4250 Nevada Ave · Trotwood, OH 45416

$109,900

3 bd · 1.5 ba · 1,214 sqft · SingleFamily public records · 69 Days on market

Built 1964 7,490 sqft lot $91/sqft · 6% above area Est $104k · 6% over

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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 +24.3/30.0
• DSCR +7.9/10.0
• 1% rule +6.3/10.0
• ARV discount +4.9/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming and spacious ranch in Trotwood offers the perfect opportunity for comfortable, low-maintenance living. Featuring 3 bedrooms and 1.5 baths across over 1,200 square feet, this home provides an open and inviting floor plan that is ideal for both daily life and entertaining. The interior is highlighted by a large living area and a functional kitchen that serves as the heart of the home. Built on a solid slab foundation, this residence offers true one-floor living with no stairs and no basement or crawl space to maintain. The exterior boasts a generous 7,488-square-foot lot with 70 feet of frontage, providing plenty of curb appeal and room for outdoor activities. Situated in a quiet, established residential neighborhood, this property is conveniently located near local schools, parks, and major shopping corridors, with quick access to highway routes for an easy commute to downtown Dayton. Whether you are looking for a move-in-ready starter home or a solid addition to your rental portfolio, this well-located property is a fantastic value in the 45416 area.

Key facts

• Functional kitchen
• Open floor plan
• Large living area

Tags

• OPEN FLOOR PLAN
• LARGE LIVING AREA
• FUNCTIONAL KITCHEN
• SOLID SLAB FOUNDATION
• ONE-FLOOR LIVING
• GENEROUS LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $222 ($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 8.7% 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.
• Dayton City (urban): math 12% / reading 21% proficiency, ranked #641 of 656 in OH (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 29 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 32% of the median local income ($46k/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 $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 69 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $25k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $110k implies a 129% gain — meaningful room to come down on a strong offer.

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

Questions for the listing agent

1. It's been on market 69 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 1964 — 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: 1.13% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.66%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (median comp): $103,857
• List price: $109,900
• Delta: 5.82%
• 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
4351 Redonda Ln	0.14mi	3/1.0	1,152 (-5%)	5mo	$54,500	$47	79
3925 Haney Rd	0.48mi	3/1.0	1,280 (+5%)	3mo	$137,000	$107	64
4477 Gatewood Pl	0.26mi	3/1.5	1,032 (-15%)	1mo	$144,897	$140	62
2521 Arlene Ave	0.62mi	3/1.0	1,176 (-3%)	4mo	$100,500	$85	60
4354 Free Pike	0.33mi	3/1.0	1,044 (-14%)	3mo	$82,500	$79	56
3462 Arlene Ave	0.35mi	3/1.0	1,044 (-14%)	3mo	$130,000	$125	56
4616 Channing Ln	0.52mi	3/1.0	1,343 (+11%)	5mo	$140,000	$104	52
4534 N Fairgreen Dr	0.53mi	3/2.0	1,374 (+13%)	1mo	$198,900	$145	50
4856 Shadwell Dr	0.58mi	4/1.5 (+1)	1,339 (+10%)	1mo	$155,000	$116	50
4867 Glencross Dr	0.72mi	3/1.0	1,092 (-10%)	1mo	$172,000	$158	47
4293 Thompson Dr	0.59mi	3/1.0	1,056 (-13%)	2mo	$58,850	$56	47
2413 Archwood Dr	0.74mi	3/1.0	1,377 (+13%)	1mo	$100,100	$73	41

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-3,646
• Equity at exit: $16,386

10-year hold

• IRR: 6.6%
• Equity multiple: 1.49×
• Total profit: $15,107
• 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 45416

• Home prices YoY: -26.1%
• Active inventory: 29
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,238 high
• Mortgage (P&I): −$576
• Tax from tax record: −$134 /mo · $1,609/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $222

Break-even live

Break-even rent $957

Max offer price $109,900

Occupancy floor 77%

Sensitivity live

Price	-10% $284	-5% $253	+0% $222	+5% $191	+10% $160
Rent	-10% $124	-5% $173	+0% $222	+5% $271	+10% $320
Rate	-1.0pp $277	-0.5pp $250	base $222	+0.5pp $194	+1.0pp $165

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 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4132 Natchez Ave Dayton, OH	3.0	1.5	991	$1,250	$1.26	4d	1	0.16mi
4527 Channing Ln Dayton, OH	3.0	1.0	946	$1,600	$1.69	44d	1	0.45mi
3711 Pittsburg Ave Dayton, OH	2.0	1.0	800	$875	$1.09	44d	1	0.55mi
3858 Haney Rd Dayton, OH	2.0	1.0	850	$825	$0.97	3d	1	0.55mi
4425 Thompson Dr Dayton, OH	3.0	1.0	864	$1,150	$1.33	3d	1	0.74mi
4003 Whitestone Ct Dayton, OH	3.0	1.0	1096	$1,275	$1.16	44d	1	0.78mi
4161 Mapleleaf Dr Dayton, OH	3.0	1.0	960	$1,250	$1.30	3d	1	0.84mi
5112 W Hillcrest Ave Unit 1 Dayton, OH	3.0	1.0	972	$700	$0.72	24d	1	0.86mi
2408 Falmouth Ave Dayton, OH	2.0	1.0	806	$950	$1.18	24d	1	0.91mi
2609 Fairport Ave Dayton, OH	3.0	1.0	1000	$1,025	$1.02	3d	1	0.94mi
2002 Val Vista Ct Dayton, OH	3.0	1.0	975	$1,095	$1.12	22d	1	1.05mi
4446 Waymire Ave Dayton, OH	3.0	1.0	1100	$1,100	$1.00	22d	1	1.05mi
2014 Hickorydale Dr Unit 2016 Dayton, OH	2.0	1.0	800	$900	$1.12	44d	1	1.11mi
4629 Queens Ave Dayton, OH	2.0	1.0	900	$1,100	$1.22	44d	1	1.22mi
5200 Greencroft Dr Dayton, OH	2.0	2.0	1116	$1,200	$1.08	3d	1	1.30mi
5200 Greencroft Dr Dayton, OH	2.0	2.0	1115	$1,200	$1.08	22d	1	1.30mi
3031 Garvin Rd Unit C Dayton, OH	2.0	2.0	1269	$1,150	$0.91	44d	1	1.33mi
4303 Drowfield Dr Dayton, OH	2.0	1.5	1100	$1,500	$1.36	15d	1	1.49mi

Listing history 34 events

1. 2026-06-18
   price $109,900 Active 69 DOM
2. 2026-06-18
   days on market $119,900 Active 69 DOM
3. 2026-06-17
   days on market $119,900 Active 68 DOM
4. 2026-06-16
   days on market $119,900 Active 67 DOM
5. 2026-06-15
   days on market $119,900 Active 66 DOM
6. 2026-06-14
   days on market $119,900 Active 64 DOM
7. 2026-06-13
   days on market $119,900 Active 63 DOM
8. 2026-06-10
   days on market $119,900 Active 61 DOM
9. 2026-06-09
   days on market $119,900 Active 60 DOM
10. 2026-06-08
    days on market $119,900 Active 59 DOM
11. 2026-06-07
    pricedays on market $119,900 Active 58 DOM
12. 2026-06-05
    days on market $124,900 Active 55 DOM
13. 2026-06-03
    days on market $124,900 Active 54 DOM
14. 2026-06-02
    days on market $124,900 Active 53 DOM
15. 2026-06-01
    days on market $124,900 Active 52 DOM
16. 2026-05-31
    days on market $124,900 Active 51 DOM
17. 2026-05-14
    price $124,900 1080-char remark

    Show marketing remark (1080 chars)

    This charming and spacious ranch in Trotwood offers the perfect opportunity for comfortable, low-maintenance living. Featuring 3 bedrooms and 1.5 baths across over 1,200 square feet, this home provides an open and inviting floor plan that is ideal for both daily life and entertaining. The interior is highlighted by a large living area and a functional kitchen that serves as the heart of the home. Built on a solid slab foundation, this residence offers true one-floor living with no stairs and no basement or crawl space to maintain. The exterior boasts a generous 7,488-square-foot lot with 70 feet of frontage, providing plenty of curb appeal and room for outdoor activities. Situated in a quiet, established residential neighborhood, this property is conveniently located near local schools, parks, and major shopping corridors, with quick access to highway routes for an easy commute to downtown Dayton. Whether you are looking for a move-in-ready starter home or a solid addition to your rental portfolio, this well-located property is a fantastic value in the 45416 area.

18. 2026-05-01
    price $129,900 1080-char remark

    Show marketing remark (1080 chars)

    This charming and spacious ranch in Trotwood offers the perfect opportunity for comfortable, low-maintenance living. Featuring 3 bedrooms and 1.5 baths across over 1,200 square feet, this home provides an open and inviting floor plan that is ideal for both daily life and entertaining. The interior is highlighted by a large living area and a functional kitchen that serves as the heart of the home. Built on a solid slab foundation, this residence offers true one-floor living with no stairs and no basement or crawl space to maintain. The exterior boasts a generous 7,488-square-foot lot with 70 feet of frontage, providing plenty of curb appeal and room for outdoor activities. Situated in a quiet, established residential neighborhood, this property is conveniently located near local schools, parks, and major shopping corridors, with quick access to highway routes for an easy commute to downtown Dayton. Whether you are looking for a move-in-ready starter home or a solid addition to your rental portfolio, this well-located property is a fantastic value in the 45416 area.

19. 2026-04-10
    listed $134,900 Active 1080-char remark

    Show marketing remark (1080 chars)

    This charming and spacious ranch in Trotwood offers the perfect opportunity for comfortable, low-maintenance living. Featuring 3 bedrooms and 1.5 baths across over 1,200 square feet, this home provides an open and inviting floor plan that is ideal for both daily life and entertaining. The interior is highlighted by a large living area and a functional kitchen that serves as the heart of the home. Built on a solid slab foundation, this residence offers true one-floor living with no stairs and no basement or crawl space to maintain. The exterior boasts a generous 7,488-square-foot lot with 70 feet of frontage, providing plenty of curb appeal and room for outdoor activities. Situated in a quiet, established residential neighborhood, this property is conveniently located near local schools, parks, and major shopping corridors, with quick access to highway routes for an easy commute to downtown Dayton. Whether you are looking for a move-in-ready starter home or a solid addition to your rental portfolio, this well-located property is a fantastic value in the 45416 area.

20. 2019-05-03
    soldstatus $48,000
21. 2019-03-15
    soldstatus $48,000 Sold 188-char remark

    Show marketing remark (188 chars)

    3 Bedroom, 1.5 Bath, 2 car attached, Brick Ranch with large eat-in kitchen that opens up to the family/theatre room, many updates and has a ton of potential put your finishing touch on it!

22. 2019-03-15
    soldstatus $48,000 Closed 188-char remark

    Show marketing remark (188 chars)

    3 Bedroom, 1.5 Bath, 2 car attached, Brick Ranch with large eat-in kitchen that opens up to the family/theatre room, many updates and has a ton of potential put your finishing touch on it!

23. 2019-03-04
    historical Active/Pending 188-char remark

    Show marketing remark (188 chars)

    3 Bedroom, 1.5 Bath, 2 car attached, Brick Ranch with large eat-in kitchen that opens up to the family/theatre room, many updates and has a ton of potential put your finishing touch on it!

24. 2019-02-28
    listed $54,900 Active 188-char remark

    Show marketing remark (188 chars)

    3 Bedroom, 1.5 Bath, 2 car attached, Brick Ranch with large eat-in kitchen that opens up to the family/theatre room, many updates and has a ton of potential put your finishing touch on it!

25. 2017-08-31
    historical
26. 2017-07-05
    price $59,900
27. 2016-12-03
    price $63,000
28. 2016-06-28
    listed $67,900 Active
29. 2016-06-27
    historical
30. 2016-06-06
    listed $68,000 Active
31. 2006-09-21
    soldstatus $79,250
32. 2006-08-29
    soldstatus $79,900
33. 2005-01-21
    soldstatus $75,900
34. 1995-03-29
    soldstatus $46,000

ⓘ 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: $1,609 · $134/mo
• Projected year-2 tax: $1,662 · $138/mo
• Expected delta: +$53/yr (+$4/mo · 3.3%)

ⓘ 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 ≥103°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,861
• − Mortgage interest: −$6,156
• − Property taxes: −$1,609
• − Insurance: −$550
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$3,197
• Taxable income: $971
• Est. tax owed @ 24.0%: −$233
• After-tax cash flow: $2,432/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: Dayton City
• NCES district ID: 3904384
• Math proficiency: 12% ▼ -12.00%
• Reading proficiency: 21% ▼ -11.00%
• Median HH income: $28,688
• Composite: 12.94/100
• National rank: #9579
• State rank: #641 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): 5,640
• Household income: $46,174
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 172.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 62% White 18% Two or more races 15% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2%
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -61.27%
• Current HPI: 173.5938
• 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

+171.5% since first listed

18 events — show timeline

• 2026-05-14 Price Changed $124,900 Dayton MLS
• 2026-05-01 Price Changed $129,900 Dayton MLS
• 2026-04-10 Listed $134,900 Dayton MLS
• 2019-05-03 Sold (Public Records) $48,000 Public Records
• 2019-03-15 Sold (MLS) $48,000 Dayton MLS
• 2019-03-15 Sold (MLS) $48,000 Dayton MLS
• 2019-03-04 Contingent — Dayton MLS
• 2019-02-28 Listed $54,900 Dayton MLS
• 2017-08-31 Listing Removed — Dayton MLS
• 2017-07-05 Price Changed $59,900 Dayton MLS
• 2016-12-03 Price Changed $63,000 Dayton MLS
• 2016-06-28 Listed $67,900 Dayton MLS
• 2016-06-27 Listing Removed — Dayton MLS
• 2016-06-06 Listed $68,000 Dayton MLS
• 2006-09-21 Sold (Public Records) $79,250 Public Records
• 2006-08-29 Sold (Public Records) $79,900 Public Records
• 2005-01-21 Sold (Public Records) $75,900 Public Records
• 1995-03-29 Sold (Public Records) $46,000 Public Records

Property tax history

-1.5%/yr

Latest (2025): $1,609 · +26.3% YoY. Source: county tax records.