944 Fox Croft Pl · Trenton, OH 45067

$202,000

3 bd · 1.5 ba · 1,544 sqft · SingleFamily public records · 29 Days on market

Built 1999 10,018 sqft lot $131/sqft · 27% below area Est $276k · 27% 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 +16.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.5/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 944 Fox Croft Pl. 3 Bed | 1.5 Bath | Value-Add Opportunity on a Quiet, No-Through Street Situated at the end of a peaceful, no-through street with a field on one side, this 3-bedroom, 1.5-bath home offers privacy, potential, and flexibility. Built in 1999, the layout places all bedrooms ( multiple walk in closets) and the full bath upstairs, with a convenient half bath on the main level with attached 2 car garage The living area showcases a vaulted ceiling and a fireplace, providing strong resale appeal once updated. The exterior includes a fenced backyard, wooden deck, treed lot, a durable metal roof, and solar panels to reduce utility costs(condition of solar panels not warr

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1999

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Built in 1999; No common walls
• Construction: Slab foundation
• Exterior features: Deck; Fenced yard

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom (total 2 bathrooms / 1.5)
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Living area approximately 1,544

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $202k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (4.6% below list).
• Recommended offer: $193k (4.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.7% in Trenton — 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 74/100 on livability (#282 in OH, #4,633 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Edgewood City (rural): math 43% / reading 57% proficiency, ranked #427 of 656 in OH (top 65%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Edgewood Middle School (math 37% / reading 51%, grade D, #484 of 654 statewide, top 74%, 832 students, 40% FRL); Edgewood High School (math 34% / reading 70%, grade D+, #343 of 781 statewide, top 47%, 1,167 students, 34% FRL).
• Market conditions: 66 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,163 units permitted in Butler County in 2024 (356 in 5+ unit buildings).

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.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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.

Recommended offer $192,682 (4.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 0.95% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.30%
• DSCR: 1.10
• GRM: 8.7

CMA / ARV

• ARV (median comp): $275,548
• List price: $202,000
• Delta: -26.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
916 Charles St	0.14mi	3/1.5	1,540 (-0%)	2mo	$185,000	$120	92
940 Pheasant Run Dr	0.07mi	3/2.5	1,520 (-2%)	7mo	$270,000	$178	85
919 Charles St	0.13mi	3/2.0	1,360 (-12%)	4mo	$264,900	$195	69
809 Charles St	0.34mi	3/1.0	1,420 (-8%)	0mo	$130,000	$92	68
817 Marcia Dr	0.39mi	3/2.0	1,412 (-8%)	10mo	$273,000	$193	58
922 Third St	0.57mi	3/2.0	1,484 (-4%)	9mo	$304,000	$205	57
304 Maple Ave	0.44mi	3/2.0	1,340 (-13%)	5mo	$249,500	$186	52
921 Third St	0.54mi	3/2.0	1,701 (+10%)	7mo	$304,000	$179	50
912 S First St	0.45mi	3/2.0	1,312 (-15%)	5mo	$233,000	$178	48
105 Day Pl	0.47mi	3/2.5	1,324 (-14%)	3mo	$281,000	$212	48
308 Sycamore Rd	0.63mi	3/2.0	1,350 (-13%)	8mo	$230,000	$170	41
917 Nelson Pl	0.60mi	4/2.0 (+1)	1,748 (+13%)	7mo	$327,500	$187	37

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: -12.6%
• Equity multiple: 0.54×
• Total profit: $-25,778
• Equity at exit: $30,119

10-year hold

• IRR: -3.5%
• Equity multiple: 0.76×
• Total profit: $-13,380
• Equity at exit: $17,465

Cash invested: $56,560 (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 45067

• Active inventory: 66
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,927 high
• Mortgage (P&I): −$1,059
• Tax from tax record: −$270 /mo · $3,242/yr
• Insurance: −$84
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $109

Break-even live

Break-even rent $1,789

Max offer price $202,000

Occupancy floor 89%

Sensitivity live

Price	-10% $223	-5% $166	+0% $109	+5% $51	+10% $-6
Rent	-10% $-44	-5% $32	+0% $109	+5% $185	+10% $261
Rate	-1.0pp $210	-0.5pp $160	base $109	+0.5pp $56	+1.0pp $3

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: $50,500
• Closing costs: $6,060
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Day Pl Trenton, OH	3.0	2.5	1629	$1,795	$1.10	17d	1	0.47mi
304 E Oak Ave Unit B Trenton, OH	2.0	2.0	1200	$1,600	$1.33	4d	1	0.52mi
902 3rd St Trenton, OH	3.0	2.5	1922	$2,231	$1.16	10d	1	0.56mi
309 Martin Ave Trenton, OH	3.0	2.0	1144	$1,630	$1.42	4d	1	0.79mi
421 Martin Ct Trenton, OH	3.0	2.0	1426	$1,761	$1.23	46d	1	0.83mi
410 Princeton Dr Trenton, OH	4.0	3.5	2132	$2,381	$1.12	4d	1	0.94mi
101 Keith Ave Trenton, OH	3.0	1.0	1057	$1,600	$1.51	0d	1	1.12mi
104 Poplin Pl Unit 1 Trenton, OH	2.0	1.5	1100	$1,075	$0.98	46d	1	1.25mi
406 Sal Blvd Trenton, OH	2.0	1.5	1100	$1,330	$1.21	10d	1	1.34mi
406 Sal Blvd Trenton, OH	3.0	2.0	1115	$1,500	$1.35	46d	1	1.34mi
490 Peyton Dr Trenton, OH	3.0	2.0	1318	$1,795	$1.36	17d	1	1.47mi

Listing history 11 events

1. 2026-06-05
   statusdays on market $202,000 Pending 29 DOM
2. 2026-06-03
   days on market $202,000 Active 28 DOM
3. 2026-06-02
   days on market $202,000 Active 27 DOM
4. 2026-06-01
   days on market $202,000 Active 26 DOM
5. 2026-05-31
   days on market $202,000 Active 25 DOM
6. 2026-05-06
   listed $202,000 Active 1066-char remark
7. 2026-05-05
   historical
8. 2026-05-04
   price $202,000
9. 2026-05-02
   listed $172,000 Active
10. 2009-08-27
    historical
11. 2009-06-09
    listed $138,000

ⓘ 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: $3,242 · $270/mo
• Projected year-2 tax: $3,242 · $270/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,122
• − Mortgage interest: −$11,315
• − Property taxes: −$3,242
• − Insurance: −$1,010
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − Depreciation: −$5,876
• Taxable loss: −$2,021
• Est. tax savings @ 24.0%: +$485
• After-tax cash flow: $1,788/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: Edgewood City
• NCES district ID: 3904609
• Math proficiency: 43% ▼ -21.00%
• Reading proficiency: 57% ▼ -12.00%
• Median HH income: $58,971
• Composite: 43.59/100
• National rank: #2975
• State rank: #427 of 656 in OH

Livability — Trenton

• Score: 74/100
• State rank: #282
• US rank: #4633

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety F User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trenton, OH
• County: Butler County · 381,674 people
• City population: 15,471
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 15,471
• Household income: $81,605
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 237.0

Population outlook (Butler County) Hauer SSP2

• Today (2025): 387,706 people
• By 2030: 392,028 · +1.1%
• By 2040: 395,307 · +2.0%
• By 2050: 391,116 · +0.9%
• By 2075: 378,642 · -2.3%
• By 2100: 343,248 · -11.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Lithuanian 2% German 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Arabic 1%

Political lean MEDSL · Butler

• 2024 margin: Strong R (+26.3) · D 36.4% · R 62.7%
• 2008→2024 swing: -3.6pp toward R · 2008: -22.6pp · 2024: -26.3pp
• All cycles: 2024: R+26.3 2020: R+24.0 2016: R+28.3 2012: R+26.2 2008: R+22.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -160.89%
• Current HPI: 238.256
• Rent YoY: —
• Metro: Cincinnati, OH-KY-IN
• 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

+46.4% since first listed

7 events — show timeline

• 2026-06-04 Pending — CBRMLS
• 2026-05-06 Listed $202,000 CBRMLS
• 2026-05-05 Listing Removed — CBRMLS
• 2026-05-04 Price Changed $202,000 CBRMLS
• 2026-05-02 Listed $172,000 CBRMLS
• 2009-08-27 Listing Removed — Cincy MLS
• 2009-06-09 Listed $138,000 Cincy MLS

Property tax history

+5.3%/yr

Latest (2025): $3,242 · +9.2% YoY. Source: county tax records.