 (+3%)	21mo	$78,000	$86	53
22 Carma Dr	0.16mi	3/1.0 (+1)	972 (+10%)	21mo	$144,900	$149	53

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-2,817
• Equity at exit: $12,659

10-year hold

• IRR: 6.6%
• Equity multiple: 1.50×
• Total profit: $11,816
• 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 45426

• Home prices YoY: -12.0%
• Active inventory: 49
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,061 high
• Mortgage (P&I): −$445
• Tax from tax record: −$120 /mo · $1,442/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $171

Break-even live

Break-even rent $845

Max offer price $84,900

Occupancy floor 79%

Sensitivity live

Price	-10% $219	-5% $195	+0% $171	+5% $147	+10% $123
Rent	-10% $87	-5% $129	+0% $171	+5% $213	+10% $255
Rate	-1.0pp $213	-0.5pp $192	base $171	+0.5pp $149	+1.0pp $126

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 N Broadway St Trotwood, OH	2.0	1.0	725	$900	$1.24	4d	1	0.52mi
421 N Broadway St Trotwood, OH	2.0	1.0	1000	$945	$0.94	3d	1	0.57mi
481 N Broadway St Unit 1 Trotwood, OH	2.0	1.5	950	$895	$0.94	45d	1	0.63mi
481 N Broadway St Unit 8 Trotwood, OH	2.0	1.5	950	$850	$0.89	4d	1	0.63mi
249 Burman Ave Trotwood, OH	2.0	1.0	1030	$1,050	$1.02	12d	1	0.72mi
259 Burman Ave Dayton, OH	2.0	1.0	1030	$1,050	$1.02	12d	1	0.73mi
194 Burman Ave Trotwood, OH	1.0	1.0	660	$800	$1.21	45d	1	0.81mi
400 Burman Ave Trotwood, OH	1.0–2.0	1.0	845	$1,050	$1.24	4d	5	0.86mi
470 Burman Ave Unit 219 Dayton, OH	1.0	1.0	750	$725	$0.97	45d	1	0.99mi

Listing history 14 events

1. 2026-05-31
   statusdays on market $84,900 Pending 11 DOM
2. 2026-05-19
   listed $84,900 Active
3. 2018-12-28
   soldstatus $60,000
4. 2018-02-16
   soldstatus $21,000 Closed 514-char remark

   Show marketing remark (514 chars)

   Are you ready to move??? This cute little bungalow is in a quiet, quaint neighborhood in Trotwood and is looking for its next owner! House features a living room & dining room. Updates include: water heater 1 year old, furnace 3 years old and gas line and meter replaced Oct 2017. Stainless steel refrigerator and stove are approx 5 years old and can stay if needed. Fridge in garage does not convey. Washer and dryer also stay. Seller is offering a 1 yr home warranty. Please include in offer if requesting.

5. 2018-02-16
   soldstatus $21,000 Sold 514-char remark

   Show marketing remark (514 chars)

   Are you ready to move??? This cute little bungalow is in a quiet, quaint neighborhood in Trotwood and is looking for its next owner! House features a living room & dining room. Updates include: water heater 1 year old, furnace 3 years old and gas line and meter replaced Oct 2017. Stainless steel refrigerator and stove are approx 5 years old and can stay if needed. Fridge in garage does not convey. Washer and dryer also stay. Seller is offering a 1 yr home warranty. Please include in offer if requesting.

6. 2018-02-02
   status Pending 514-char remark

   Show marketing remark (514 chars)

   Are you ready to move??? This cute little bungalow is in a quiet, quaint neighborhood in Trotwood and is looking for its next owner! House features a living room & dining room. Updates include: water heater 1 year old, furnace 3 years old and gas line and meter replaced Oct 2017. Stainless steel refrigerator and stove are approx 5 years old and can stay if needed. Fridge in garage does not convey. Washer and dryer also stay. Seller is offering a 1 yr home warranty. Please include in offer if requesting.

7. 2018-02-01
   historical Active/Pending 514-char remark

   Show marketing remark (514 chars)

   Are you ready to move??? This cute little bungalow is in a quiet, quaint neighborhood in Trotwood and is looking for its next owner! House features a living room & dining room. Updates include: water heater 1 year old, furnace 3 years old and gas line and meter replaced Oct 2017. Stainless steel refrigerator and stove are approx 5 years old and can stay if needed. Fridge in garage does not convey. Washer and dryer also stay. Seller is offering a 1 yr home warranty. Please include in offer if requesting.

8. 2018-01-22
   listed $24,900 Active 514-char remark

   Show marketing remark (514 chars)

   Are you ready to move??? This cute little bungalow is in a quiet, quaint neighborhood in Trotwood and is looking for its next owner! House features a living room & dining room. Updates include: water heater 1 year old, furnace 3 years old and gas line and meter replaced Oct 2017. Stainless steel refrigerator and stove are approx 5 years old and can stay if needed. Fridge in garage does not convey. Washer and dryer also stay. Seller is offering a 1 yr home warranty. Please include in offer if requesting.

9. 2016-09-01
   historical
10. 2016-04-14
    price $119,900
11. 2015-12-07
    price $139,900
12. 2015-09-21
    listed $149,900 Active
13. 1987-08-25
    soldstatus $29,900
14. 1987-08-25
    soldstatus $29,900

ⓘ 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: $1,442 · $120/mo
• Projected year-2 tax: $1,442 · $120/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 7/10 Severe FEMA zone X (shaded) · 95% 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 100% 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: $12,729
• − Mortgage interest: −$4,756
• − Property taxes: −$1,442
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,018
• − Management: −$1,018
• − Depreciation: −$2,470
• Taxable income: $803
• Est. tax owed @ 24.0%: −$193
• After-tax cash flow: $1,856/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

+183.9% since first listed

13 events — show timeline

• 2026-05-19 Listed $84,900 Dayton MLS
• 2018-12-28 Sold (Public Records) $60,000 Public Records
• 2018-02-16 Sold (MLS) $21,000 Dayton MLS
• 2018-02-16 Sold (MLS) $21,000 Dayton MLS
• 2018-02-02 Pending — Dayton MLS
• 2018-02-01 Contingent — Dayton MLS
• 2018-01-22 Listed $24,900 Dayton MLS
• 2016-09-01 Listing Removed — Dayton MLS
• 2016-04-14 Price Changed $119,900 Dayton MLS
• 2015-12-07 Price Changed $139,900 Dayton MLS
• 2015-09-21 Listed $149,900 Dayton MLS
• 1987-08-25 Sold (Public Records) $29,900 Public Records
• 1987-08-25 Sold (Public Records) $29,900 Public Records

Property tax history

+0.2%/yr

Latest (2025): $1,442 · -0.2% YoY. Source: county tax records.