5160 Rucks Rd · Trotwood, OH 45417

$89,000

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 51 Days on market

Built 1959 7,841 sqft lot $96/sqft · 6% below area Est $94k · 6% under ↓ 4% since listing

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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 +28.0/30.0
• DSCR +10.0/10.0
• ARV discount +10.0/15.0
• 1% rule +7.3/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity if you're ready to build equity and make this house your home! This home offers a 2-year-old architectural roof, new hot water heater, new water softener, updated PEX in the bathroom, 2 new doors in the back, 2 year old shingle on shed and garage. Sold AS-IS/WHERE-IS. Electric will need updating but interior is ready for your personal touch.

Key facts

• Updated pex plumbing
• Water softener
• New back doors

Tags

• ARCHITECTURAL ROOF
• HOT WATER HEATER
• WATER SOFTENER
• UPDATED PEX PLUMBING
• NEW BACK DOORS

Property features AI

Finance

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

Exterior

• Parking: Detached garage (1 garage space); Driveway parking
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Ranch-style single family home; One level; Includes a barn on the property; Slab foundation
• Construction: Aluminum siding; Vinyl windows; Shingle roof
• Exterior features: Patio; Level lot; Less than 0.5 acre (approx. 0.18 acres / 62 x 125)

Interior

• Kitchen: Kitchen approximately 14 x 12 with walkout
• Bedrooms: Three bedrooms total; Primary bedroom on level 1, approximately 12 x 10; Bedroom 2 on level 1, approximately 8 x 10; Bedroom 3 on level 1, approximately 8 x 7
• Bathrooms: One full bathroom on level 1
• Heating & cooling: Forced air heating (gas); Central air conditioning; Gas water heater
• Interior features: Six total rooms; Living room with 17 x 12 dimensions; Kitchen with walkout; Patio access from exterior (patio listed under exterior)
• Laundry & utility: Laundry room on level 1, approximately 5 x 10

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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.
• 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); 137 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 40% 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 35% 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 $615 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 + 4.1% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($86k) 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.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1959 — 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 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.23% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.37%
• DSCR: 1.60
• GRM: 6.8

CMA / ARV

• ARV (median comp): $94,198
• List price: $89,000
• Delta: -5.52%
• 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
1341 Marot Dr	0.15mi	3/1.0	925 (0%)	8mo	$135,000	$146	87
5151 Gardendale Ave	0.10mi	3/1.0	864 (-7%)	1mo	$110,000	$127	83
5147 Whaley Dr	0.16mi	3/1.0	864 (-7%)	1mo	$40,000	$46	80
1302 Stuben Dr	0.19mi	2/1.0 (-1)	864 (-7%)	1mo	$124,000	$144	75
1474 Swinger Dr	0.28mi	3/1.0	957 (+4%)	8mo	$97,500	$102	75
4901 Gardendale Ave	0.34mi	4/1.0 (+1)	960 (+4%)	3mo	$99,000	$103	70
4930 Porterfield Dr	0.34mi	3/1.0	864 (-7%)	8mo	$130,000	$150	67
4890 Gardendale Ave	0.38mi	3/1.0	864 (-7%)	9mo	$115,000	$133	64
5009 Yalecrest Dr	0.53mi	3/1.0	1,000 (+8%)	5mo	$91,000	$91	58
4660 Gardendale Ave	0.62mi	3/1.0	864 (-7%)	5mo	$80,000	$93	56
4594 Guadalupe Ave	0.70mi	3/1.0	864 (-7%)	5mo	$100,000	$116	52
4600 Gardendale Ave	0.68mi	3/1.0	864 (-7%)	7mo	$82,000	$95	51

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: 4.6%
• Equity multiple: 1.18×
• Total profit: $4,442
• Equity at exit: $13,270

10-year hold

• IRR: 15.0%
• Equity multiple: 2.27×
• Total profit: $31,570
• Equity at exit: $7,695

Cash invested: $24,920 (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: 137
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,091 high
• Mortgage (P&I): −$467
• Tax from tax record: −$81 /mo · $968/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $278

Break-even live

Break-even rent $740

Max offer price $89,000

Occupancy floor 70%

Sensitivity live

Price	-10% $328	-5% $303	+0% $278	+5% $253	+10% $227
Rent	-10% $192	-5% $235	+0% $278	+5% $321	+10% $364
Rate	-1.0pp $323	-0.5pp $300	base $278	+0.5pp $255	+1.0pp $231

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1427 Stuben Dr Dayton, OH	3.0	1.0	957	$900	$0.94	4d	1	0.15mi
4914 Gardendale Ave Dayton, OH	4.0	1.0	960	$1,125	$1.17	45d	1	0.35mi
1498 Elaine St Dayton, OH	3.0	1.0	864	$1,025	$1.19	4d	1	0.40mi
1595 Elaine St Dayton, OH	3.0	1.0	864	$950	$1.10	4d	1	0.42mi
5336 Rockport Ave Dayton, OH	3.0	1.0	925	$1,025	$1.11	45d	1	0.46mi
4625 Gardendale Ave Dayton, OH	3.0	1.0	864	$1,150	$1.33	4d	1	0.64mi
4576 Live Oak Dr Dayton, OH	3.0	1.0	864	$1,400	$1.62	45d	1	0.75mi
729 Cleverly Rd Dayton, OH	2.0	1.0	626	$950	$1.52	45d	1	1.04mi
3925 Hoover Ave Dayton, OH	2.0	1.0	936	$1,100	$1.18	4d	1	1.41mi
4109 Midway Ave Dayton, OH	3.0	1.0	971	$1,000	$1.03	4d	1	1.47mi

Listing history 22 events

1. 2026-06-21
   days on market $89,000 Active 51 DOM
2. 2026-06-18
   days on market $89,000 Active 48 DOM
3. 2026-06-17
   days on market $89,000 Active 47 DOM
4. 2026-06-16
   days on market $89,000 Active 46 DOM
5. 2026-06-15
   days on market $89,000 Active 45 DOM
6. 2026-06-14
   days on market $89,000 Active 43 DOM
7. 2026-06-13
   days on market $89,000 Active 42 DOM
8. 2026-06-10
   days on market $89,000 Active 40 DOM
9. 2026-06-09
   days on market $89,000 Active 39 DOM
10. 2026-06-08
    days on market $89,000 Active 38 DOM
11. 2026-06-07
    pricedays on market $89,000 Active 37 DOM
12. 2026-06-03
    days on market $93,000 Active 33 DOM
13. 2026-06-02
    days on market $93,000 Active 32 DOM
14. 2026-06-01
    days on market $93,000 Active 31 DOM
15. 2026-05-31
    days on market $93,000 Active 30 DOM
16. 2026-05-31
    days on market $93,000 Active 29 DOM
17. 2026-05-11
    status Active 362-char remark
18. 2026-05-11
    status Active 363-char remark
19. 2026-05-04
    historical Contingency Pending 363-char remark
20. 2026-05-04
    status Pending 362-char remark
21. 2026-05-01
    listed $93,000 Active 363-char remark
22. 2026-04-28
    listed $93,000 Active 362-char remark

ⓘ 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: $968 · $81/mo
• Projected year-2 tax: $1,178 · $98/mo
• Expected delta: +$210/yr (+$18/mo · 21.7%)

ⓘ 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 ≥101°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: $13,098
• − Mortgage interest: −$4,985
• − Property taxes: −$968
• − Insurance: −$445
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − Depreciation: −$2,589
• Taxable income: $2,014
• Est. tax owed @ 24.0%: −$483
• After-tax cash flow: $2,850/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: 164,387
• 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

Price history

-4.3% since first listed

4 events — show timeline

• 2026-06-05 Price Changed $89,000 Cincy MLS
• 2026-05-11 Relisted — Cincy MLS
• 2026-05-04 Contingent — Cincy MLS
• 2026-05-01 Listed $93,000 Cincy MLS

Property tax history

+0.6%/yr

Latest (2025): $968 · -0.2% YoY. Source: county tax records.