5620 Elgin Roof Rd · Trotwood, OH 45426

$215,000

4 bd · 3.0 ba · 2,231 sqft · MultiFamily public records · 2 Days on market

Built 1970 0.27 ac lot Est $230k · 6% 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).

• Cash flow +26.7/30.0
• ARV discount +10.4/15.0
• DSCR +9.1/10.0
• 1% rule +7.2/10.0
• 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 (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Great opportunity!! Duplex available! Each unit is 2 bed 1.5 bath with a 1 car attached garage. Front living and dining areas, galley kitchen, and family room area with walkout access to the rear patio. 5626 features updated flooring throughout. Both units are currently rented with leases expiring end of April and May.

Key facts

• Galley kitchen
• Updated flooring
• Walkout access

Tags

• GALLEY KITCHEN
• WALKOUT ACCESS
• UPDATED FLOORING
• REAR PATIO

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/1.5-bath units multifamily listed at $215k.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive. Per door: $290/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Cap rate 9.5% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• At $2,614/mo this rent would consume 60% 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 $1k of loan paydown is wiped out by about $6k 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 $60k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $92k; list at $215k implies a 134% gain — meaningful room to come down on a strong offer.

Recommended offer $215,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.22% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.57%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $229,793
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5620 Elgin Roof Rd	0.00mi	4/3.0	2,231 (0%)	1mo	$215,000	$96	99
5640-5646 Elgin Roof Dr	0.03mi	4/3.0	2,231 (0%)	16mo	$230,000	$103	85
4231 Knollcroft Rd	0.28mi	4/3.0	2,231 (0%)	4mo	$180,000	$81	83
5454 Bromwick Dr	0.35mi	4/3.0	2,231 (0%)	1mo	$248,000	$111	83
5660-5666 Elgin Roof Dr	0.07mi	4/3.0	2,231 (0%)	16mo	$236,500	$106	83
5616 Elgin Roof Rd #5610	0.01mi	5/3.0 (+1)	2,231 (0%)	15mo	$210,000	$94	82
5361 Bessmer Dr	0.39mi	4/3.0	2,231 (0%)	1mo	$275,000	$123	81
5326/5324 Greencroft Dr #5324	0.39mi	4/3.0	2,231 (0%)	4mo	$225,000	$101	78
4202 Knollcroft Rd	0.33mi	4/3.0	2,032 (-9%)	1mo	$275,000	$135	69
4287 Drowfield Dr #4285	0.38mi	4/3.0	2,231 (0%)	21mo	$230,000	$103	65
5277 Greencroft Dr #5275	0.48mi	4/3.0	2,231 (0%)	20mo	$185,000	$83	61
4422 Broadbush Dr #4422	0.54mi	4/3.0	2,231 (0%)	22mo	$224,900	$101	57

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: 0.9%
• Equity multiple: 1.04×
• Total profit: $2,175
• Equity at exit: $32,057

10-year hold

• IRR: 10.6%
• Equity multiple: 1.82×
• Total profit: $49,664
• Equity at exit: $18,589

Cash invested: $60,200 (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: 13.7×

Monthly cashflow live

• Estimated rent: $2,614 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$267 /mo · $3,209/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $581

Break-even live

Break-even rent $1,879

Max offer price $215,000

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	1.5	$2,614
Total (2 units)			$2,614

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5261 Bromwick Dr Dayton, OH	4.0	2.0	1765	$1,595	$0.90	43d	1	0.25mi
4220 Willow Creek Dr Dayton, OH	5.0	3.0	2598	$3,000	$1.15	19d	1	1.01mi
4724 Stonehedge St Dayton, OH	3.0	2.0	1404	$1,445	$1.03	43d	1	1.40mi

Listing history 5 events

1. 2026-04-18
   status Pending
2. 2026-04-16
   listed $215,000 Active
3. 2018-05-07
   soldstatus $92,000
4. 2009-03-19
   soldstatus $100,000
5. 1992-08-04
   soldstatus $91,000

ⓘ 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: $3,209 · $267/mo
• Projected year-2 tax: $3,282 · $273/mo
• Expected delta: +$72/yr (+$6/mo · 2.3%)

ⓘ 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
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,368
• − Mortgage interest: −$12,043
• − Property taxes: −$3,209
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,509
• − Management: −$2,509
• − Depreciation: −$6,255
• Taxable income: $3,767
• Est. tax owed @ 24.0%: −$904
• After-tax cash flow: $6,063/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

+136.3% since first listed

5 events — show timeline

• 2026-04-18 Pending — Dayton MLS
• 2026-04-16 Listed $215,000 Dayton MLS
• 2018-05-07 Sold (Public Records) $92,000 Public Records
• 2009-03-19 Sold (Public Records) $100,000 Public Records
• 1992-08-04 Sold (Public Records) $91,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $3,209 · -0.2% YoY. Source: county tax records.