3170 E Stroop Rd #301 · Kettering, OH 45440

$172,000

2 bd · 2.0 ba · 1,064 sqft · Condo public records · 11 Days on market

Built 1997 $350/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 +10.3/30.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very well maintained and updated condo conveniently close to the Greene and I675. This beautiful condo is located in a 55 and up community. As soon as you walk in the building there is an extremely nice lobby and common area featuring a Sitting room, Library, Entertainment area, and Kitchen. Area is very well taken care of and maintained. Take the elevator up to the 3rd floor to unit #301 and walk into a stunning, freshly painted, open unit that has a tremendous view of the lake across the street. This unit offers extra storage, vaulted ceilings, and the closest garage to the back door. Furnace, air unit, and water heater are all newish and have been regularly serviced. Unit features 2 bedrooms and 2 full bathrooms Master bedroom features a walk in closet and both bathrooms have been nicely tiled. The Kitchen is open to the dining area and family room as it features a breakfast bar, very nice cabinets and stove, refrigerator, microwave, dishwasher all stay. As well as washer and dryer

Key facts

• Private balcony
• Spacious kitchen
• Move in ready

Tags

• MOVE IN READY
• SECURE BRICK BUILDING
• ELEVATOR ACCESS
• PRIVATE BALCONY
• SPACIOUS KITCHEN
• BREAKFAST BAR

Property features AI

Finance

• HOA & community: Homeowners association with a $350 monthly fee; HOA covers insurance, grounds maintenance, snow removal, and trash

Exterior

• Parking: Detached one-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Natural gas available; Public water; Water available
• Home design: Single-story building; Entry level: 1
• Construction: Brick construction
• Exterior features: Patio; Residential zoning

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Kitchen island
• Bedrooms: Bedroom on third level (13 x 12)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Cathedral ceilings; Kitchen island; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Utility room on third level (8 x 5); Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $172k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (9.8% below list).
• Meets the 1% rule at list price ($2k rent vs $172k).
• Recommended offer: $155k (9.8% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 4.4% in Kettering — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 83/100 on livability (#61 in OH, #922 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• Kettering City School District (suburban): math 54% / reading 68% proficiency, ranked #277 of 656 in OH (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Kettering Fairmont High School (math 49% / reading 75%, grade B-, #202 of 781 statewide, top 29%, 2,486 students, 32% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 119 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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.

Recommended offer $155,114 (9.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 1.03% ✓
• Cap rate: 5.63%
• Cash-on-cash: -2.38%
• DSCR: 0.89
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.35% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.35×
• Total profit: $-31,298
• Equity at exit: $25,646

10-year hold

• IRR: -7.2%
• Equity multiple: 0.50×
• Total profit: $-23,900
• Equity at exit: $14,871

Cash invested: $48,160 (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 45440

• Rents YoY: 4.3%
• Active inventory: 119
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,776 high
• Mortgage (P&I): −$902
• Tax from tax record: −$175 /mo · $2,098/yr
• Insurance: −$72
• HOA: −$350
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-96

Break-even live

Break-even rent $1,897

Max offer price $155,114

Occupancy floor —

Sensitivity live

Price	-10% $2	-5% $-47	+0% $-96	+5% $-144	+10% $-193
Rent	-10% $-236	-5% $-166	+0% $-96	+5% $-25	+10% $45
Rate	-1.0pp $-9	-0.5pp $-52	base $-96	+0.5pp $-140	+1.0pp $-186

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: $43,000
• Closing costs: $5,160
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3049 E Stroop Rd Dayton, OH	3.0	2.0	1440	$2,300	$1.60	4d	1	0.15mi
340 Clover Ln Beavercreek, OH	1.0–3.0	1.0–2.0	1063	$1,700	$1.60	4d	19	0.36mi
3101 Bromley Pl #23 Dayton, OH	3.0	2.0	1300	$1,500	$1.15	4d	1	0.58mi
3101 Bromley Pl #21 Dayton, OH	3.0	2.0	1350	$1,600	$1.19	45d	1	0.59mi
3040 E Dorothy Ln Unit 23 Dayton, OH	3.0	2.0	1300	$1,500	$1.15	45d	1	0.60mi
4516 Drayton Ct Dayton, OH	3.0	2.0	1442	$2,550	$1.77	13d	1	0.90mi
4427 Wilmington Pike Dayton, OH	1.0–3.0	1.0–1.5	870	$1,192	$1.37	4d	17	1.02mi
4838 Wilmington Pike Dayton, OH	3.0	2.0	1463	$2,650	$1.81	25d	1	1.16mi
2974 Woodman Dr Dayton, OH	3.0	1.0	864	$1,625	$1.88	16d	1	1.25mi
3970 Parliament Pl Dayton, OH	1.0–2.0	1.0	774	$1,040	$1.34	4d	3	1.29mi

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-05-11
   listed $172,000 Active 744-char remark
2. 2017-02-22
   soldstatus $95,000
3. 2017-02-15
   soldstatus $95,000 Sold 999-char remark

   Show marketing remark (999 chars)

   Very well maintained and updated condo conveniently close to the Greene and I675. This beautiful condo is located in a 55 and up community. As soon as you walk in the building there is an extremely nice lobby and common area featuring a Sitting room, Library, Entertainment area, and Kitchen. Area is very well taken care of and maintained. Take the elevator up to the 3rd floor to unit #301 and walk into a stunning, freshly painted, open unit that has a tremendous view of the lake across the street. This unit offers extra storage, vaulted ceilings, and the closest garage to the back door. Furnace, air unit, and water heater are all newish and have been regularly serviced. Unit features 2 bedrooms and 2 full bathrooms Master bedroom features a walk in closet and both bathrooms have been nicely tiled. The Kitchen is open to the dining area and family room as it features a breakfast bar, very nice cabinets and stove, refrigerator, microwave, dishwasher all stay. As well as washer and dryer

4. 2017-02-15
   soldstatus $95,000 Closed 999-char remark

   Show marketing remark (999 chars)

   Very well maintained and updated condo conveniently close to the Greene and I675. This beautiful condo is located in a 55 and up community. As soon as you walk in the building there is an extremely nice lobby and common area featuring a Sitting room, Library, Entertainment area, and Kitchen. Area is very well taken care of and maintained. Take the elevator up to the 3rd floor to unit #301 and walk into a stunning, freshly painted, open unit that has a tremendous view of the lake across the street. This unit offers extra storage, vaulted ceilings, and the closest garage to the back door. Furnace, air unit, and water heater are all newish and have been regularly serviced. Unit features 2 bedrooms and 2 full bathrooms Master bedroom features a walk in closet and both bathrooms have been nicely tiled. The Kitchen is open to the dining area and family room as it features a breakfast bar, very nice cabinets and stove, refrigerator, microwave, dishwasher all stay. As well as washer and dryer

5. 2017-01-31
   status Pending 999-char remark

   Show marketing remark (999 chars)

   Very well maintained and updated condo conveniently close to the Greene and I675. This beautiful condo is located in a 55 and up community. As soon as you walk in the building there is an extremely nice lobby and common area featuring a Sitting room, Library, Entertainment area, and Kitchen. Area is very well taken care of and maintained. Take the elevator up to the 3rd floor to unit #301 and walk into a stunning, freshly painted, open unit that has a tremendous view of the lake across the street. This unit offers extra storage, vaulted ceilings, and the closest garage to the back door. Furnace, air unit, and water heater are all newish and have been regularly serviced. Unit features 2 bedrooms and 2 full bathrooms Master bedroom features a walk in closet and both bathrooms have been nicely tiled. The Kitchen is open to the dining area and family room as it features a breakfast bar, very nice cabinets and stove, refrigerator, microwave, dishwasher all stay. As well as washer and dryer

6. 2017-01-27
   listed $99,900 Active 999-char remark

   Show marketing remark (999 chars)

   Very well maintained and updated condo conveniently close to the Greene and I675. This beautiful condo is located in a 55 and up community. As soon as you walk in the building there is an extremely nice lobby and common area featuring a Sitting room, Library, Entertainment area, and Kitchen. Area is very well taken care of and maintained. Take the elevator up to the 3rd floor to unit #301 and walk into a stunning, freshly painted, open unit that has a tremendous view of the lake across the street. This unit offers extra storage, vaulted ceilings, and the closest garage to the back door. Furnace, air unit, and water heater are all newish and have been regularly serviced. Unit features 2 bedrooms and 2 full bathrooms Master bedroom features a walk in closet and both bathrooms have been nicely tiled. The Kitchen is open to the dining area and family room as it features a breakfast bar, very nice cabinets and stove, refrigerator, microwave, dishwasher all stay. As well as washer and dryer

7. 2000-09-25
   soldstatus $121,000

ⓘ 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: $2,098 · $175/mo
• Projected year-2 tax: $2,391 · $199/mo
• Expected delta: +$292/yr (+$24/mo · 13.9%)

ⓘ 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 ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,310
• − Mortgage interest: −$9,635
• − Property taxes: −$2,098
• − Insurance: −$860
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − HOA: −$4,200
• − Depreciation: −$5,004
• Taxable loss: −$3,896
• Est. tax savings @ 24.0%: +$935
• After-tax cash flow: $-212/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: Kettering City School District
• NCES district ID: 3904418
• Math proficiency: 54% ▼ -21.00%
• Reading proficiency: 68% ▼ -9.00%
• Median HH income: $50,353
• Composite: 51.89/100
• National rank: #1653
• State rank: #277 of 656 in OH

Livability — Kettering

• Score: 83/100
• State rank: #61
• US rank: #922

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kettering, OH
• County: Greene County · 132,120 people
• City population: 73,116
• Metro: Dayton-Kettering, OH
• Population (ZIP): 22,358
• Household income: $82,383
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 626.0

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 White (82%)
• Race & ethnicity: White 82% Two or more races 9% Black 5% Hispanic / Latino 5% Asian 2%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 3% French/Haitian/Cajun 1% Arabic 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: ▼ -168.53%
• Current HPI: 217.1026
• Rent YoY: ▲ 4.35%
• 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

+38.8% since first listed

9 events — show timeline

• 2026-06-08 Sold (MLS) $168,000 Dayton MLS
• 2026-05-22 Pending — Dayton MLS
• 2026-05-11 Listed $172,000 Dayton MLS
• 2017-02-22 Sold (Public Records) $95,000 Public Records
• 2017-02-15 Sold (MLS) $95,000 Dayton MLS
• 2017-02-15 Sold (MLS) $95,000 Dayton MLS
• 2017-01-31 Pending — Dayton MLS
• 2017-01-27 Listed $99,900 Dayton MLS
• 2000-09-25 Sold (Public Records) $121,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $2,098 · -1.2% YoY. Source: county tax records.