220 E Sunrise Ave · Trotwood, OH 45426

$109,900

2 bd · 1.0 ba · 1,630 sqft · SingleFamily public records · 66 Days on market

Built 1948 9,727 sqft lot $67/sqft · 32% below area Est $161k · 32% under ↓ 8% since listing

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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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Choose flexibility that fits w/ this charming brick ranch in the heart of Trotwood’s High Land neighborhood. You’ll love the layout sporting over 1,600 sqft w/ bonus opportunities found in the walk-up attic for future living area! Large windows & a decorative fireplace compliment the living room. Features continue in retro kitchen w/ original cabinets, a serving bar, vinyl plank flooring, range/refrigerator & a sunny breakfast area great for quick bites, homework and morning coffee. 2 generous bedrooms group around a full bath adding to the livability. Opposite the kitchen is a breezeway laundry housing mechanicals, updated water heater, newer flooring and access to the front and rear yards. A private staircase introduces the semi-finished attic space great for a future 3rd bedroom or home office! Steps away, a 18 X 12 flex space offers beamed ceilings, sliders to the outside and opportunity for family room or 3rd bedroom. This home will require some general cosmetics but has solid mechanicals and is in overall good condition. Property is to be sold in it’s current “as-is/where is” condition but is priced accordingly. Score a great value, build equity and enjoy big benefits with a mini mortgage. Value, space and equity building opportunity make 220 E. Sunrise the home to see 1st! Check us out… You’ll be glad you did!

Key facts

• Decorative fireplace
• Retro kitchen
• Walk-up attic

Tags

• BRICK RANCH
• WALK-UP ATTIC
• DECORATIVE FIREPLACE
• RETRO KITCHEN
• SERVING BAR
• VINYL PLANK FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: 48 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $760 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 66 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1948 — 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: 1.18% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.96%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

• ARV (median comp): $161,301
• List price: $109,900
• Delta: -31.87%
• 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
208 E Sunrise Ave	0.05mi	3/2.0 (+1)	1,537 (-6%)	7mo	$169,900	$111	73
7 Oak St	0.36mi	3/2.0 (+1)	1,575 (-3%)	9mo	$170,000	$108	61
401 Stuckhardt Rd	0.41mi	3/2.0 (+1)	1,548 (-5%)	4mo	$223,900	$145	60
6 Mario Dr	0.40mi	2/1.5	1,536 (-6%)	12mo	$195,000	$127	60
434 Glenview Rd	0.41mi	3/2.0 (+1)	1,664 (+2%)	17mo	$175,000	$105	54
708 Burman Ave	0.71mi	3/2.0 (+1)	1,658 (+2%)	2mo	$220,000	$133	54
623 Macmillan Dr	0.60mi	3/2.0 (+1)	1,512 (-7%)	1mo	$172,000	$114	50
301 Beardsley Rd	0.59mi	3/2.0 (+1)	1,543 (-5%)	7mo	$220,000	$143	48
717 Mapleside Dr	0.71mi	3/1.5 (+1)	1,458 (-11%)	4mo	$164,000	$112	39
324 Carthage Pl	0.55mi	3/2.0 (+1)	1,458 (-11%)	14mo	$160,000	$110	36
6466 Wolf Creek Pike	0.70mi	3/2.0 (+1)	1,498 (-8%)	13mo	$215,000	$144	34
301 Verdon Pl	0.69mi	3/2.0 (+1)	1,452 (-11%)	16mo	$154,000	$106	27

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,515
• Equity at exit: $16,386

10-year hold

• IRR: 8.4%
• Equity multiple: 1.64×
• Total profit: $19,731
• Equity at exit: $9,502

Cash invested: $30,772 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,296 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$146 /mo · $1,755/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $255

Break-even live

Break-even rent $973

Max offer price $109,900

Occupancy floor 75%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 W Sunrise Ave Dayton, OH	3.0	1.5	1200	$1,250	$1.04	43d	1	0.06mi
4724 Stonehedge St Dayton, OH	3.0	2.0	1404	$1,445	$1.03	43d	1	1.43mi
5 Belle Meadows Dr Dayton, OH	1.0–3.0	1.0–2.5	950	$1,159	$1.22	2d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $109,900 Active 66 DOM
2. 2026-06-17
   days on market $109,900 Active 65 DOM
3. 2026-06-16
   days on market $109,900 Active 64 DOM
4. 2026-06-15
   days on market $109,900 Active 63 DOM
5. 2026-06-14
   days on market $109,900 Active 61 DOM
6. 2026-06-13
   days on market $109,900 Active 60 DOM
7. 2026-06-10
   days on market $109,900 Active 58 DOM
8. 2026-06-09
   days on market $109,900 Active 57 DOM
9. 2026-06-08
   days on market $109,900 Active 56 DOM
10. 2026-06-07
    days on market $109,900 Active 55 DOM
11. 2026-06-03
    days on market $109,900 Active 51 DOM
12. 2026-06-02
    days on market $109,900 Active 50 DOM
13. 2026-06-01
    days on market $109,900 Active 49 DOM
14. 2026-05-31
    days on market $109,900 Active 48 DOM
15. 2026-05-31
    days on market $109,900 Active 47 DOM
16. 2026-05-08
    price $109,900 1393-char remark

    Show marketing remark (1393 chars)

    Choose flexibility that fits w/ this charming brick ranch in the heart of Trotwood’s High Land neighborhood. You’ll love the layout sporting over 1,600 sqft w/ bonus opportunities found in the walk-up attic for future living area! Large windows & a decorative fireplace compliment the living room. Features continue in retro kitchen w/ original cabinets, a serving bar, vinyl plank flooring, range/refrigerator & a sunny breakfast area great for quick bites, homework and morning coffee. 2 generous bedrooms group around a full bath adding to the livability. Opposite the kitchen is a breezeway laundry housing mechanicals, updated water heater, newer flooring and access to the front and rear yards. A private staircase introduces the semi-finished attic space great for a future 3rd bedroom or home office! Steps away, a 18 X 12 flex space offers beamed ceilings, sliders to the outside and opportunity for family room or 3rd bedroom. This home will require some general cosmetics but has solid mechanicals and is in overall good condition. Property is to be sold in it’s current “as-is/where is” condition but is priced accordingly. Score a great value, build equity and enjoy big benefits with a mini mortgage. Value, space and equity building opportunity make 220 E. Sunrise the home to see 1st! Check us out… You’ll be glad you did!

17. 2026-04-12
    listed $119,900 Active 1393-char remark

    Show marketing remark (1393 chars)

    Choose flexibility that fits w/ this charming brick ranch in the heart of Trotwood’s High Land neighborhood. You’ll love the layout sporting over 1,600 sqft w/ bonus opportunities found in the walk-up attic for future living area! Large windows & a decorative fireplace compliment the living room. Features continue in retro kitchen w/ original cabinets, a serving bar, vinyl plank flooring, range/refrigerator & a sunny breakfast area great for quick bites, homework and morning coffee. 2 generous bedrooms group around a full bath adding to the livability. Opposite the kitchen is a breezeway laundry housing mechanicals, updated water heater, newer flooring and access to the front and rear yards. A private staircase introduces the semi-finished attic space great for a future 3rd bedroom or home office! Steps away, a 18 X 12 flex space offers beamed ceilings, sliders to the outside and opportunity for family room or 3rd bedroom. This home will require some general cosmetics but has solid mechanicals and is in overall good condition. Property is to be sold in it’s current “as-is/where is” condition but is priced accordingly. Score a great value, build equity and enjoy big benefits with a mini mortgage. Value, space and equity building opportunity make 220 E. Sunrise the home to see 1st! Check us out… You’ll be glad you did!

ⓘ 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: $1,755 · $146/mo
• Projected year-2 tax: $1,755 · $146/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥101°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: $15,552
• − Mortgage interest: −$6,156
• − Property taxes: −$1,755
• − Insurance: −$550
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$3,197
• Taxable income: $1,406
• Est. tax owed @ 24.0%: −$337
• After-tax cash flow: $2,728/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

-8.3% since first listed

2 events — show timeline

• 2026-05-08 Price Changed $109,900 Dayton MLS
• 2026-04-12 Listed $119,900 Dayton MLS

Property tax history

-16.8%/yr

Latest (2025): $1,755 · -0.2% YoY. Source: county tax records.