5689 Westcreek Dr · Trotwood, OH 45426

$259,900

4 bd · 2.5 ba · 2,304 sqft · SingleFamily public records · 2 Days on market

Built 1970 0.34 ac lot Est $260k · at est.

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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 +12.4/30.0
• ARV discount +7.6/15.0
• 1% rule +4.1/10.0
• DSCR +3.7/10.0
• 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

Welcome to this beautifully maintained residence, offering a blend of comfort and elegance. This home presents an exceptional opportunity for those seeking a vibrant lifestyle in a desirable community. The thoughtful design and spacious layout create an inviting atmosphere, perfect for both relaxing and entertaining. Enjoy the convenience of a prime location, providing easy access to local amenities and fostering a true sense of belonging. This property stands as a testament to sophisticated living, ready to welcome its new occupants into a world of comfort and charm. This remarkable home features four generously sized bedrooms, providing ample personal space for everyone. With two full bat

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 1970

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached two-car garage; Additional parking for four or more vehicles
• Utilities: Public water; Water available
• Home design: Two-story residence; Brick and vinyl siding exterior
• Construction: Brick and vinyl siding construction
• Exterior features: Patio; Residential zoning

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: Three bedrooms on the second floor
• Bathrooms: Two full bathrooms; One half bathroom (one main-level bathroom)
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning
• Interior features: Butcher block counters; Pantry; High-speed internet; Vinyl window frames; Decorative gas fireplace with glass doors
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-42 ($-500/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (8.7% below list).
• Recommended offer: $237k (8.7% below list) — sets the bar for 1% rule.

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, crime F, amenities 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.
• Zoned schools: Trotwood-Madison Early Learning Center (416 students, 0% FRL); Trotwood-Madison Middle School (math 8% / reading 18%, grade F, #640 of 654 statewide, top 98%, 608 students, 0% FRL); Trotwood-Madison High School (math 2% / reading 27%, grade F, #717 of 781 statewide, top 92%, 770 students, 0% FRL) — zoned schools average 0% FRL vs 78% district-wide (78 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 49 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• At $2,373/mo this rent would consume 55% of the median local household income ($52k/yr) (locally 852% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $100k; list at $260k implies a 160% gain — meaningful room to come down on a strong offer.

Recommended offer $237,260 (8.7% 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. Built in 1970 — 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. 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 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: 0.91% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.69%
• DSCR: 0.97
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $260,352
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5570 Olive Tree Dr	0.17mi	5/2.5 (+1)	2,207 (-4%)	9mo	$255,000	$116	72
6200 Weybridge Dr	0.36mi	4/2.5	2,080 (-10%)	6mo	$235,000	$113	62
6338 Weybridge Dr	0.20mi	5/2.5 (+1)	2,562 (+11%)	18mo	$240,000	$94	53
6128 Weybridge Dr	0.44mi	5/2.5 (+1)	2,207 (-4%)	22mo	$220,000	$100	49
2027 Ivy Rd	0.69mi	4/2.5	2,581 (+12%)	3mo	$337,990	$131	45

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: -17.4%
• Equity multiple: 0.39×
• Total profit: $-44,660
• Equity at exit: $38,752

10-year hold

• IRR: -9.3%
• Equity multiple: 0.42×
• Total profit: $-41,863
• Equity at exit: $22,471

Cash invested: $72,772 (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: 49
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,373 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$445 /mo · $5,338/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $-42

Break-even live

Break-even rent $2,425

Max offer price $252,536

Occupancy floor 97%

Sensitivity live

Price	-10% $105	-5% $32	+0% $-42	+5% $-115	+10% $-189
Rent	-10% $-229	-5% $-135	+0% $-42	+5% $52	+10% $146
Rate	-1.0pp $89	-0.5pp $24	base $-42	+0.5pp $-109	+1.0pp $-178

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4220 Willow Creek Dr Dayton, OH	5.0	3.0	2598	$3,000	$1.15	21d	1	1.15mi
6844 Union Rd Englewood, OH	3.0	2.0	1700	$2,100	$1.24	4d	1	1.27mi
6701 Whitaker St Dayton, OH	4.0	2.5	2487	$2,800	$1.13	46d	1	1.31mi
5754 Courtney Ln Clayton, OH	5.0	3.5	2343	$2,150	$0.92	4d	1	1.33mi
5774 Courtney Ln Clayton, OH	4.0	2.5	2202	$2,300	$1.04	4d	1	1.35mi

Listing history 4 events

1. 2026-05-10
   status Pending
2. 2026-05-08
   listed $259,900 Active
3. 2026-02-06
   soldstatus $100,000
4. 2004-02-18
   soldstatus $139,900

ⓘ 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: $5,338 · $445/mo
• Projected year-2 tax: $5,338 · $445/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 · 18 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: $28,471
• − Mortgage interest: −$14,558
• − Property taxes: −$5,338
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,278
• − Management: −$2,278
• − Depreciation: −$7,561
• Taxable loss: −$4,841
• Est. tax savings @ 24.0%: +$1,162
• After-tax cash flow: $661/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

+85.8% since first listed

4 events — show timeline

• 2026-05-10 Pending — Dayton MLS
• 2026-05-08 Listed $259,900 Dayton MLS
• 2026-02-06 Sold (Public Records) $100,000 Public Records
• 2004-02-18 Sold (Public Records) $139,900 Public Records

Property tax history

+9.6%/yr

Latest (2025): $5,338 · +63.3% YoY. Source: county tax records.