3845 Brumbaugh Blvd · Trotwood, OH 45416

$94,900

3 bd · 1.0 ba · 884 sqft · SingleFamily public records · 81 Days on market

Built 1954 9,422 sqft lot $107/sqft · at area comps Est $94k · 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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.3/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located at 3845 Brumbaugh Blvd, this single-story residence features a three-bedroom, one-bathroom floor plan encompassing 789 square feet of interior space. The home is designed with a centralized living area that connects to the kitchen and dining zones. Interior finishes include a combination of hardwood and carpeted flooring. Each of the three rooms includes integrated closet storage, while the full bathroom features a standard tub and vanity. The exterior consists of a level 7,501-square-foot lot with a two-car detached garage and a paved driveway. Established landscaping and mature trees surround the property. Situated in Trotwood, this home is located within Montgomery County and provides access to local infrastructure and regional transit routes.

Key facts

• 9,422 sq ft lot
• 2 garage spots
• Built 1954

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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.
• Dayton City (urban): math 12% / reading 21% proficiency, ranked #641 of 656 in OH (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 29 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 31% of the median local income ($46k/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 $656 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $41k; list at $95k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.27% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.17%
• DSCR: 1.68
• GRM: 6.5

CMA / ARV

• ARV (median comp): $94,462
• List price: $94,900
• Delta: 0.46%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4563 Nevada Ave	0.17mi	3/1.0	884 (0%)	0mo	$94,000	$106	92
4703 Natchez Ave	0.12mi	3/1.0	884 (0%)	5mo	$83,000	$94	91
4601 Curundu Ave	0.15mi	3/1.0	884 (0%)	5mo	$92,000	$104	89
3997 Mayview Dr	0.21mi	3/1.0	884 (0%)	3mo	$81,000	$92	88
3701 Brumbaugh Blvd	0.14mi	2/1.0 (-1)	884 (0%)	10mo	$25,000	$28	81
4460 Curundu Ave	0.28mi	3/1.0	864 (-2%)	3mo	$80,000	$93	80
4472 Curundu Ave	0.27mi	3/1.0	864 (-2%)	8mo	$70,000	$81	77
4466 Gatewood Pl	0.36mi	3/1.0	864 (-2%)	5mo	$77,400	$90	75
3691 Marlin Ave	0.26mi	3/1.0	864 (-2%)	12mo	$35,640	$41	74
4288 Redonda Ln	0.47mi	3/2.0	864 (-2%)	4mo	$125,000	$145	67
4342 Nevada Ave	0.33mi	3/1.0	997 (+13%)	5mo	$115,000	$115	59
3678 Wilmore St	0.71mi	3/1.5	864 (-2%)	3mo	$131,900	$153	59

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: 5.8%
• Equity multiple: 1.23×
• Total profit: $6,017
• Equity at exit: $14,150

10-year hold

• IRR: 15.2%
• Equity multiple: 2.23×
• Total profit: $32,776
• Equity at exit: $8,205

Cash invested: $26,572 (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 45416

• Home prices YoY: -26.1%
• Active inventory: 29
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,208 high
• Mortgage (P&I): −$498
• Tax from tax record: −$81 /mo · $974/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $336

Break-even live

Break-even rent $783

Max offer price $94,900

Occupancy floor 67%

Sensitivity live

Price	-10% $390	-5% $363	+0% $336	+5% $309	+10% $282
Rent	-10% $241	-5% $288	+0% $336	+5% $384	+10% $431
Rate	-1.0pp $384	-0.5pp $360	base $336	+0.5pp $311	+1.0pp $286

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4527 Channing Ln Dayton, OH	3.0	1.0	946	$1,600	$1.69	44d	1	0.41mi
4132 Natchez Ave Dayton, OH	3.0	1.5	991	$1,250	$1.26	4d	1	0.48mi
4365 Parkway Dr Trotwood, OH	2.0	1.0	600	$800	$1.33	44d	1	0.50mi
5112 W Hillcrest Ave Unit 1 Dayton, OH	3.0	1.0	972	$700	$0.72	24d	1	0.89mi
3858 Haney Rd Dayton, OH	2.0	1.0	850	$825	$0.97	3d	1	0.94mi
3711 Pittsburg Ave Dayton, OH	2.0	1.0	800	$875	$1.09	44d	1	0.98mi
4425 Thompson Dr Dayton, OH	3.0	1.0	864	$1,150	$1.33	3d	1	0.98mi
4003 Whitestone Ct Dayton, OH	3.0	1.0	1096	$1,275	$1.16	44d	1	1.01mi
2002 Val Vista Ct Dayton, OH	3.0	1.0	975	$1,095	$1.12	22d	1	1.13mi
2014 Hickorydale Dr Unit 2016 Dayton, OH	2.0	1.0	800	$900	$1.12	44d	1	1.18mi
4161 Mapleleaf Dr Dayton, OH	3.0	1.0	960	$1,250	$1.30	3d	1	1.21mi
2408 Falmouth Ave Dayton, OH	2.0	1.0	806	$950	$1.18	24d	1	1.25mi
5200 Greencroft Dr Dayton, OH	2.0	2.0	1116	$1,200	$1.08	3d	1	1.27mi
5200 Greencroft Dr Dayton, OH	2.0	2.0	1115	$1,200	$1.08	22d	1	1.27mi
4446 Waymire Ave Dayton, OH	3.0	1.0	1100	$1,100	$1.00	22d	1	1.27mi
2501 Fairport Ave Dayton, OH	2.0	1.0	605	$850	$1.40	44d	1	1.32mi
2609 Fairport Ave Dayton, OH	3.0	1.0	1000	$1,025	$1.02	3d	1	1.32mi
4629 Queens Ave Dayton, OH	2.0	1.0	900	$1,100	$1.22	44d	1	1.37mi
4303 Drowfield Dr Dayton, OH	2.0	1.5	1100	$1,500	$1.36	15d	1	1.41mi

Listing history 18 events

1. 2026-05-08
   price $94,900 764-char remark

   Show marketing remark (764 chars)

   Located at 3845 Brumbaugh Blvd, this single-story residence features a three-bedroom, one-bathroom floor plan encompassing 789 square feet of interior space. The home is designed with a centralized living area that connects to the kitchen and dining zones. Interior finishes include a combination of hardwood and carpeted flooring. Each of the three rooms includes integrated closet storage, while the full bathroom features a standard tub and vanity. The exterior consists of a level 7,501-square-foot lot with a two-car detached garage and a paved driveway. Established landscaping and mature trees surround the property. Situated in Trotwood, this home is located within Montgomery County and provides access to local infrastructure and regional transit routes.

2. 2026-05-02
   status Active 764-char remark

   Show marketing remark (764 chars)

   Located at 3845 Brumbaugh Blvd, this single-story residence features a three-bedroom, one-bathroom floor plan encompassing 789 square feet of interior space. The home is designed with a centralized living area that connects to the kitchen and dining zones. Interior finishes include a combination of hardwood and carpeted flooring. Each of the three rooms includes integrated closet storage, while the full bathroom features a standard tub and vanity. The exterior consists of a level 7,501-square-foot lot with a two-car detached garage and a paved driveway. Established landscaping and mature trees surround the property. Situated in Trotwood, this home is located within Montgomery County and provides access to local infrastructure and regional transit routes.

3. 2026-04-07
   status Pending 764-char remark

   Show marketing remark (764 chars)

   Located at 3845 Brumbaugh Blvd, this single-story residence features a three-bedroom, one-bathroom floor plan encompassing 789 square feet of interior space. The home is designed with a centralized living area that connects to the kitchen and dining zones. Interior finishes include a combination of hardwood and carpeted flooring. Each of the three rooms includes integrated closet storage, while the full bathroom features a standard tub and vanity. The exterior consists of a level 7,501-square-foot lot with a two-car detached garage and a paved driveway. Established landscaping and mature trees surround the property. Situated in Trotwood, this home is located within Montgomery County and provides access to local infrastructure and regional transit routes.

4. 2026-03-06
   price $104,900 764-char remark

   Show marketing remark (764 chars)

   Located at 3845 Brumbaugh Blvd, this single-story residence features a three-bedroom, one-bathroom floor plan encompassing 789 square feet of interior space. The home is designed with a centralized living area that connects to the kitchen and dining zones. Interior finishes include a combination of hardwood and carpeted flooring. Each of the three rooms includes integrated closet storage, while the full bathroom features a standard tub and vanity. The exterior consists of a level 7,501-square-foot lot with a two-car detached garage and a paved driveway. Established landscaping and mature trees surround the property. Situated in Trotwood, this home is located within Montgomery County and provides access to local infrastructure and regional transit routes.

5. 2026-02-05
   listed $109,900 Active 764-char remark

   Show marketing remark (764 chars)

   Located at 3845 Brumbaugh Blvd, this single-story residence features a three-bedroom, one-bathroom floor plan encompassing 789 square feet of interior space. The home is designed with a centralized living area that connects to the kitchen and dining zones. Interior finishes include a combination of hardwood and carpeted flooring. Each of the three rooms includes integrated closet storage, while the full bathroom features a standard tub and vanity. The exterior consists of a level 7,501-square-foot lot with a two-car detached garage and a paved driveway. Established landscaping and mature trees surround the property. Situated in Trotwood, this home is located within Montgomery County and provides access to local infrastructure and regional transit routes.

6. 2019-06-18
   soldstatus $41,000 Sold 98-char remark

   Show marketing remark (98 chars)

   3 Bedroom, 1 Bath, 2 car attached garage, Ranch style home that is a great investment opportunity.

7. 2019-06-18
   soldstatus $41,000 Closed 98-char remark

   Show marketing remark (98 chars)

   3 Bedroom, 1 Bath, 2 car attached garage, Ranch style home that is a great investment opportunity.

8. 2019-06-07
   historical Active/Pending 98-char remark

   Show marketing remark (98 chars)

   3 Bedroom, 1 Bath, 2 car attached garage, Ranch style home that is a great investment opportunity.

9. 2019-05-01
   listed $49,900 Active 98-char remark

   Show marketing remark (98 chars)

   3 Bedroom, 1 Bath, 2 car attached garage, Ranch style home that is a great investment opportunity.

10. 2018-04-04
    historical
11. 2018-04-02
    price $47,900
12. 2018-03-09
    price $51,900
13. 2018-02-18
    listed $54,900 Active
14. 2016-07-28
    soldstatus $15,500 Sold
15. 2016-07-27
    soldstatus $15,500 Closed
16. 2016-07-13
    historical Active/Pending
17. 2016-07-05
    price $13,990
18. 2016-06-02
    listed $15,900 Active

ⓘ 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: $974 · $81/mo
• Projected year-2 tax: $1,227 · $102/mo
• Expected delta: +$253/yr (+$21/mo · 26.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $14,497
• − Mortgage interest: −$5,316
• − Property taxes: −$974
• − Insurance: −$474
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$2,761
• Taxable income: $2,652
• Est. tax owed @ 24.0%: −$637
• After-tax cash flow: $3,395/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: Dayton City
• NCES district ID: 3904384
• Math proficiency: 12% ▼ -12.00%
• Reading proficiency: 21% ▼ -11.00%
• Median HH income: $28,688
• Composite: 12.94/100
• National rank: #9579
• State rank: #641 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): 5,640
• Household income: $46,174
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 172.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 62% White 18% Two or more races 15% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2%
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -61.27%
• Current HPI: 173.5938
• 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

+496.9% since first listed

18 events — show timeline

• 2026-05-08 Price Changed $94,900 Dayton MLS
• 2026-05-02 Relisted — Dayton MLS
• 2026-04-07 Pending — Dayton MLS
• 2026-03-06 Price Changed $104,900 Dayton MLS
• 2026-02-05 Listed $109,900 Dayton MLS
• 2019-06-18 Sold (MLS) $41,000 Dayton MLS
• 2019-06-18 Sold (MLS) $41,000 Dayton MLS
• 2019-06-07 Contingent — Dayton MLS
• 2019-05-01 Listed $49,900 Dayton MLS
• 2018-04-04 Listing Removed — Dayton MLS
• 2018-04-02 Price Changed $47,900 Dayton MLS
• 2018-03-09 Price Changed $51,900 Dayton MLS
• 2018-02-18 Listed $54,900 Dayton MLS
• 2016-07-28 Sold (MLS) $15,500 Dayton MLS
• 2016-07-27 Sold (MLS) $15,500 Dayton MLS
• 2016-07-13 Contingent — Dayton MLS
• 2016-07-05 Price Changed $13,990 Dayton MLS
• 2016-06-02 Listed $15,900 Dayton MLS

Property tax history

-2.0%/yr

Latest (2025): $974 · -0.2% YoY. Source: county tax records.