3887 Myron Ave · Trotwood, OH 45416

$104,900

3 bd · 1.0 ba · 884 sqft · SingleFamily public records · 6 Days on market

Built 1954 7,686 sqft lot Est $92k · 14% 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 +27.0/30.0
• DSCR +9.3/10.0
• 1% rule +6.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +1.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazingly renovated home on a nice corner lot. Brick and vinyl exterior. Newer roof, windows, HVAC, floor coverings, kitchen and bath. Just to move in and enjoy. The detached garage is extra wide, has a work bench plus a loft area above. You will not be disappointed. Easy to show.

Key facts

• Updated bath
• Newer roof
• Updated kitchen

Tags

• CORNER LOT
• BRICK AND VINYL EXTERIOR
• NEWER ROOF
• UPDATED KITCHEN
• UPDATED BATH
• DETACHED GARAGE

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached one-car garage
• Home design: Single-story home
• Construction: Brick, frame, and vinyl siding exterior; Slab foundation
• Exterior features: Residential lot (approx. 126 x 61)

Interior

• Kitchen: Kitchen on the main level (approx. 15 x 10); Range; Refrigerator
• Bedrooms: Two main-level bedrooms (approx. 11 x 9 and 12 x 10)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 9.6% 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; 19 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 $725 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $57k; list at $105k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,900

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 9.65%
• Cash-on-cash: 11.98%
• DSCR: 1.53
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $91,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4563 Nevada Ave	0.04mi	3/1.0	884 (0%)	0mo	$94,000	$106	98
4601 Curundu Ave	0.10mi	3/1.0	884 (0%)	5mo	$92,000	$104	91
3997 Mayview Dr	0.15mi	3/1.0	884 (0%)	3mo	$81,000	$92	91
4703 Natchez Ave	0.18mi	3/1.0	884 (0%)	5mo	$83,000	$94	88
4460 Curundu Ave	0.13mi	3/1.0	864 (-2%)	3mo	$80,000	$93	87
4472 Curundu Ave	0.13mi	3/1.0	864 (-2%)	8mo	$70,000	$81	84
4466 Gatewood Pl	0.29mi	3/1.0	864 (-2%)	5mo	$77,400	$90	78
4288 Redonda Ln	0.32mi	3/2.0	864 (-2%)	4mo	$125,000	$145	74
4342 Nevada Ave	0.15mi	3/1.0	997 (+13%)	5mo	$115,000	$115	68
3678 Wilmore St	0.54mi	3/1.5	864 (-2%)	3mo	$131,900	$153	67
4333 Marlowe St	0.62mi	4/1.0 (+1)	1,008 (+14%)	1mo	$150,000	$149	42
3942 Beatty Dr	0.72mi	2/1.0 (-1)	768 (-13%)	0mo	$33,110	$43	39

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $1,669
• Equity at exit: $15,641

10-year hold

• IRR: 11.1%
• Equity multiple: 1.87×
• Total profit: $25,444
• Equity at exit: $9,070

Cash invested: $29,372 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,218 high
• Mortgage (P&I): −$550
• Tax from tax record: −$75 /mo · $897/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $293

Break-even live

Break-even rent $846

Max offer price $104,900

Occupancy floor 71%

Sensitivity live

Price	-10% $353	-5% $323	+0% $293	+5% $264	+10% $234
Rent	-10% $197	-5% $245	+0% $293	+5% $341	+10% $390
Rate	-1.0pp $346	-0.5pp $320	base $293	+0.5pp $266	+1.0pp $239

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	0.27mi
4527 Channing Ln Dayton, OH	3.0	1.0	946	$1,600	$1.69	44d	1	0.33mi
4365 Parkway Dr Trotwood, OH	2.0	1.0	600	$800	$1.33	44d	1	0.47mi
3858 Haney Rd Dayton, OH	2.0	1.0	850	$825	$0.97	3d	1	0.73mi
3711 Pittsburg Ave Dayton, OH	2.0	1.0	800	$875	$1.09	44d	1	0.77mi
4425 Thompson Dr Dayton, OH	3.0	1.0	864	$1,150	$1.33	3d	1	0.82mi
4003 Whitestone Ct Dayton, OH	3.0	1.0	1096	$1,275	$1.16	44d	1	0.85mi
5112 W Hillcrest Ave Unit 1 Dayton, OH	3.0	1.0	972	$700	$0.72	24d	1	0.88mi
4161 Mapleleaf Dr Dayton, OH	3.0	1.0	960	$1,250	$1.30	3d	1	1.01mi
2408 Falmouth Ave Dayton, OH	2.0	1.0	806	$950	$1.18	24d	1	1.09mi
2002 Val Vista Ct Dayton, OH	3.0	1.0	975	$1,095	$1.12	22d	1	1.10mi
2609 Fairport Ave Dayton, OH	3.0	1.0	1000	$1,025	$1.02	3d	1	1.15mi
2501 Fairport Ave Dayton, OH	2.0	1.0	605	$850	$1.40	44d	1	1.15mi
2014 Hickorydale Dr Unit 2016 Dayton, OH	2.0	1.0	800	$900	$1.12	44d	1	1.16mi
4446 Waymire Ave Dayton, OH	3.0	1.0	1100	$1,100	$1.00	22d	1	1.18mi
5200 Greencroft Dr Dayton, OH	2.0	2.0	1116	$1,200	$1.08	3d	1	1.23mi
5200 Greencroft Dr Dayton, OH	2.0	2.0	1115	$1,200	$1.08	22d	1	1.23mi
4629 Queens Ave Dayton, OH	2.0	1.0	900	$1,100	$1.22	44d	1	1.31mi
4303 Drowfield Dr Dayton, OH	2.0	1.5	1100	$1,500	$1.36	15d	1	1.40mi

Listing history 6 events

1. 2026-06-18
   days on market $104,900 Active 6 DOM
2. 2026-06-17
   days on market $104,900 Active 5 DOM
3. 2026-06-16
   days on market $104,900 Active 4 DOM
4. 2026-06-15
   days on market $104,900 Active 3 DOM
5. 2026-06-13
   remarks 582-char remark
6. 2026-06-13
   listed $104,900 Active 1 DOM

ⓘ 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: $897 · $75/mo
• Projected year-2 tax: $1,267 · $106/mo
• Expected delta: +$370/yr (+$31/mo · 41.2%)

ⓘ 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 · 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: $14,611
• − Mortgage interest: −$5,876
• − Property taxes: −$897
• − Insurance: −$524
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$3,052
• Taxable income: $1,924
• Est. tax owed @ 24.0%: −$462
• After-tax cash flow: $3,058/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

+80.9% since first listed

8 events — show timeline

• 2026-06-12 Listed $104,900 Dayton MLS
• 2020-08-18 Sold (Public Records) $57,000 Public Records
• 2020-07-08 Sold (MLS) $57,000 Dayton MLS
• 2020-07-08 Sold (MLS) $57,000 Dayton MLS
• 2020-06-25 Pending — Dayton MLS
• 2020-06-22 Listed $58,900 Dayton MLS
• 2005-03-03 Sold (Public Records) $58,410 Public Records
• 2001-10-15 Sold (Public Records) $58,000 Public Records

Property tax history

-4.2%/yr

Latest (2025): $897 · +2122.7% YoY. Source: county tax records.