106 Burke St · Trenton, OH 45067

$119,900

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 49 Days on market

Built 1951 7,841 sqft lot $119/sqft · 33% below area Est $178k · 33% 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 +8.4/10.0
• 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

Over 1,000 sq ft ranch home featuring 2 bedrooms and 1 full bath, located in the desirable Edgewood City School District. This property offers a great opportunity for buyers looking to add their personal touch, as it does need updating and TLC. Enjoy the peaceful setting with a large, level backyard and inviting front porch. Conveniently situated in the heart of Trenton, just minutes from shopping, dining, parks, and schools. Great potential for an owner-occupant or investor! , Purchasers may use any lender they chose to finance the purchase of a property.

Key facts

• Inviting front porch
• Large level backyard
• Minutes from parks

Tags

• LARGE LEVEL BACKYARD
• INVITING FRONT PORCH
• EDGEWOOD CITY SCHOOL DISTRICT
• MINUTES FROM SHOPPING
• MINUTES FROM DINING
• MINUTES FROM PARKS

Property features AI

Finance

• Other: Residential zoning
• HOA & community: No HOA

Exterior

• Utilities: Public water; Public sewer; Natural gas
• Home design: Ranch-style single family home; One story
• Construction: Wood siding; Shingle roof; Block foundation
• Exterior features: Vinyl windows

Interior

• Kitchen: Eat-in kitchen with walkout access
• Bedrooms: Two bedrooms, both on the main level (each about 11 x 12)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Electric heating; Electric water heating
• Interior features: Five total rooms; Crawl basement
• Laundry & utility: Main-level laundry room (about 8 x 10)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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.
• Market conditions: 65 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $33k; list at $120k implies a 266% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.34% ✓
• Cap rate: 11.12%
• Cash-on-cash: 17.25%
• DSCR: 1.77
• GRM: 6.2

CMA / ARV

• ARV (median comp): $177,881
• List price: $119,900
• Delta: -32.60%
• 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
117 Ohio Ave	0.17mi	3/1.0 (+1)	1,008 (0%)	2mo	$75,000	$74	85
427 Madison Ave	0.13mi	3/1.0 (+1)	1,008 (0%)	13mo	$205,000	$203	78
203 Gwen Ln	0.14mi	3/1.0 (+1)	1,008 (0%)	15mo	$229,900	$228	76
310 S First St	0.22mi	3/2.0 (+1)	1,008 (0%)	10mo	$238,000	$236	72
423 E State St	0.14mi	3/1.0 (+1)	966 (-4%)	14mo	$100,000	$104	70
303 Kerry St	0.42mi	2/1.5	960 (-5%)	12mo	$225,000	$234	61
417 Kerry St	0.46mi	3/2.0 (+1)	960 (-5%)	2mo	$170,000	$177	60
109 W Home Ave	0.35mi	3/1.0 (+1)	1,104 (+10%)	7mo	$169,000	$153	57
317 Linda Ct	0.54mi	3/1.0 (+1)	1,040 (+3%)	11mo	$239,900	$231	56
707 Nathan Dr	0.42mi	3/2.0 (+1)	1,092 (+8%)	7mo	$235,000	$215	51
204 E Roger Dr	0.51mi	3/1.0 (+1)	1,144 (+14%)	7mo	$234,000	$205	42
3495 E Poplar St	0.67mi	3/1.0 (+1)	1,144 (+14%)	4mo	$244,500	$214	38

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: 8.6%
• Equity multiple: 1.34×
• Total profit: $11,301
• Equity at exit: $17,877

10-year hold

• IRR: 17.8%
• Equity multiple: 2.47×
• Total profit: $49,414
• Equity at exit: $10,367

Cash invested: $33,572 (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 45067

• Active inventory: 65
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,612 high
• Mortgage (P&I): −$629
• Tax from tax record: −$112 /mo · $1,350/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $482

Break-even live

Break-even rent $1,002

Max offer price $119,900

Occupancy floor 65%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Keith Ave Trenton, OH	3.0	1.0	1057	$1,600	$1.51	1d	1	0.18mi
309 Martin Ave Trenton, OH	3.0	2.0	1144	$1,630	$1.42	1d	1	0.28mi
421 Martin Ct Trenton, OH	3.0	2.0	1426	$1,761	$1.23	43d	1	0.30mi
406 Sal Blvd Trenton, OH	2.0	1.5	1100	$1,330	$1.21	7d	1	0.31mi
406 Sal Blvd Trenton, OH	3.0	2.0	1115	$1,500	$1.35	43d	1	0.31mi
104 Poplin Pl Unit 1 Trenton, OH	2.0	1.5	1100	$1,075	$0.98	44d	1	0.36mi
227 Linda Ct Trenton, OH	2.0	1.0	941	$980	$1.04	23d	1	0.38mi
417 Sal Blvd Trenton, OH	3.0	2.0	1000	$1,530	$1.53	1d	1	0.41mi
476 Peyton Dr Trenton, OH	3.0	1.0	1008	$1,731	$1.72	23d	1	0.41mi
490 Peyton Dr Trenton, OH	3.0	2.0	1318	$1,795	$1.36	14d	1	0.44mi
408 Mars Dr Trenton, OH	3.0	2.0	1000	$1,380	$1.38	7d	1	0.57mi
304 E Oak Ave Unit B Trenton, OH	2.0	2.0	1200	$1,600	$1.33	1d	1	0.62mi
515 Brelsford Ave Trenton, OH	3.0	2.0	1470	$2,166	$1.47	7d	1	1.09mi
601 Brelsford Ave Trenton, OH	3.0	2.0	1438	$1,745	$1.21	12d	1	1.14mi

Listing history 15 events

1. 2026-06-18
   days on market $119,900 Active 49 DOM
2. 2026-06-17
   days on market $119,900 Active 48 DOM
3. 2026-06-16
   days on market $119,900 Active 47 DOM
4. 2026-06-15
   days on market $119,900 Active 46 DOM
5. 2026-06-13
   days on market $119,900 Active 44 DOM
6. 2026-06-09
   days on market $119,900 Active 40 DOM
7. 2026-06-08
   days on market $119,900 Active 39 DOM
8. 2026-06-07
   days on market $119,900 Active 38 DOM
9. 2026-06-05
   days on market $119,900 Active 35 DOM
10. 2026-06-03
    days on market $119,900 Active 34 DOM
11. 2026-06-02
    days on market $119,900 Active 33 DOM
12. 2026-06-01
    days on market $119,900 Active 32 DOM
13. 2026-05-31
    days on market $119,900 Active 31 DOM
14. 2026-04-30
    listed $119,900 Active 562-char remark
15. 1980-08-01
    soldstatus $32,800

ⓘ 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: $1,350 · $112/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$260/yr (+$22/mo · 19.3%)

ⓘ 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: $19,347
• − Mortgage interest: −$6,716
• − Property taxes: −$1,350
• − Insurance: −$600
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$3,488
• Taxable income: $4,098
• Est. tax owed @ 24.0%: −$984
• After-tax cash flow: $4,806/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

+265.5% since first listed

2 events — show timeline

• 2026-04-30 Listed $119,900 Cincy MLS
• 1980-08-01 Sold (Public Records) $32,800 Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,350 · +68.3% YoY. Source: county tax records.