4625 Freudenberger Ave · Trotwood, OH 45417

$1

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 3 Days on market

Built 1956 7,841 sqft lot

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Why this score? — see what drove the F 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 +10.4/30.0
• ARV discount +7.5/15.0
• Rent growth +3.5/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Court Ordered Sale by Private Selling Officer. Auction ends on June 24, 2026. All information we have on the property is included. We have no additional information, property condition is unknown. NO SHOWINGS, NO trespassing for any reason. Information is thought to be correct but not guaranteed. 10% Buyer Premium added to the high bid, $5,000 deposit is due within 24 hours of bidding end.

Key facts

• 7,841 sq ft lot
• Built 1956
• Listed 3 days

Property features AI

Finance

• Other: Auction listing
• HOA & community: No HOA

Exterior

• Utilities: Public water; Public sewer; Natural gas
• Home design: Ranch-style single family home; One level (single-story); Slab foundation
• Construction: Built with vinyl siding; Shingle roof; Slab foundation
• Exterior features: Vinyl windows; Shingle roof; Vinyl siding

Interior

• Kitchen: Kitchen measures about 9 x 9
• Bedrooms: Three bedrooms total; Primary bedroom is 10 x 10 on the main level; Second bedroom is 10 x 10 on the main level; Third bedroom is 9 x 9 on the main level
• Bathrooms: One full bathroom on the main level with a shower
• Heating & cooling: Central air conditioning; Forced air heating; Water heating: Other
• Interior features: Five total rooms

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $140,400 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $-74 ($-882/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

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; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 37% 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 $971 of loan paydown is wiped out by about $4k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 210600.0% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.24%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $140,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4482 Gaiter Ln	0.25mi	3/1.0	962 (-11%)	1mo	$125,000	$130	70
5157 Osceola Dr	0.60mi	3/2.0	1,089 (+1%)	1mo	$149,900	$138	66
1310 Honeybee Dr	0.16mi	3/1.0	960 (-11%)	11mo	$73,000	$76	65
4722 Hollister Ave	0.71mi	3/1.0	1,096 (+2%)	9mo	$206,000	$188	56
924 Almond Ave	0.54mi	3/1.0	1,026 (-5%)	12mo	$135,000	$132	56
4901 Gardendale Ave	0.43mi	4/1.0 (+1)	960 (-11%)	3mo	$99,000	$103	54
4845 Little Richmond Rd	0.64mi	3/1.5	1,134 (+5%)	9mo	$100,000	$88	53
683 Tyson Ave	0.72mi	3/1.0	1,050 (-3%)	11mo	$139,000	$132	53
5009 Yalecrest Dr	0.71mi	3/1.0	1,000 (-7%)	5mo	$91,000	$91	51
731 Whitmore Ave	0.63mi	3/1.0	925 (-14%)	8mo	$65,000	$70	40
4126 Kammer Ave	0.74mi	2/1.0 (-1)	984 (-9%)	8mo	$143,000	$145	39
5015 Yalecrest Dr	0.71mi	3/1.5	1,231 (+14%)	9mo	$132,000	$107	34

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: -18.8%
• Equity multiple: 0.33×
• Total profit: $-26,192
• Equity at exit: $20,934

10-year hold

• IRR: -9.3%
• Equity multiple: 0.40×
• Total profit: $-23,637
• Equity at exit: $12,139

Cash invested: $39,312 (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

Monthly cashflow live

• Estimated rent: $1,135 high
• Mortgage (P&I): −$736
• Tax est. 1.5%: −$176 /mo · $2,106/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-74

Break-even live

Break-even rent $1,228

Max offer price $129,763

Occupancy floor —

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: $35,100
• Closing costs: $4,212
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4625 Gardendale Ave Dayton, OH	3.0	1.0	864	$1,150	$1.33	2d	1	0.09mi
4576 Live Oak Dr Dayton, OH	3.0	1.0	864	$1,400	$1.62	43d	1	0.18mi
1498 Elaine St Dayton, OH	3.0	1.0	864	$1,025	$1.19	2d	1	0.29mi
4914 Gardendale Ave Dayton, OH	4.0	1.0	960	$1,125	$1.17	43d	1	0.32mi
1595 Elaine St Dayton, OH	3.0	1.0	864	$950	$1.10	2d	1	0.34mi
1427 Stuben Dr Dayton, OH	3.0	1.0	957	$900	$0.94	2d	1	0.52mi
3925 Hoover Ave Dayton, OH	2.0	1.0	936	$1,100	$1.18	2d	1	0.86mi
5336 Rockport Ave Dayton, OH	3.0	1.0	925	$1,025	$1.11	43d	1	0.99mi
863 N Upland Ave Dayton, OH	3.0	1.0	1042	$1,200	$1.15	43d	1	1.00mi
1816 N James H McGee Blvd Apt B Dayton, OH	3.0	1.0	950	$1,150	$1.21	43d	1	1.10mi
1816 N James H McGee Blvd Unit C Dayton, OH	3.0	1.0	950	$1,150	$1.21	2d	1	1.10mi
1816 N James H McGee Blvd Apt A Dayton, OH	3.0	1.0	950	$1,200	$1.26	2d	1	1.10mi
4629 Queens Ave Dayton, OH	2.0	1.0	900	$1,100	$1.22	43d	1	1.15mi
828 Walton Ave Unit 832 Walton Dayton, OH	2.0	1.0	750	$795	$1.06	23d	1	1.18mi
4109 Midway Ave Dayton, OH	3.0	1.0	971	$1,000	$1.03	3d	1	1.18mi
3672 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	43d	1	1.20mi
1732 Harold Dr Dayton, OH	2.0	1.0	805	$925	$1.15	43d	1	1.21mi
920 Huron Ave Dayton, OH	2.0	1.0	950	$995	$1.05	3d	1	1.21mi
3668 Karwin Dr Unit 3672 Dayton, OH	2.0	1.0	1500	$995	$0.66	23d	1	1.21mi
3552 Stanford Pl Dayton, OH	2.0	1.0	800	$800	$1.00	23d	1	1.22mi
3552 Stanford Pl Unit 3552 Dayton, OH	2.0	1.0	800	$800	$1.00	43d	1	1.22mi
3652 Otterbein Ave Unit 3652 Dayton, OH	2.0	1.0	700	$800	$1.14	2d	1	1.25mi
3650 Otterbein Ave Unit 3650 Dayton, OH	2.0	1.0	900	$800	$0.89	2d	1	1.25mi
2014 Hickorydale Dr Unit 2016 Dayton, OH	2.0	1.0	800	$900	$1.12	43d	1	1.25mi
3222 Athens Ave Unit C Dayton, OH	2.0	1.0	700	$700	$1.00	43d	1	1.28mi
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	43d	1	1.30mi
617 Westwood Ave Dayton, OH	3.0	1.0	1304	$1,050	$0.81	43d	1	1.31mi
2002 Val Vista Ct Dayton, OH	3.0	1.0	975	$1,095	$1.12	21d	1	1.32mi
3537 Otterbein Ave Unit d Dayton, OH	2.0	1.0	900	$925	$1.03	43d	1	1.40mi
4446 Waymire Ave Dayton, OH	3.0	1.0	1100	$1,100	$1.00	21d	1	1.40mi
3207 Cornell Dr Dayton, OH	3.0	1.0	1168	$1,000	$0.86	3d	1	1.41mi
1720 Kings Mill Ct Dayton, OH	2.0	1.5	975	$925	$0.95	23d	1	1.42mi
660 Gramont Ave Dayton, OH	3.0	1.0	1142	$1,050	$0.92	3d	1	1.48mi

Listing history 4 events

1. 2026-06-18
   days on market $1 Active 3 DOM
2. 2026-06-17
   days on market $1 Active 2 DOM
3. 2026-06-15
   remarks 392-char remark
4. 2026-06-15
   listed $1 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥104°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: $13,622
• − Mortgage interest: −$7,865
• − Property taxes: −$2,106
• − Insurance: −$702
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$4,084
• Taxable loss: −$3,315
• Est. tax savings @ 24.0%: +$796
• After-tax cash flow: $-87/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

Property tax history

+20.7%/yr

Latest (2025): $1,424 · +61.9% YoY. Source: county tax records.