5551 Hummock Rd · Trotwood, OH 45426

$94,900

2 bd · 1.5 ba · 1,230 sqft · Condo public records · 71 Days on market

Built 1973 $77/sqft · 16% above area Est $82k · 16% over $260/mo HOA · 20% of rent

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Why this score? — see what drove the D+ 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 +21.8/30.0
• 1% rule +8.8/10.0
• DSCR +7.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the Salem Bend Condos; it has a new roof, new furnace and A/C, newer water heater, laminate flooring and replacement windows. Front patio was partially enclosed with a glass front. Condo offers a swimming pool, children's playground and tennis court. Fireplace is not warranted.

Key facts

• New furnace
• Laminate flooring
• Newer water heater

Tags

• NEW ROOF
• NEW FURNACE
• NEWER WATER HEATER
• LAMINATE FLOORING
• REPLACEMENT WINDOWS
• PARTIALLY ENCLOSED PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/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 8.1% vs local median 6.5% in Trotwood — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 48 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 30% of the median local income ($52k/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.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 16y 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.
• Current owner paid $33k; list at $95k implies a 188% gain — meaningful room to come down on a strong offer.

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

Questions for the listing agent

1. It's been on market 71 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.38% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.63%
• DSCR: 1.30
• GRM: 6.0

CMA / ARV

• ARV (median comp): $81,569
• List price: $94,900
• Delta: 16.34%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-5,863
• Equity at exit: $14,150

10-year hold

• IRR: 3.9%
• Equity multiple: 1.29×
• Total profit: $7,599
• 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 45426

• Home prices YoY: -12.0%
• Active inventory: 48
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,310 high
• Mortgage (P&I): −$498
• Tax from tax record: −$91 /mo · $1,093/yr
• Insurance: −$40
• HOA: −$260
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $147

Break-even live

Break-even rent $1,124

Max offer price $94,900

Occupancy floor 84%

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 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5530 Autumn Hills Dr Dayton, OH	1.0–2.0	1.0–2.0	737	$1,035	$1.40	2d	5	0.34mi
5900 Macduff Dr Dayton, OH	1.0–4.0	1.0–2.0	1104	$1,238	$1.12	2d	17	0.64mi
4564 Linchmere Dr Dayton, OH	3.0	3.0	1096	$1,595	$1.46	14d	1	0.70mi
5 Belle Meadows Dr Dayton, OH	1.0–3.0	1.0–2.5	950	$1,159	$1.22	2d	1	0.71mi
4724 Stonehedge St Dayton, OH	3.0	2.0	1404	$1,445	$1.03	43d	1	0.90mi
4303 Drowfield Dr Dayton, OH	2.0	1.5	1100	$1,500	$1.36	14d	1	1.27mi
5200 Greencroft Dr Dayton, OH	2.0	2.0	1115	$1,200	$1.08	21d	1	1.46mi
5200 Greencroft Dr Dayton, OH	2.0	2.0	1116	$1,200	$1.08	2d	1	1.47mi

HOA detail condo

• Monthly dues: $260 · $3,120/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $94,900 Active 71 DOM
2. 2026-06-17
   days on market $94,900 Active 70 DOM
3. 2026-06-16
   days on market $94,900 Active 69 DOM
4. 2026-06-15
   days on market $94,900 Active 68 DOM
5. 2026-06-14
   days on market $94,900 Active 66 DOM
6. 2026-06-13
   days on market $94,900 Active 65 DOM
7. 2026-06-10
   days on market $94,900 Active 63 DOM
8. 2026-06-09
   days on market $94,900 Active 62 DOM
9. 2026-06-08
   days on market $94,900 Active 61 DOM
10. 2026-06-07
    days on market $94,900 Active 60 DOM
11. 2026-06-03
    days on market $94,900 Active 56 DOM
12. 2026-06-02
    days on market $94,900 Active 55 DOM
13. 2026-06-01
    days on market $94,900 Active 54 DOM
14. 2026-05-31
    days on market $94,900 Active 53 DOM
15. 2026-05-31
    days on market $94,900 Active 52 DOM
16. 2026-05-15
    status Active 289-char remark

    Show marketing remark (289 chars)

    Located in the Salem Bend Condos; it has a new roof, new furnace and A/C, newer water heater, laminate flooring and replacement windows. Front patio was partially enclosed with a glass front. Condo offers a swimming pool, children's playground and tennis court. Fireplace is not warranted.

17. 2026-04-09
    status Pending 289-char remark

    Show marketing remark (289 chars)

    Located in the Salem Bend Condos; it has a new roof, new furnace and A/C, newer water heater, laminate flooring and replacement windows. Front patio was partially enclosed with a glass front. Condo offers a swimming pool, children's playground and tennis court. Fireplace is not warranted.

18. 2026-03-04
    status Active 289-char remark

    Show marketing remark (289 chars)

    Located in the Salem Bend Condos; it has a new roof, new furnace and A/C, newer water heater, laminate flooring and replacement windows. Front patio was partially enclosed with a glass front. Condo offers a swimming pool, children's playground and tennis court. Fireplace is not warranted.

19. 2026-02-11
    historical 289-char remark

    Show marketing remark (289 chars)

    Located in the Salem Bend Condos; it has a new roof, new furnace and A/C, newer water heater, laminate flooring and replacement windows. Front patio was partially enclosed with a glass front. Condo offers a swimming pool, children's playground and tennis court. Fireplace is not warranted.

20. 2026-02-08
    listed $94,900 Active 289-char remark

    Show marketing remark (289 chars)

    Located in the Salem Bend Condos; it has a new roof, new furnace and A/C, newer water heater, laminate flooring and replacement windows. Front patio was partially enclosed with a glass front. Condo offers a swimming pool, children's playground and tennis court. Fireplace is not warranted.

21. 2025-08-26
    price $94,900
22. 2025-05-02
    price $99,900
23. 2025-03-31
    price $105,900
24. 2024-02-29
    historical
25. 2023-10-27
    price $99,900
26. 2023-10-17
    price $103,900
27. 2023-09-23
    price $109,900
28. 2023-09-07
    listed $114,900 Active
29. 2017-05-08
    soldstatus $33,000
30. 2017-04-28
    soldstatus $33,000 Closed
31. 2017-04-28
    soldstatus $33,000 Sold
32. 2017-04-05
    historical Active/Pending
33. 2017-02-16
    listed $35,000 Active
34. 2017-01-30
    historical
35. 2017-01-06
    listed $35,000 Active
36. 2017-01-01
    historical
37. 2016-07-26
    listed $35,000 Active
38. 2016-06-17
    historical
39. 2016-06-11
    price $35,000
40. 2016-05-14
    price $39,900
41. 2016-04-07
    price $49,900
42. 2016-02-24
    listed $55,000 Active
43. 2015-02-12
    soldstatus $28,000 Closed
44. 2015-02-12
    soldstatus $28,000
45. 2015-01-02
    soldstatus $28,000
46. 2014-12-03
    historical
47. 2014-08-07
    listed $34,500
48. 2014-05-30
    historical
49. 2013-09-19
    listed $37,500
50. 2010-09-10
    soldstatus $15,500 Closed

ⓘ 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: $1,093 · $91/mo
• Projected year-2 tax: $1,287 · $107/mo
• Expected delta: +$194/yr (+$16/mo · 17.7%)

ⓘ 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 4/10 Moderate 7 d/yr ≥101°F today · 19 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: $15,723
• − Mortgage interest: −$5,316
• − Property taxes: −$1,093
• − Insurance: −$474
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − HOA: −$3,120
• − Depreciation: −$2,761
• Taxable income: $444
• Est. tax owed @ 24.0%: −$106
• After-tax cash flow: $1,656/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: 19,754
• Metro: Dayton-Kettering, OH
• Population (ZIP): 14,114
• Household income: $51,908
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 852.0

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 (69%)
• Race & ethnicity: Black 69% White 22% Two or more races 7% Asian 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Other Asian/Pacific 1% Spanish 1% 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: ▼ -44.94%
• Current HPI: 329.0106
• 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

+433.6% since first listed

40 events — show timeline

• 2026-05-15 Relisted — Dayton MLS
• 2026-04-09 Pending — Dayton MLS
• 2026-03-04 Relisted — Dayton MLS
• 2026-02-11 Listing Removed — Dayton MLS
• 2026-02-08 Listed $94,900 Dayton MLS
• 2025-08-26 Price Changed $94,900 Dayton MLS
• 2025-05-02 Price Changed $99,900 Dayton MLS
• 2025-03-31 Price Changed $105,900 Dayton MLS
• 2024-02-29 Listing Removed — Dayton MLS
• 2023-10-27 Price Changed $99,900 Dayton MLS
• 2023-10-17 Price Changed $103,900 Dayton MLS
• 2023-09-23 Price Changed $109,900 Dayton MLS
• 2023-09-07 Listed $114,900 Dayton MLS
• 2017-05-08 Sold (Public Records) $33,000 Public Records
• 2017-04-28 Sold (MLS) $33,000 Dayton MLS
• 2017-04-28 Sold (MLS) $33,000 Dayton MLS
• 2017-04-05 Contingent — Dayton MLS
• 2017-02-16 Listed $35,000 Dayton MLS
• 2017-01-30 Listing Removed — Dayton MLS
• 2017-01-06 Listed $35,000 Dayton MLS
• 2017-01-01 Listing Removed — Dayton MLS
• 2016-07-26 Listed $35,000 Dayton MLS
• 2016-06-17 Listing Removed — Dayton MLS
• 2016-06-11 Price Changed $35,000 Dayton MLS
• 2016-05-14 Price Changed $39,900 Dayton MLS
• 2016-04-07 Price Changed $49,900 Dayton MLS
• 2016-02-24 Listed $55,000 Dayton MLS
• 2015-02-12 Sold (MLS) $28,000 Dayton MLS
• 2015-02-12 Sold (MLS) $28,000 Dayton MLS
• 2015-01-02 Sold (Public Records) $28,000 Public Records
• 2014-12-03 Listing Removed — Dayton MLS
• 2014-08-07 Listed $34,500 Dayton MLS
• 2014-05-30 Listing Removed — Dayton MLS
• 2013-09-19 Listed $37,500 Dayton MLS
• 2010-09-10 Sold (MLS) $15,500 Dayton MLS
• 2010-09-10 Sold (MLS) $15,500 Dayton MLS
• 2010-08-03 Listing Removed — Dayton MLS
• 2010-05-05 Listed $16,900 Dayton MLS
• 2004-05-06 Sold (Public Records) $53,000 Public Records
• 1985-10-15 Sold (Public Records) $17,784 Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,093 · +1.2% YoY. Source: county tax records.