831 Jefferson St · Troy, OH 45373

$134,900

2 bd · 1.0 ba · 806 sqft · SingleFamily public records · 27 Days on market

Built 1944 5,663 sqft lot Est $142k · at est.

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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 +18.7/30.0
• ARV discount +9.7/15.0
• DSCR +5.9/10.0
• Schools +5.2/10.0
• 1% rule +4.1/10.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover a charming single-story bungalow nestled in Troy, OH, offering comfortable living across 818 square feet. This delightful residence features 2 inviting bedrooms and 1 full bathroom, perfectly suited for a relaxed lifestyle. A welcoming front porch, adorned with a classic white picket fence, creates an immediate sense of home, inviting peaceful moments outdoors. Close to shopping, eating, interstate 75 and walking distance charming downtown and Treasure island. Step inside to find rich hardwood-style flooring that extends throughout the adaptable living spaces, providing a warm and inviting atmosphere. The well-lit rooms are enhanced by ceiling fans, ensuring comfort year-round. The functional kitchen offers ample cabinetry and a bright window overlooking the yard, perfect for daily routines. Radiant and hot water heating systems provide efficient warmth throughout the home. The property boasts a generous lot size of 0.13 acres, providing a private backyard oasis. A deep, fully fenced yard, bordered by mature trees and a wooden fence, offers ample green space for outdoor recreation and gardening endeavors. Convenient storage sheds are available, adding practicality to the expansive outdoor area. A well-lit screened porch offers a peaceful transition to the private yard, completing this charming abode. Located at 831 Jefferson Street, this home combines classic appeal with modern comforts, providing a wonderful opportunity for its next owner.

Key facts

• Functional kitchen
• Well lit rooms
• 5,663 sq ft lot

Tags

• SINGLE STORY BUNGALOW
• WELCOMING FRONT PORCH
• CLASSIC WHITE PICKET FENCE
• RICH HARDWOOD STYLE FLOORING
• WELL LIT ROOMS
• FUNCTIONAL KITCHEN

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Utilities: Natural gas; Has heating
• Home design: Single-story home; Frame construction
• Construction: Frame construction
• Exterior features: Residential lot (approximately 115 x 50)

Interior

• Kitchen: Main-level kitchen (about 12 x 9)
• Bedrooms: Two main-level bedrooms (each about 12 x 10); Main-level bonus room (about 9 x 7)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Hot water heating; Natural gas; Radiant heat; Steam heat
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/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 $122k (9.5% below list).
• Recommended offer: $122k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 2.6% in Troy — 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 73/100 on livability (#345 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Troy City (suburban): math 61% / reading 61% proficiency, ranked #271 of 656 in OH (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+5.1%/yr); 282 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 326 units permitted in Miami County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $58k; list at $135k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,108 (9.5% below list)

Questions for the listing agent

1. Built in 1944 — 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 A-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?
4. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.21%
• DSCR: 1.19
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $141,856
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Tamplin Dr	0.31mi	2/1.0	848 (+5%)	9mo	$212,900	$251	69
108 N Elm St	0.16mi	2/1.0	884 (+10%)	12mo	$80,000	$90	67
406 N Elm St	0.09mi	2/1.0	896 (+11%)	15mo	$150,000	$167	65
1314 Sussex Rd	0.64mi	2/1.0	826 (+2%)	7mo	$145,000	$176	61
323 Lincoln Ave	0.52mi	2/1.0	846 (+5%)	17mo	$155,900	$184	54
1349 Sussex Rd	0.68mi	3/1.0 (+1)	875 (+9%)	8mo	$220,000	$251	42
415 Garfield Ave	0.61mi	2/1.0	926 (+15%)	9mo	$125,000	$135	39
410 Summit Ave	0.70mi	2/1.0	720 (-11%)	18mo	$101,000	$140	34
1303 Fleet Rd	0.68mi	3/2.0 (+1)	912 (+13%)	15mo	$227,000	$249	25

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 · 5.06% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.71×
• Total profit: $-10,873
• Equity at exit: $20,114

10-year hold

• IRR: 4.1%
• Equity multiple: 1.33×
• Total profit: $12,289
• Equity at exit: $11,664

Cash invested: $37,772 (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 45373

• Rents YoY: 5.1%
• Active inventory: 282
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,221 high
• Mortgage (P&I): −$707
• Tax from tax record: −$68 /mo · $821/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $133

Break-even live

Break-even rent $1,053

Max offer price $134,900

Occupancy floor 84%

Sensitivity live

Price	-10% $209	-5% $171	+0% $133	+5% $94	+10% $56
Rent	-10% $36	-5% $84	+0% $133	+5% $181	+10% $229
Rate	-1.0pp $201	-0.5pp $167	base $133	+0.5pp $98	+1.0pp $62

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
908 WASHINGTON Piqua, OH	1.0	1.0	850	$1,200	$1.41	25d	1	0.13mi
1211 W Main St Troy, OH	1.0–2.0	1.0–1.5	900	$1,150	$1.28	4d	3	0.41mi
1459 Henley Rd Unit 28 Troy, OH	1.0	1.0	608	$915	$1.50	22d	1	0.79mi
433 S Market St Troy, OH	1.0	1.0	900	$950	$1.06	15d	1	0.91mi
609 Michigan Ave Troy, OH	2.0	1.0	696	$1,250	$1.80	4d	1	0.96mi
580 Staunton Commons Dr Troy, OH	2.0–3.0	1.0	957	$1,095	$1.14	4d	2	1.20mi
1046 Laurel Tree Ct Apt D Troy, OH	1.0	1.0	772	$1,249	$1.62	25d	1	1.28mi
906 1/2 Race Dr Troy, OH	2.0	1.0	920	$750	$0.82	4d	1	1.38mi

Listing history 21 events

1. 2026-06-18
   days on market $134,900 Active 27 DOM
2. 2026-06-17
   days on market $134,900 Active 26 DOM
3. 2026-06-16
   days on market $134,900 Active 25 DOM
4. 2026-06-15
   days on market $134,900 Active 24 DOM
5. 2026-06-14
   days on market $134,900 Active 22 DOM
6. 2026-06-10
   days on market $134,900 Active 19 DOM
7. 2026-06-09
   days on market $134,900 Active 18 DOM
8. 2026-06-08
   days on market $134,900 Active 17 DOM
9. 2026-06-07
   days on market $134,900 Active 16 DOM
10. 2026-06-03
    days on market $134,900 Active 12 DOM
11. 2026-06-02
    days on market $134,900 Active 11 DOM
12. 2026-06-01
    days on market $134,900 Active 10 DOM
13. 2026-05-31
    days on market $134,900 Active 9 DOM
14. 2026-05-31
    days on market $134,900 Active 8 DOM
15. 2026-05-21
    listed $134,900 Active 1473-char remark

    Show marketing remark (1473 chars)

    Discover a charming single-story bungalow nestled in Troy, OH, offering comfortable living across 818 square feet. This delightful residence features 2 inviting bedrooms and 1 full bathroom, perfectly suited for a relaxed lifestyle. A welcoming front porch, adorned with a classic white picket fence, creates an immediate sense of home, inviting peaceful moments outdoors. Close to shopping, eating, interstate 75 and walking distance charming downtown and Treasure island. Step inside to find rich hardwood-style flooring that extends throughout the adaptable living spaces, providing a warm and inviting atmosphere. The well-lit rooms are enhanced by ceiling fans, ensuring comfort year-round. The functional kitchen offers ample cabinetry and a bright window overlooking the yard, perfect for daily routines. Radiant and hot water heating systems provide efficient warmth throughout the home. The property boasts a generous lot size of 0.13 acres, providing a private backyard oasis. A deep, fully fenced yard, bordered by mature trees and a wooden fence, offers ample green space for outdoor recreation and gardening endeavors. Convenient storage sheds are available, adding practicality to the expansive outdoor area. A well-lit screened porch offers a peaceful transition to the private yard, completing this charming abode. Located at 831 Jefferson Street, this home combines classic appeal with modern comforts, providing a wonderful opportunity for its next owner.

16. 2026-05-20
    listed $134,900 Active
17. 2021-10-12
    soldstatus $58,000
18. 2005-06-16
    soldstatus $50,000
19. 1997-07-21
    soldstatus $50,000
20. 1991-10-24
    soldstatus $29,500
21. 1988-11-27
    soldstatus $19,500

ⓘ 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: $821 · $68/mo
• Projected year-2 tax: $1,463 · $122/mo
• Expected delta: +$642/yr (+$53/mo · 78.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°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: $14,653
• − Mortgage interest: −$7,556
• − Property taxes: −$821
• − Insurance: −$674
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$3,924
• Taxable loss: −$668
• Est. tax savings @ 24.0%: +$160
• After-tax cash flow: $1,752/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: Troy City
• NCES district ID: 3904492
• Math proficiency: 61% ▼ -10.00%
• Reading proficiency: 61% ▼ -7.00%
• Median HH income: $52,012
• Composite: 52.1/100
• National rank: #1625
• State rank: #271 of 656 in OH

Livability — Troy

• Score: 73/100
• State rank: #345
• US rank: #5621

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Troy, OH
• County: Miami County · 85,667 people
• City population: 37,565
• Metro: Dayton-Kettering, OH
• Population (ZIP): 37,565
• Household income: $75,742
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 1134.0

Population outlook (Miami County) Hauer SSP2

• Today (2025): 107,816 people
• By 2030: 108,896 · +1.0%
• By 2040: 109,581 · +1.6%
• By 2050: 108,110 · +0.3%
• By 2075: 101,523 · -5.8%
• By 2100: 85,787 · -20.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 4% Asian 3% Black 3%
• Common ancestry: Lithuanian 4% Slovak 2% Iranian 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Other Asian/Pacific 2% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Miami

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -16.6pp toward R · 2008: -28.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+44.3 2016: R+45.6 2012: R+35.6 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -158.93%
• Current HPI: 211.5279
• Rent YoY: ▲ 5.06%
• 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

+591.8% since first listed

7 events — show timeline

• 2026-05-21 Listed $134,900 WRIST
• 2026-05-20 Listed $134,900 Dayton MLS
• 2021-10-12 Sold (Public Records) $58,000 Public Records
• 2005-06-16 Sold (Public Records) $50,000 Public Records
• 1997-07-21 Sold (Public Records) $50,000 Public Records
• 1991-10-24 Sold (Public Records) $29,500 Public Records
• 1988-11-27 Sold (Public Records) $19,500 Public Records

Property tax history

+6.2%/yr

Latest (2025): $821 · +35.9% YoY. Source: county tax records.