1303 Graystone Dr · Trotwood, OH 45417

$79,900

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 10 Days on market

Built 1956 8,276 sqft lot Est $100k · 20% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Attention Investors! This 3-bedroom ranch could be the opportunity you're looking for. The home has undergone a series of functional repairs—including electrical, plumbing, and general safety items—to bring it to a working baseline, setting the stage for someone ready to take it further. Leased on 4/1/2026 on a one-year term, the tenant, approved for a housing voucher, pays rent of $1,098/month, offering reliable income in place from day one. The tenant is responsible for all utilities. With steady income already in place, the savvy investor will take time to evaluate and plan future value-add opportunities, from boosting the curb appeal, to upgrading the functionality of the de

Key facts

• 8,276 sq ft lot
• Garage
• Built 1956

🏷️ Possibly a rental listed for sale. The $79,900 price doesn't fit this home's estimated sale value (~$100,224) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 11.4% 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: Rents rising fast (+4.1%/yr); 135 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 36% of the median local income ($37k/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 $552 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 + 4.1% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1956 — 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.38% ✓
• Cap rate: 11.37%
• Cash-on-cash: 18.13%
• DSCR: 1.81
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $100,224
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1302 Stuben Dr	0.04mi	2/1.0 (-1)	864 (0%)	1mo	$124,000	$144	93
5147 Whaley Dr	0.14mi	3/1.0	864 (0%)	1mo	$40,000	$46	92
5151 Gardendale Ave	0.15mi	3/1.0	864 (0%)	1mo	$110,000	$127	92
4930 Porterfield Dr	0.16mi	3/1.0	864 (0%)	8mo	$130,000	$150	86
4660 Gardendale Ave	0.40mi	3/1.0	864 (0%)	5mo	$80,000	$93	77
4600 Gardendale Ave	0.47mi	3/1.0	864 (0%)	7mo	$82,000	$95	72
4594 Guadalupe Ave	0.53mi	3/1.0	864 (0%)	5mo	$100,000	$116	71
4901 Gardendale Ave	0.15mi	4/1.0 (+1)	960 (+11%)	3mo	$99,000	$103	67
1341 Marot Dr	0.37mi	3/1.0	925 (+7%)	8mo	$135,000	$146	64
1474 Swinger Dr	0.50mi	3/1.0	957 (+11%)	8mo	$97,500	$102	52
731 Whitmore Ave	0.65mi	3/1.0	925 (+7%)	8mo	$65,000	$70	51
4482 Gaiter Ln	0.67mi	3/1.0	962 (+11%)	1mo	$125,000	$130	49

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 · 4.06% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.44×
• Total profit: $9,782
• Equity at exit: $11,913

10-year hold

• IRR: 20.8%
• Equity multiple: 2.84×
• Total profit: $41,265
• Equity at exit: $6,908

Cash invested: $22,372 (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 45417

• Home prices YoY: -32.3%
• Rents YoY: 4.1%
• Active inventory: 135
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,106 high
• Mortgage (P&I): −$419
• Tax from tax record: −$83 /mo · $999/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $338

Break-even live

Break-even rent $678

Max offer price $79,900

Occupancy floor 64%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1427 Stuben Dr Dayton, OH	3.0	1.0	957	$900	$0.94	3d	1	0.12mi
4914 Gardendale Ave Dayton, OH	4.0	1.0	960	$1,125	$1.17	44d	1	0.14mi
1498 Elaine St Dayton, OH	3.0	1.0	864	$1,025	$1.19	3d	1	0.23mi
1595 Elaine St Dayton, OH	3.0	1.0	864	$950	$1.10	3d	1	0.29mi
4625 Gardendale Ave Dayton, OH	3.0	1.0	864	$1,150	$1.33	3d	1	0.43mi
4576 Live Oak Dr Dayton, OH	3.0	1.0	864	$1,400	$1.62	44d	1	0.56mi
5336 Rockport Ave Dayton, OH	3.0	1.0	925	$1,025	$1.11	44d	1	0.58mi
729 Cleverly Rd Dayton, OH	2.0	1.0	626	$950	$1.52	44d	1	0.88mi
3925 Hoover Ave Dayton, OH	2.0	1.0	936	$1,100	$1.18	3d	1	1.20mi
4109 Midway Ave Dayton, OH	3.0	1.0	971	$1,000	$1.03	3d	1	1.32mi
863 N Upland Ave Dayton, OH	3.0	1.0	1042	$1,200	$1.15	44d	1	1.38mi
4629 Queens Ave Dayton, OH	2.0	1.0	900	$1,100	$1.22	44d	1	1.43mi
2014 Hickorydale Dr Unit 2016 Dayton, OH	2.0	1.0	800	$900	$1.12	44d	1	1.45mi

Listing history 16 events

1. 2026-04-17
   status Pending
2. 2026-04-13
   price $79,900
3. 2026-04-06
   listed $99,900 Active
4. 2026-03-13
   historical $1,120
5. 2026-02-19
   historical
6. 2026-01-15
   listed $1,120
7. 2025-12-30
   price $80,000
8. 2025-10-01
   listed $85,000 Active
9. 2025-03-11
   price $85,000
10. 2025-02-21
    price $95,000
11. 2024-04-30
    soldstatus $82,000 Sold
12. 2024-04-30
    soldstatus $82,000 Closed
13. 2024-03-09
    status Pending
14. 2024-03-06
    listed $80,000 Active
15. 1989-11-01
    soldstatus $15,247
16. 1989-11-01
    soldstatus $15,247

ⓘ 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: $999 · $83/mo
• Projected year-2 tax: $1,123 · $94/mo
• Expected delta: +$124/yr (+$10/mo · 12.4%)

ⓘ 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 · 19 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: $13,270
• − Mortgage interest: −$4,476
• − Property taxes: −$999
• − Insurance: −$400
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$2,324
• Taxable income: $2,948
• Est. tax owed @ 24.0%: −$708
• After-tax cash flow: $3,349/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): 28,186
• Household income: $36,945
• Rent vs Own: 52.1% rent · 47.9% own
• Severe rent burden: 1822.0

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 (71%)
• Race & ethnicity: Black 71% White 20% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Romanian 0%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -92.43%
• Current HPI: 193.4175
• Rent YoY: ▲ 4.06%
• 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

+424.0% since first listed

16 events — show timeline

• 2026-04-17 Pending — Dayton MLS
• 2026-04-13 Price Changed $79,900 Dayton MLS
• 2026-04-06 Listed $99,900 Dayton MLS
• 2026-03-13 Rental Removed $1,120 DAYTONMLS
• 2026-02-19 Listing Removed — Dayton MLS
• 2026-01-15 Listed for Rent $1,120 DAYTONMLS
• 2025-12-30 Price Changed $80,000 Dayton MLS
• 2025-10-01 Listed $85,000 Dayton MLS
• 2025-03-11 Price Changed $85,000 Dayton MLS
• 2025-02-21 Price Changed $95,000 Dayton MLS
• 2024-04-30 Sold (MLS) $82,000 Dayton MLS
• 2024-04-30 Sold (MLS) $82,000 Dayton MLS
• 2024-03-09 Pending — Dayton MLS
• 2024-03-06 Listed $80,000 Dayton MLS
• 1989-11-01 Sold (Public Records) $15,247 Public Records
• 1989-11-01 Sold (Public Records) $15,247 Public Records

Property tax history

+0.6%/yr

Latest (2025): $999 · -0.2% YoY. Source: county tax records.